BINGIN · ID RR-5562

Yolla Bingin Residence: one-bedroom villa, 67 m², with a private pool, Bingin

The one-bedroom at Yolla Bingin Residence costs Rp 3.89 bn and covers 67 m² on a 125 m² plot, with its own pool in the yard. A kitchen and living room share one space under wooden beams. The villa is finished, and the lease is 24 + 23 years.

Unit in Yolla Bingin Residence · units listed: 2

Leasehold 24 + 23 years
Completed
Pool in the yard

1bedroom
67 m²villa size
125 m²plot
Leasehold24 + 23 years
Readyvilla finished

Property

What you get

At 67 m² (≈ 720 sq ft), this is the smaller of the two Yolla layouts. The 125 m² plot holds a pool and a terrace with loungers. Kitchen, living room and dining area form one room under a beamed ceiling, and the bedroom opens to the yard.

A couple or a surfer staying two to four weeks fits it. Uluwatu Temple is about four kilometers off in a straight line, and beach cafés sit close. The land is zoned for tourism, and the lease gives 24 years plus 23. We're requesting the PBG number and the completion act.

Here's how we model it. We use Rp 1.9 million a night, the level of a one-bedroom villa with a pool on the Bukit and below three-bedroom villas in the area. Occupancy: 60% base, 50% cautious, 70% strong. Operating costs take 16% of revenue. The base case leaves about Rp 358 million a year, 9.2% of the price.

Price

Rp 3.89 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 24 + 23
StageCompleted
Size67 m² on a 125 m² plot
PoolPrivate, in the yard

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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We'll send the document pack, a yield model at your occupancy and a recorded call with a broker. Reach us on WhatsApp.

The numbers for this property

Yolla Bingin Residence · 1BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 1.9 million, with management, tax, wear and upkeep taken out of revenue.

Gross 10.9%≈ Rp 426 million a year at 60% occupancy and Rp 1.9 million a night Net 9.2%≈ Rp 358 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 426 million10.9% of price · rate Rp 1.9 million, occupancy 60%
Operating costsRp 68.2 million16% of revenue
Net to youRp 358 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Yolla Bingin Residence · 1BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
50%cautious	Rp 355 million	Rp 56.9 million	Rp 298 million	7.7%	13.0 years
60%base	Rp 426 million	Rp 68.2 million	Rp 358 million	9.2%	10.9 years
70%strong	Rp 497 million	Rp 79.6 million	Rp 418 million	10.7%	9.3 years

The base case is 60% occupancy under professional management, with 50% as the cautious case and 70% as the strong one.

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 1.9 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 50% cautious, 60% base and 70% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Bingin Elements · 3BR villa, 281 m²: 8.2% net at 80% occupancy; Bingin Elements · 3BR villa, 296 m²: 8.1% net at 76% occupancy; Bingin Elements · 4BR villa, 314 m²: 8.0% net at 70% occupancy.
Reports and data: Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

The right behind this villa is a land lease, 24 years plus a 23-year extension in our database. The developer's materials show 26 plus 23, so the lease itself settles the remaining term. You pay 10% to begin the checks and 90% when you sign at the notary. We're still requesting the PBG and the SLF.

Ownership and permits: Yolla Bingin Residence · 1BR villa
Form of ownership	LeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	24 + 23 years, per the listing databaseThe developer's materials show 26 + 23 years, so the figures differ. The remaining term and the extension come from the land lease before you deposit.
Zoning	Tourism and mixed zone, per the listingThe Tourism/Mixed tag comes from our database, and an RDTR extract checks it.
Building approval (PBG)	To confirmWe request the PBG number and an extract before you deposit.
Developer	Yolla Bali, company to confirmWe check the legal entity, delivered projects and the land lease.
Certificate of occupancy (SLF)	Building done · certificate to confirmThe rental license rides on the SLF, so its copy is on our request list.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nominee	Not usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrow	None, the market works without itThe villas are finished, so you pay against the lease signing at the notary and the handover of the keys.
Furniture and handover	Turnkey, inventory to confirmThe furniture and appliance list becomes an appendix to your contract.

Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Yolla Bingin Residence · 1BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Yolla Bingin Residence · 1BR villa payment schedule

Checks begin10% launches due diligence on the land, the zone and the lease.
Contract90% is due at the lease signing before the notary.
KeysYou take the finished villa by act after a video walk-through.

The schedule comes from our database for completed Yolla villas. We write the final terms into the contract once the documents check out.

Location

Location: Jl. Ancak Sari · Bingin

Bingin gives you cliffs, beach cafés and a crowd of renters in the dry months. The lanes are calm, and a bike covers pharmacy and grocery trips.

Yolla Bingin Residence: pool, terrace with a parasol and the entrance gate — Bingin · Badung · Jl. Ancak Sari

Padang Padang Beach≈ 1.4 km straight-line
Mamada’s Cafe & Bakery≈ 200 m straight-line
911 Medical clinic≈ 390 m straight-line
Uluwatu Temple≈ 3.7 km straight-line
Ngurah Rai Airport≈ 9.5 km straight-line

The pull is surf and ocean views near the door. Narrow roads and supply runs are what you trade for it.

Jl. Ancak Sari · Bingin · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

167hotels
44restaurants
21cafés
13shops
10spas
7gyms
3bars

Closest places

Villa KaiZenhotel · 72 m
Rambo Homestayhotel · 84 m
Rapture Surfcamphotel · 86 m
Villa Om Swastiastuhotel · 91 m
Rocky Warungshop · 103 m
Bingin Lodgehotel · 112 m
Villa Uluwatu Tangohotel · 139 m
Dikubu Guest Househotel · 140 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Yolla Bingin Residence · 1BR villa

What does Rise Real Bali charge when I buy the Yolla 1BR?

Nothing. The developer pays our commission, and the pre-deposit checks are on us. For the one-bedroom we verify the 24 + 23 lease and the extension terms in the contract, then chase the company, the PBG number and an extract.

What does the 1BR price cover?

Our listing database shows Rp 3.89 bn for the finished villa, with the yard pool. We ask for the furniture and appliance list and attach it to the contract. Transaction taxes and notary fees aren't in the price, and we total them before the deposit.

Where do the yield numbers come from?

We start from about Rp 1.9 million a night, based on comparable Bingin properties, and adjust for a one-bedroom with a pool. The base case assumes 60% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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