Investing in Bingin, with the calendar in front of you.
Bingin is the priciest and most competitive area of the Bukit, and also the one that fills up most. It sits right by the wave, it has the clifftop warungs and demand that never really drops. These are its real numbers.
against 83% for the market
per night in the area
in Bingin
at Christmas
Moraira Villas, and the market right next to it.
The deepest market on the Bukit and the one that sets the highest price. If something works in Bali, it works here first.
The good and the bad of buying in Bingin.
For
- The highest price level on the Bukit: the median one-bedroom villa sits at €130 a night, and the top 10% goes past €197.
- It is right on the best wave in Uluwatu, which brings long-stay guests all year round.
- Christmas peaks are strong and predictable: from 21 December to 3 January the market lifts prices by 14.2%.
- Our Bingin villa runs 89% occupancy against 83% for its market.
Against
- By far the most competitive area: 182 one-bedroom listings alone and 106 two-bedroom. Without serious management you do not fill here.
- Forward occupancy for the next three months runs slightly below the same period last year. It is the only one of the four where that happens.
- The entry price is the highest on the Bukit.
- Beach access is a long staircase. Surfers love it, families get tired of it.
What people ask us about Bingin.
What does a villa in Bingin earn a year?
Our target is 10 to 14% a year depending on the villa and the area. The starting point in Bingin is this: our villa runs 89% occupancy against 83% for its area average. These are targets based on the portfolio under management, not a guarantee.
How much competition is there in Bingin?
Right now there are 288 listings competing in the area, 182 one-bedroom and 106 two-bedroom. That is why management decides it: with the same product, the villa next door can bill half. You can see how we work on property management.
When does Bingin fill up?
Seasonality in this area is medium. The clear peak is Christmas and New Year, when market prices lift 14.2% and occupancy 7.4% against the surrounding days. Weekends always run above weekdays.
What does it cost to buy in Bingin?
From €110,000 buying directly from the developer, which is us. That same villa through a middleman was selling between €150,000 and €160,000. We show you what is available in the area and what a similar villa of ours earns today.
Can I own the land outright?
Full land ownership, Hak Milik, is for Indonesian citizens only, in Bingin and everywhere else in Indonesia. A foreigner has two legal routes: a leasehold, a right of use in your own name, or HGB through an Indonesian company you own. Both, with terms and costs, in the leasehold and freehold guide.
The other areas we operate in.
Want the overall picture of the Bukit before choosing an area? It is on investing in Uluwatu.
Do the Bingin numbers work for you?
We show you what is available here, what one of our villas in this same area earns today and what would be left for you. You talk to the developer, not to a salesperson.