Villas for Sale in Bingin
We find villas and land in Bingin, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask. Here is what changes when you deal with us:
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
What Cliff Land and Villas Cost Here
One agency guide prices this whole cliff, and its number is wider than most buyers expect. Per Bali Home Immo, Bukit Peninsula cliff-front freehold land reached IDR 1.5 billion to 4.5 billion per are in July 2025, a figure covering the whole Bukit rather than Bingin's cliff alone.
Inland runs far cheaper.
Away from the cliff edge, leasehold plots in Pecatu have listed for roughly IDR 20 million to 35 million per are per year on 25 to 30-year terms, drawn from a small sample of 2025-2026 agency listings.
Built stock tells a similar story:
Prices are reported up 10 to 20% year on year from 2022 to 2025, per Prestige Property Bali, and Propertia's March 2026 guide calls the wider Bukit the fastest-growing patch of Bali on the strength of a 13% surge in transactions. Well-managed villas here are reported at 70 to 85% occupancy against a Bali-wide average near 46%, per Propertia, though we will not put a number on what your own villa books.
No build-cost figure exists for Bingin.
Treat any flat per-square-metre price an agent quotes you as a starting point, not a fact, until you get your own written quote.
Why Zoning Failed Forty-Eight Buildings Here
A permit search here is not optional paperwork. This cliff and its beach frontage sit within Desa Pecatu, under the RDTR Kuta Selatan (Perda Kabupaten Badung 7/2018), which Badung Regency treats as its own state-owned asset earmarked for green-belt and coastal protection rather than commercial building.
Agents label three parts of Perda 2/2023 pink, yellow and green; the regulation itself never uses those words. In Badung the mapping runs like this:
- Pink covers kawasan pariwisata, Pasal 95: villas and daily letting are explicitly allowed.
- Yellow covers kawasan permukiman, Pasal 96: a villa is fine, but daily letting is not automatic.
- Green covers kawasan pertanian and lindung, Pasal 90: no building is allowed at all.
Two setback rules sit on top of whichever colour a block claims:
- A cliff or ravine setback (sempadan jurang) applies wherever the slope runs at least 45%, the drop is at least 5 metres and the flat portion below is at least 11 metres, per Badung's own RDTR text.
- A coastal setback (sempadan pantai) of a minimum 100 metres from the highest tidal point applies along this stretch of Kuta Selatan too.
Those rules are not theoretical here. On 21 July 2025, Bali Governor Wayan Koster and Badung Regent I Wayan Adi Arnawa personally led the demolition of 48 buildings along this beach, per ABC News and baliprov.go.id.
The order itself, Surat Perintah Bongkar 600.1.15.2/14831/SETDA/SAT.POL.PP, was dated 15 July 2025 and cited construction on state land without complete permits.
Nobody was compensated, and around 170 staff lost their jobs. The same setback rules could reach other unpermitted cliff or beach-adjacent stock nearby, which is exactly why we check the paperwork before you fall for the view:
Where This Cliff Will Not Suit You
Better you hear these five points from us now than discover them once money has changed hands:
- You want certainty over state-land status. Badung Regency claims much of this cliff as its own, and 48 buildings on it were demolished in July 2025 with no compensation, per baliprov.go.id.
- You cannot budget for tanker water. PDAM supply on this limestone cliff is described as strained by tourism growth, and some households buy tanker water at roughly Rp300,000 per 5,000-litre tank, two to three tanks a week, per detik.com, May 2024.
- You need beach access guaranteed. The stairway down to this beach was itself cut off by demolition works by September 2025, with entry rerouted via Pura Bingin while rebuilding continues.
- You want a finished, settled village. Badung's own redevelopment plan runs into a second construction phase from 2027, and officials have said full rebuild will not be complete within 2026.
- You need a long-term family base. Guests and buyers here skew toward surfers, digital nomads and short-stay wellness travellers, per Propertia, not the retiree or family market found elsewhere on the island.
Read These Four Guides Before You Call
Most questions on our first WhatsApp message are answered on one of these pages already:
- 01
Bingin Land Prices
, for the full breakdown behind the table above.→ - 02
Bingin Zoning Explained
, for how to read a block's colour and its setbacks yourself.→ - 03
Can Foreigners Buy Property in Bingin
, for the tenure options actually open to you.→ - 04
Leasehold vs Freehold in Bingin
, for how many years left on a lease actually change what you pay.→
Frequently Asked Questions About Buying in Bingin
Can a Foreigner Legally Own a Villa Here?
Foreigners cannot hold Hak Milik, Indonesia's freehold title, under UUPA Article 26(2). They can hold Hak Sewa leasehold, Hak Pakai with a valid KITAS, or land through a PT PMA company on HGB instead.
How Much Does Land Cost per Are in Bingin?
Per Bali Home Immo, Bukit Peninsula cliff-front freehold land reached IDR 1.5 billion to 4.5 billion per are in July 2025, a Bukit-wide figure rather than one specific to Bingin's own cliff.
What Happened at Bingin Beach in July 2025?
Authorities demolished 48 buildings along Bingin Beach on 21 July 2025, under a Badung Regent demolition order dated 15 July 2025, citing state-owned land and missing permits. No compensation was paid.
What Yield Can a Bingin Villa Realistically Earn?
Reported gross yields for well-managed Bingin villas run 12 to 24%, per Bukit Vista and Propertia's 2026 guides. Occupancy is reported at 70 to 85%, against a wider Bali average near 46%.
Why Does Bingin Have Water Supply Problems?
The Bukit's limestone geology holds almost no natural fresh water, so Pecatu households top up PDAM supply with tanker-truck deliveries at roughly Rp300,000 per 5,000-litre tank, per detik.com's May 2024 reporting.
What Happens When a Bingin Lease Expires?
A Bingin lease is a private contract, not a registered land right at BPN, so the building's fate at expiry depends entirely on what the contract itself says about buy-back or removal.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Bingin that fits your budget and your plans we will send it. If we do not, we will tell you that instead of putting you on a list.
Message us on WhatsApp