BINGIN · ID RR-5563

Yolla Bingin Residence: three-bedroom villa, 142 m², with a private pool, Bingin

Three bedrooms on 142 m², a 279 m² plot and a courtyard pool: the larger Yolla villa costs Rp 6.99 bn. High ceilings and floor-to-ceiling glass shape the interior. The villa is finished, and the lease runs 24 + 23 years.

Unit in Yolla Bingin Residence · units listed: 2

Leasehold 24 + 23 years
Completed
Pool courtyard

3bedrooms
142 m²villa size
279 m²plot
Leasehold24 + 23 years
Readyvilla finished

Property

What you get

The three-bedroom is the big Yolla layout: 142 m² (≈ 1,530 sq ft) built on 279 m² of land. That plot leaves room for a courtyard pool and a terrace with loungers. Arched windows, beamed ceilings and a living room joined to the kitchen fill the inside.

It works for a family, two couples or a group of friends. Three bedrooms and a shared living room make a house that people book for a week or longer. The land has a tourism zone, 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 4.2 million a night, the median for three-bedroom villas in Bingin. Occupancy: 50% base, 40% cautious, 60% strong. Operating costs take 16% of revenue. The base case leaves about Rp 651 million a year, 9.3% of the price.

Price

Rp 6.99 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
Size142 m² on a 279 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 walk-through with a broker. Message us on WhatsApp.

The numbers for this property

Yolla Bingin Residence · 3BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 4.2 million, with management, tax, wear and upkeep taken out of revenue.

Gross 11.1%≈ Rp 775 million a year at 50% occupancy and Rp 4.2 million a night Net 9.3%≈ Rp 651 million a year · payback ≈ 10.7 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 775 million11.1% of price · rate Rp 4.2 million, occupancy 50%
Operating costsRp 124 million16% of revenue
Net to youRp 651 million9.3% of price · payback ≈ 10.7 years

Occupancy scenarios: Yolla Bingin Residence · 3BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
40%cautious	Rp 620 million	Rp 99.2 million	Rp 521 million	7.5%	13.4 years
50%base	Rp 775 million	Rp 124 million	Rp 651 million	9.3%	10.7 years
60%strong	Rp 930 million	Rp 149 million	Rp 781 million	11.2%	8.9 years

The base case is 50% occupancy under professional management, with 40% as the cautious case and 60% 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 4.2 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: 40% cautious, 50% base and 60% 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.

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Ownership

Ownership & what you actually get

Your right is a land lease of 24 years with a 23-year extension in our database, while the developer's materials show 26 plus 23. The lease document settles the remaining years. You pay 10% to start the checks and 90% at signing before the notary. PBG and SLF copies are still outstanding.

Ownership and permits: Yolla Bingin Residence · 3BR 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. We read the remaining term and the extension off 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 confirmThe PBG number and an extract sit on our request list.
Developer	Yolla Bali, company to confirmWe check the legal entity, delivered projects and the land lease.
Certificate of occupancy (SLF)	Building done · certificate to confirmRental licensing needs the SLF, so we want its copy first.
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 · 3BR villa?

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

Terms

Yolla Bingin Residence · 3BR villa payment schedule

Checks begin10% starts our review of the land, the zone and the lease.
ContractThe remaining 90% falls due when you sign the lease at the notary.
KeysA video walk-through comes first, then you accept the villa by act.

This schedule is the one in our database for finished Yolla villas. The final terms go into the contract after the checks.

Location

Location: Jl. Ancak Sari · Bingin

Bingin brings surf, cliffs and beach cafés into one stretch of the Bukit, with renters filling the dry season. The roads are tight. Medical care and big shops take a ride.

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

Owners pay for the ocean and the waves next to the villa. The bill comes as narrow roads and trips for groceries and a doctor.

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 · 3BR villa

What does Rise Real Bali charge when I buy the Yolla 3BR?

Nothing. The developer covers our commission, and the checks before your deposit cost you zero. For the three-bedroom we verify the 24 + 23 lease and its extension in the contract. We also request the company details, the PBG number and an extract.

Who is the 3BR villa for?

Families, two couples or friends traveling together. It has three bedrooms and a joined living and kitchen space. For an investor it means a high nightly rate and lower occupancy than the small units. Our model uses 50%, not peak season.

Where do the yield numbers come from?

We start from about Rp 4.2 million a night, the Bingin median for three-bedroom villas, and adjust for a pool. The base case assumes 50% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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