Bingin · Uluwatu · Bali
Eleven units.One hotel operation.
11 three-bedroom units on the Bingin clifftop, with 2 private pools, ocean views and hotel operation from day one.
The unit, floor by floor
This is what you are buying.
Design renders from the architecture studio. Three levels, 3 bedrooms, 3 bathrooms and 2 pools — about 180 m² built.
Eleven volumes stepping down the natural fall of the slope.
01 of 33Entry price per m² built
You are buying at half the street.
€269,950 for a unit of 180 m² built. That is €1,500 per square metre — below the Bingin median for finished stock, and a fraction of what the same specification directly above is asking today.
The unit on the plot immediately above Praya — the same specification, the same ridge, already built — is listed at €3,765 per m². You enter at €1,500.
A €27,650 share buys a tenth of that same unit, at the same price per metre.
Market figures are asking prices for comparable stock in Bingin at the time of writing, not completed transactions. A finished unit and an unbuilt one are not the same asset: the gap is what you are being paid to take the construction period.
The opportunity
Enter at project cost. Then let it trade.
A share is €27,650 — one tenth of a unit. You buy in at what the unit costs to build, and the return arrives twice: once when the finished unit is worth more than it cost, and then every year the hotel operates.
Phase 1 · Construction
Entering at project cost
During the works nothing is paid out: the return is the gap between the construction cost you buy in at and the value of the finished unit. The first sale window opens when the works are completed.
ROI is the total gain: 24.1% of what you put in, earned over the whole 21 months and after selling costs. IRR turns that into an annual rate, discounting every instalment from the day it is actually paid — which is why it is the figure that compares like for like against any other investment. One measures how much; the other measures how fast.
After €3,188 of selling costs — 8.5 % of the resale price, covering agency and sponsor fees together with transfer taxes.
Phase 2 · Operation
Nine years of the account
Once the works are done the holding runs the eleven units as an apart-hotel and pays each unit's result out to the people who own it. This is one share of that account, line by line.
| One share · EUR | Y1 | Y2 | Y3 | Y4 | Y5 | Y6 | Y7 | Y8 | Y9 |
|---|---|---|---|---|---|---|---|---|---|
| Gross revenue | 8,304 | 8,553 | 8,809 | 9,074 | 9,346 | 9,626 | 9,915 | 10,213 | 10,519 |
| Net operating income | 3,986 | 4,105 | 4,229 | 4,355 | 4,486 | 4,621 | 4,759 | 4,902 | 5,049 |
| Net annual result | 2,798 | 2,882 | 2,968 | 3,057 | 3,149 | 3,244 | 3,341 | 3,441 | 3,544 |
| Net yield on the purchase | 10.1 % | 10.4 % | 10.7 % | 11.1 % | 11.4 % | 11.7 % | 12.1 % | 12.4 % | 12.8 % |
| Cumulative net received | 2,798 | 5,680 | 8,648 | 11,706 | 14,855 | 18,099 | 21,440 | 24,881 | 28,425 |
Shown net of OTA commission, management fee, operating costs, Indonesian corporate tax and withholding — the full line-by-line account is in the dossier.
Every line is a fixed share of revenue, so the whole account moves with the nightly rate. The rate is indexed at 3 % a year — the bottom of the range Uluwatu has been running at — while occupancy is held flat at 70 % for all nine years. The purchase price is fully recovered 8.8 years in, before counting any capital appreciation. Badung's 10 % tourism tax is charged to the guest on top of the rate and never enters this account. Indicative scenario, not guaranteed.
How to buy
Paid as the building goes up.
Every instalment after the second is tied to a piece of construction being finished. If the works stop, the payments stop with them.
A tenth of a unit of ≈180 m² over 3 levels — 3 bedrooms, 3 bathrooms, 2 pools. Delivered finished and furnished.
| Milestone | Timing | % | Per share | Per full unit | |
|---|---|---|---|---|---|
| 01 | Signing of the pre-agreement — notarial escrow | Month 0 | 10 % | €2,765 | €26,995 |
| 02 | Signing of the shareholders' agreement — SPV set-up | Month 1 | 40 % | €11,060 | €107,980 |
| 03 | Structural commitment — before structural works begin | Month 3 | 10 % | €2,765 | €26,995 |
| 04 | Foundation completed | Month 8 | 15 % | €4,148 | €40,492 |
| 05 | First floor structure & second floor slab completed | Month 12 | 10 % | €2,765 | €26,995 |
| 06 | Roof completed | Month 16 | 10 % | €2,765 | €26,995 |
| 07 | Keys delivered — unit fully finished | Month 21 | 5 % | €1,382 | €13,498 |
| Total | 100 % | €27,650 | €269,950 |
What a share entitles you to
The dividend, four times a year.
Paid quarterly, each three months in arrears, subject to available distributable cash.
The small print, up front
Every instalment falls due within five working days of the milestone being certified and notified. The window is deliberately short so that funding never becomes the reason the site slows down. Amounts paid are non-refundable and missing an instalment dilutes the shareholding. The first payment stays in the notary’s account and is released only to the landowner, to the SPV, or against the construction and operating permits the holding has to obtain. Never to the developer’s account.
Location
All of Uluwatu, 10 minutes away.
Real riding times by scooter from the site — the way everyone moves around the Bukit.
Jl. Pantai Cemongkak, Pecatu · Kuta Selatan, Kabupaten Badung, Bali
- Artisan Bingin4 min
- % Arabica Bali Uluwatu4 min
- El Kabron5 min
- Manah10 min
- Savaya Baliclifftop day club10 min
- Ulu Fit Bali1 min
- Apex Sports Villageunder construction1 min
- The Ground Padel Bali3 min
- Bambu Fitness4 min
- New Kuta Golf Bali8 min
- Bingin Beach6 min
- Padang Padang Beach8 min
- Nyang Nyang Beach9 min
- Ngurah Rai Airport35 min
The Bukit does not grow
Uluwatu holds Bali's high-end short-stay demand, with higher average rates than Canggu. The cliff physically caps how much land is left to build on.
Protections, tenure, builder
Nothing here rests on trust.
Every line below is a clause in the escrow deed, the shareholders’ agreement or the construction contract — and every one of those documents can be read before a single euro moves.
Written into the contract
Notarial escrow
The first two payments — 10 % and 40 % — are held by the notary. Released only to the landowner, to the SPV, or against permits. Never to the developer’s account.
The developer is paid last
The completion fee is drawn only once construction is finished. Until then the developer takes a monthly fee tied to milestones, and every euro of it is deducted from what is due at the end.
Ring-fenced SPV
The company holds one thing: the asset. No staff, no debt, no contracts with guests. If the operator fails, the SPV survives and appoints another.
Ocean views protected
Nothing can be built in front of the hotel. By contract, nothing in front or behind may rise above 15 m.
36 months, by contract
Completion within 36 months of incorporation is contractual. Miss it and the investors keep the land, the developer’s advance, the SPV’s cash and everything built.
Fixed capital
The requirement is fixed at €27,650 for a share. Any overrun inside the agreed scope is absorbed by the developer — and savings can never come from quality.
An independent law firm, external to the project, has audited the land title, the full leasehold chain, the zoning and the permitting route for an apart-hotel. The report goes to every investor before signing.
Tenure
39 years, in a 25-year market.
Bali land is leasehold: the length of the lease is the length of your horizon. Most premium developments on the Bukit run 25-year terms. Praya secured 39, with priority to extend 30 more — paying only for the land, never for what stands on it by then.
The builder
The architect is the builder.
In Bali the contractor decides whether a design survives contact with the site. Praya is drawn and built by the same company — Populaire Builders & Architects, Pecatu, Australian-owned, established 1964 — so nothing shown here is a drawing somebody else has to work out how to build.
Four of Populaire’s own completed projects, shown with the firm’s permission. These are not Praya. Images © Populaire Builders & Architects.
Built above the Bali norm
What separates a unit still sound in year thirty from one that is not is decided in the structure, not the finishes.
| Praya | Bali norm | |
|---|---|---|
| Concrete | K400 readymix · 40 MPa | K250–K300 locally |
| Rebar | Double 10 mm deformed, all slabs | Single, often smooth |
| Design load | Live +80 % / dead +40 %, Australian std | Indonesian code minimum |
| Walls | AAC block, double-wall waterproofed | Brick, no cavity |
| Waterproofing | Double wall + sealed masonry below grade | Single membrane or none |
| Drainage | French drainage · AS/NZS 3500 certified | Basic, local septic |
Specification supplied by the contractor. The warranties are contractual and pass from contractor to buyer.
Next step
11 units. One hotel operation.
Ask for the documentation pack: land due diligence, draft shareholders’ agreement and the full financial model. A share is €27,650 — one tenth of a unit.
Talk to us directly
Commercial document for information purposes. It does not constitute an offer of securities or financial advice. Projections are estimates on conservative scenarios and are not guaranteed; the final return depends on actual occupancy, the final tax structure and market conditions.