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.

€27,65010 % share

or€269,950Full unit

11 units only · on the Bingin clifftop

180m²Built3 bed · 3 bath · 2 pools

20.4%IRRDuring the 21-month build

39+30YearsLeasehold, priority to extend

See the unit How it worksThese prices until 15 October 2026 · limited places

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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.

Aerial view of the eleven volumes stepping down the Bingin slope

Eleven volumes stepping down the natural fall of the slope.

01 of 36

Entry price per m² built · off-plan

Cheaper than the street, with nine more years on the lease.

€269,950 for 180 m² built is €1,500 a square metre. Every project below is also sold off-plan, in the same corner of the Bukit, and taken from the seller's own brochure.

€1,500/m²

Praya Hotel3 beds · 180 m²lease 39+30 yrs€1,500/m²

Ocean view, two pools, 39 + 30 years · This project

Dune3 beds · 175 m²lease 30 yrs€1,576/m²

Rooftop terrace, ocean view — the closest match in the set · Paradyse Homes

AyoSuite2 beds · 150 m²lease 26 yrs€1,720/m²

Bingin, private pool, sauna and ice bath · MRE Bali

Sigma2 beds · 115 m²lease 26 yrs€1,986/m²

Suluban, private pool · MRE Bali

TheNine1 beds · 74 m²lease 29 yrs€2,634/m²

Bingin, plunge pool · Paradyse Homes

The only like-for-like comparison

Dune is the one other three-bedroom unit with an ocean view in the set: €1,576 per m² on a 30-year lease. Praya is €1,500 on 39, with priority to extend 30 more. Cheaper per metre, and the lease runs 9 years longer before you even count the extension.

Below the off-plan median

The median of the comparable set is €1,853 per m². Praya enters 19 % below it.

Why the gap

Three things. The developer buys the land and builds at cost rather than buying finished stock. There are eleven units rather than one, so the land, the permits and the contractor are spread across all of them. And a unit under construction is not a unit you can sleep in tonight — the difference is what you are paid for taking the build period.

Comparable prices are asking prices published by the sellers (MRE Bali, Paradyse Homes) in their own brochures, not completed transactions, and they are a small set — four projects. Lease terms differ and are shown. None of this is a valuation.

The return, in two phases

Enter at project cost. Then let it trade.

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.

Showing figures for

A 10 % share · €27,650

18.2%IRR · construction24.1% total gain over the build

11.4%Net yield · operationAverage of the first nine years

8.8Years to paybackOn the dividend alone

€28,425Net cash · nine yearsAfter every tax in the chain

Phase 1 · Construction

€27,650Purchase priceProject cost of the finished unit.

€2,765First payment10 % into notarial escrow at signing.

21 monthsHorizonFrom signing to the first exit window.

€37,500Estimated resaleGross, before selling costs.

€37,500Estimated resale

−

€3,188Selling costs

−

€27,650What you paid

+€6,662Net gain

After €3,188 of selling costs — 8.5 % of the resale price, covering agency and sponsor fees together with transfer taxes.

No completion risk

All completion risk is covered inside the price you pay at signing. Material price increases, construction overruns inside the agreed scope, and an all-risk policy extended to earthquake, tsunami and volcanic eruption — all of it sits within the figure above. There is nothing further to pay.

Phase 2 · Operation

The account, year by year

Once the works are done the holding runs the units as an apart-hotel and pays each unit’s result out to the people who own it.

€325Average nightly rate

70 %Annual occupancy

+ 3 %Rate indexation / year

36 yearsOf operation ahead

Scroll the table sideways for later years

Year 1 to year 36

A 10 % share · EUR	Y1	Y2	Y3	Y4	Y5	Y6	Y7	Y8	Y9	Y10	Y11	Y12	Y13	Y14	Y15	Y16	Y17	Y18	Y19	Y20	Y21	Y22	Y23	Y24	Y25	Y26	Y27	Y28	Y29	Y30	Y31	Y32	Y33	Y34	Y35	Y36
Gross revenue	8,304	8,553	8,809	9,074	9,346	9,626	9,915	10,213	10,519	10,835	11,160	11,494	11,839	12,194	12,560	12,937	13,325	13,725	14,137	14,561	14,997	15,447	15,911	16,388	16,880	17,386	17,908	18,445	18,998	19,568	20,155	20,760	21,383	22,024	22,685	23,366
Platform fee · 15 %	− 1,246	− 1,283	− 1,321	− 1,361	− 1,402	− 1,444	− 1,487	− 1,532	− 1,578	− 1,625	− 1,674	− 1,724	− 1,776	− 1,829	− 1,884	− 1,941	− 1,999	− 2,059	− 2,120	− 2,184	− 2,250	− 2,317	− 2,387	− 2,458	− 2,532	− 2,608	− 2,686	− 2,767	− 2,850	− 2,935	− 3,023	− 3,114	− 3,207	− 3,304	− 3,403	− 3,505
Management fee · 22 %	− 1,827	− 1,882	− 1,938	− 1,996	− 2,056	− 2,118	− 2,181	− 2,247	− 2,314	− 2,384	− 2,455	− 2,529	− 2,605	− 2,683	− 2,763	− 2,846	− 2,932	− 3,019	− 3,110	− 3,203	− 3,299	− 3,398	− 3,500	− 3,605	− 3,714	− 3,825	− 3,940	− 4,058	− 4,180	− 4,305	− 4,434	− 4,567	− 4,704	− 4,845	− 4,991	− 5,140
Operating costs · 15 %	− 1,246	− 1,283	− 1,321	− 1,361	− 1,402	− 1,444	− 1,487	− 1,532	− 1,578	− 1,625	− 1,674	− 1,724	− 1,776	− 1,829	− 1,884	− 1,941	− 1,999	− 2,059	− 2,120	− 2,184	− 2,250	− 2,317	− 2,387	− 2,458	− 2,532	− 2,608	− 2,686	− 2,767	− 2,850	− 2,935	− 3,023	− 3,114	− 3,207	− 3,304	− 3,403	− 3,505
Net operating income	3,985	4,105	4,229	4,356	4,486	4,620	4,760	4,902	5,049	5,201	5,357	5,517	5,682	5,853	6,029	6,209	6,395	6,588	6,787	6,990	7,198	7,415	7,637	7,867	8,102	8,345	8,596	8,853	9,118	9,393	9,675	9,965	10,265	10,571	10,888	11,216
After corporate tax	3,108	3,202	3,299	3,398	3,499	3,604	3,713	3,824	3,938	4,057	4,178	4,303	4,432	4,565	4,703	4,843	4,988	5,139	5,294	5,452	5,614	5,784	5,957	6,136	6,320	6,509	6,705	6,905	7,112	7,327	7,546	7,773	8,007	8,245	8,493	8,748
Dividend cash collected	2,797	2,882	2,969	3,058	3,149	3,244	3,342	3,442	3,544	3,651	3,760	3,873	3,989	4,108	4,233	4,359	4,489	4,625	4,765	4,907	5,053	5,206	5,361	5,522	5,688	5,858	6,034	6,214	6,401	6,594	6,791	6,996	7,206	7,420	7,644	7,873
Net yield on the purchase	10.1 %	10.4 %	10.7 %	11.1 %	11.4 %	11.7 %	12.1 %	12.4 %	12.8 %	13.2 %	13.6 %	14.0 %	14.4 %	14.9 %	15.3 %	15.8 %	16.2 %	16.7 %	17.2 %	17.8 %	18.3 %	18.8 %	19.4 %	20.0 %	20.6 %	21.2 %	21.8 %	22.5 %	23.2 %	23.8 %	24.6 %	25.3 %	26.1 %	26.8 %	27.7 %	28.5 %
Cumulative net received	2,797	5,679	8,648	11,706	14,855	18,099	21,441	24,883	28,427	32,078	35,838	39,711	43,700	47,808	52,041	56,400	60,889	65,514	70,279	75,186	80,239	85,445	90,806	96,328	102,016	107,874	113,908	120,122	126,523	133,117	139,908	146,904	154,110	161,530	169,174	177,047

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 account moves with the nightly rate. The rate is indexed at 3 % a year — the bottom of the range Uluwatu has been running at — and occupancy is held flat at 70 % for all nine years. 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.

Showing the schedule for

	Milestone	Timing	%	Amount
01	Signing of the pre-agreement — notarial escrow	Month 0	10 %	€2,765
02	Signing of the shareholders' agreement — SPV set-up	Month 1	40 %	€11,060
03	Structural commitment — before structural works begin	Month 3	10 %	€2,765
04	Foundation completed	Month 8	15 %	€4,148
05	First floor structure & second floor slab completed	Month 12	10 %	€2,765
06	Roof completed	Month 16	10 %	€2,765
07	Keys delivered — unit fully finished	Month 21	5 %	€1,382
	Total		100 %	€27,650

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 model

What you actually own.

The project is structured in two companies: a holding that runs the hotel, and an SPV that owns the asset.

Holding · PT PMARuns the hotel

Holds every apart-hotel licence required to build and operate. Runs distribution, bookings and guest service.

Management agreement

SPV · PT PMAOwns the asset

Owns the built asset — the eleven units. No staff, no debt, no contracts with guests.

·The leasehold on the land
·Apart-hotel licences
·Distribution and bookings
·Guest service

·The units
·No staff
·No debt
·No contracts with guests

How the unit is held

Option AFull unit only

Your own SPV for your own unit

The unit sits in an Indonesian company of its own, with its own profit and loss account and full control over how it is managed and reported. And you decide who owns that company with you.

This is how a group buys together. Friends, family or investors who want a unit between them form the SPV and divide it — from 10 partners upward, which puts the entry at €26,995 each.

Option BFull unit or share

The hotel pool

No company of your own. All the units are run as a single apart-hotel and the dividend follows the performance of the whole — a quiet month in one unit is carried by the others. A buyer of a whole unit may choose this instead of their own SPV; a share has no other route.

Voting and dividend rights

1 %Developer

Voting share. Directs the decisions and the operation of the SPV.

99 %Owners

Non-voting shares, carrying the exclusive right to their dividend and the right to sell the share or the unit, through an exit window held once a year.

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

-8.8208 · 115.1228Coordinates

Pink ZoneZoning — constructible

WestOrientation, to the ocean

Coffee & dining

Artisan Bingin4 min
% Arabica Bali Uluwatu4 min
El Kabron5 min
Manah10 min
Savaya Baliclifftop day club10 min

Sport & wellness

Ulu Fit Bali1 min
Apex Sports Villageunder construction1 min
The Ground Padel Bali3 min
Bambu Fitness4 min
New Kuta Golf Bali8 min

Beaches & surf

Bingin Beach6 min
Padang Padang Beach8 min
Nyang Nyang Beach9 min

Connectivity

Ngurah Rai Airport35 min

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

Both the first and the second payment — 10 % and 40 %, half the ticket — are held in the notary’s escrow account. 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

Whichever ticket you take, the requirement is fixed at the price you sign at. 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.

39Years secured

+30Extendable

+14Over the 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.

60+Years building

1Company, drawing to keys

25yrStructural warranty

8+3yrEnvelope · defects

Stacked cantilevers — the structure is the architecture.

Courtyard residence: timber soffits, travertine, water at the centre.

Twilight pavilion — angled columns under a cantilevered roof.

Open-plan living wing reflected in a curved infinity pool.

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. €269,950 for a whole unit, or €27,650 for a 10 % share of one.

Talk to us directly

Iñigo Martininigo@praya-bali.com +34 639 097 978

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.