Bingin

Yes, on a lease or a Hak Pakai title, never freehold. Freehold land (Hak Milik) in Indonesia is for Indonesian citizens only. A foreigner can take a lease (Hak Sewa) from the Indonesian landowner, signed as a notarial deed, or hold a Hak Pakai, a registered right to use land for a fixed term of up to 30 years on privately owned land, renewed only by a new deed the owner agrees to. Most villas and apartments sold to foreigners on the Bukit are leaseholds, and the term differs from project to project. Arrangements where an Indonesian holds the land in their name on your behalf are void, and a Bali regulation of 2026 bans them outright.

Bingin is a beach and the hills around it in Pecatu village, South Kuta district, Badung, on the western side of the Bukit Peninsula. It lies between New Kuta Beach (formerly Dreamland), about a kilometre to the north, and Padang Padang, about 3 km to the south-west. Strictly speaking, Uluwatu is the south-western tip of the peninsula around the temple, but property listings and developers use the name for the whole western Bukit, so Bingin is often sold as Uluwatu.

From 21 July 2025 the Bali and Badung authorities demolished 48 buildings on Bingin Beach, among them villas, homestays and restaurants, that had been put up without permits on protected state coastal land. The lesson for a buyer anywhere on this coast is simple: before you pay, check that the plot is not state or protected land, that its zoning allows what stands on it, and that the building has its approval (PBG).

Ngurah Rai International Airport is about 18 km away by road, usually 25 to 45 minutes, through Jimbaran and along the bypass. There is only one main road across the western Bukit, so traffic at busy hours decides the time. Bali has no rail, and none is under construction.

Only as a licensed business. Short-term letting needs a business identification number (NIB) with the right business code (KBLI) from the national OSS licensing system, and guests pay regional hotel tax of up to 10%. In practice foreigners let through a licensed Indonesian operator or through their own foreign-owned company (PT PMA). In 2026 the Tourism Ministry had unlicensed listings removed from the main booking sites from 1 August.

No. A leasehold villa or apartment gives no visa. The Second Home Visa asks for at least US$130,000 in your own name at a state-owned Indonesian bank, or the purchase of an apartment worth US$1 million or more, and gives a stay permit of up to five years, renewable to ten in total.

One at present: Coco Hills by Coco Development Group, an apartment building stepping down a hillside over eleven floors, the developer's sixth project in Bali. It has one-bedroom apartments of about 40 and 60 m² and two-bedroom apartments of about 80 m². The shared floor has a pool with a sandy deck, a restaurant, a spa with a sauna, a steam room and hot and ice baths, and there is also a gym, a co-working space and a podcast studio. The building is under construction.