Renting Out a Villa in Bingin
Buying here and renting here are two different businesses wearing the same deed. The first is a one-off decision about tenure and price; the second runs every night the villa sits empty or full, and the figures behind it are worth reading before you commit to either.
What A Bingin Villa Actually Earns Nightly
Nightly rates on this cliff split roughly by bedroom count. A one-bedroom villa or Airbnb-style listing asked USD 150 to 250 a night, and a three-bedroom stretched to USD 350 to 520, per Propertia's March 2026 area guide. Neither figure is a promise:
- Season, specification and view all move the number in either direction.
- No long-term monthly rent figure in rupiah has been sourced for this cliff, only these nightly rates.
Well-Run Villas Beat The Wider Average
Well-run villas here are credited with a gross yield of 12 to 24 percent, per Bukit Vista and Propertia's 2025-2026 guides, a projection built from reported rental activity rather than a guarantee tied to any one property. Occupancy tells a similar story: well-managed stock runs from 70 to 85 percent, well above a wider Bali-wide figure near 46 percent, per Propertia's March 2026 guide. That gap between "well-managed" and average is the real lesson, not the top of the range.
Guests Here Are Surfers, Not Families
Renter demand shapes what a villa here can actually charge. Surfers, creatives, wellness travellers and honeymooners make up the bulk of Bingin's short-stay bookings, per Propertia, a profile built for weeks, not months.
The businesses cleared from this beach in July 2025 were themselves overwhelmingly short-stay operations: villas, homestays, restaurants and surf-related trade rather than long-term housing. Budget for a guest who books a week at most, not a tenant who signs a year.
Daily Letting Still Needs The Right Zone
A villa's zone colour settles whether nightly letting is legal at all, well before yield or occupancy enter the conversation. Agents label three of Perda 2/2023's own categories as pink, yellow and green for convenience, not because the law itself uses those words:
- Pink, Kawasan Pariwisata under Pasal 95, allows villas and daily letting outright.
- Yellow, Kawasan Permukiman under Pasal 96, allows a villa but not automatic nightly rental.
- Green, Kawasan Pertanian and Kawasan Lindung under Pasal 90, bans building altogether.
Colour is not the final word either. Badung Regency still claims much of this cliff as state land, the same dispute behind the 48 buildings removed here in July 2025. Get the zoning checked before you plan a single night's booking.
The Platform Licence Deadline Has Passed
Booking platforms now check a listing's paperwork before letting it stay live. Kemenpar first set the verification deadline for March 2026, then pushed it out to 31 May 2026, and Bisnis.com's reporting on that shift confirms the date has already come and gone.
Kompas Travel names nine platforms in the rollout, among them Airbnb, Agoda, Traveloka and Booking.com. Even so, a separate August 2026 count found thousands of listings on those same platforms still missing a verified NIB, live proof the enforcement push is not finished.
Tax Cuts Into Your Return
Whatever a villa earns before tax is not what lands in your account. Under PP 34/2017, an Indonesian tax resident owes a 10% final levy on gross rental income.
A non-resident instead faces 20% PPh 26 withholding on that same gross figure, a rate a treaty and Certificate of Domicile can lower. Confirm your own liability with a tax adviser before you build a return around either number.
Frequently Asked Questions About Renting in Bingin
How Much Can a Bingin Villa Earn Per Night?
A one-bedroom villa here listed at USD 150 to 250 a night, and a three-bedroom at USD 350 to 520, per Propertia's March 2026 guide. Rates move with season and specification.
What Kind of Guest Actually Books Here?
Surfers, creatives, wellness travellers and honeymooners dominate Bingin's short-stay bookings, per Propertia's March 2026 guide. Long-term family or retiree tenants, common elsewhere in Bali, are not this cliff's core market.
Does My Zone Colour Allow Nightly Rentals?
Only a pink zone, Kawasan Pariwisata under Pasal 95, automatically allows daily letting. Yellow permits a villa but not automatic nightly rental, and green bans building outright, per Perda 2/2023.
Has the Platform Licence Deadline Already Passed?
Yes. Kemenpar's platform licence-verification deadline moved from an earlier March 2026 date to 31 May 2026, which has now passed, though August 2026 reporting found thousands of listings still unverified.
How Is My Rental Income Taxed as a Non-Resident?
Non-resident owners face 20% PPh 26 withholding on gross rental income, reducible under a tax treaty with a valid Certificate of Domicile. Run the specifics past your own tax adviser before you rely on either rate.
Does 70 to 85% Occupancy Mean Guaranteed Income?
No. That figure describes well-managed villas as reported by Propertia, not a guarantee for any specific property. Occupancy swings with management quality, so we will not promise you a number.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds.
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