Pecatu, Uluwatu. A limestone cliff above the sea.
12 three-bedroom villas in Bingin Hills. 1,640 m² on a slope.
Under construction. Bingin Hills — expected completion 2028.
A private pool on every level. Sea view from the first and second floor.
Participation from €25,842.
The villa, floor by floor
This is what you are buying.
Design renders from the architecture studio — walked as you would walk the villa, from the street up to the rooftop. Preliminary design, subject to change through construction documentation.
Outside
The project from outsideFacade & site
First floor
Pool, living and guest suiteFloor plan
- Overall footprint
- 18.57 × 6.45 m
- Floor level
- ±0.000
- Structural bays
- 1.55 · 5.00 · 1.80 · 3.80 · 3.00 · 3.42 m
- Depth
- 3.30 + 3.15 m
- Pool
- −1.400
- Cold plunge
- −0.900
- Jacuzzi
- ±0.000
- Garden
- −0.200
Dimensions in metres · levels relative to ±0.000 · drawings by Populaire, 13 June 2026
Pool & recovery
Living room & kitchen
Room 1
Bathroom 1
Second floor
Master suite with ocean viewFloor plan
- Built envelope
- 10.80 × 6.45 m
- Floor level
- +6.600
- Structural bays
- 1.89 · 3.21 · 5.70 m
- Master bathroom
- +6.550
- Balcony
- +6.550
- Landing
- +6.600
Dimensions in metres · levels relative to ±0.000 · drawings by Populaire, 13 June 2026
Master bedroom
Master bathroom
Rooftop
Third room, pool and chilling areaFloor plan
- Built envelope
- 10.80 × 6.45 m
- Floor level
- +11.900
- Structural bays
- 1.52 · 3.79 · 5.50 m
- Bedroom
- +11.950
- Rooftop pool
- +11.900
- Terraces & BBQ
- +11.900
Dimensions in metres · levels relative to ±0.000 · drawings by Populaire, 13 June 2026
Room 3
Bathroom 3
Pool & chilling area
Design renders · Populaire EA · floors 1–2 updated August 2026
Download the full dimensioned plans (PDF) →The Opportunity: Scenario 1
Enter at project cost.Exit at market price.
The thesis is straightforward. You enter at the real project cost of a villa in Bali (€251k all-in — land, build and other costs).
Over the 18-month build, the asset appreciates with the Uluwatu market (5–10% annually). At handover, comparable villas in Bingin sell at €345k. The spread between cost and market is your return.
Or hold for the rental scenario: net annual yield plus capital appreciation. Either way, you enter at cost — not at the price the asset will command on completion.
Hold the villa: Scenario 2
Hold the villa. Recover the ticket in ~5.8 years.
An alternative to selling at handover. You keep the villa, operate it on the vacation rental market, and recover the full ticket through (a) the return between market price and project cost captured at handover, plus (b) net rental income from year 1.5 onwards. The asset stays yours.
| Year | Phase | Return market − cost | Rental accumulated | Total recovered | % |
|---|---|---|---|---|---|
| 0 | Signing & build start | €0 | €0 | €0 | 0% |
| 1.5 | Handover · keys delivered | €94,105 | €0 | €94,105 | 37.5% |
| 2.5 | +1 year rental | €94,105 | €36,774 | €130,879 | 52.2% |
| 3.5 | +2 years rental | €94,105 | €73,548 | €167,653 | 66.8% |
| 4.5 | +3 years rental | €94,105 | €110,322 | €204,427 | 81.5% |
| 5.5 | +4 years rental | €94,105 | €147,096 | €241,201 | 96.1% |
| 5.76 | PAYBACK | €94,105 | €156,790 | €250,895 | 100% |
| 6.5 | +5 years rental | €94,105 | €183,870 | €277,975 | 110.8% |
| 7.5 | +6 years rental | €94,105 | €220,644 | €314,749 | 125.5% |
This model does NOT include Uluwatu market appreciation (5–10% annually). Including it, the return between cost and market price would grow year over year, shortening the payback to ~4.4 years (5% conservative) or ~3.6 years (10% optimistic). After payback, every additional year is ~€36.8k of clean rental income plus the asset, intact.
Leasehold tenure
39-year lease. The Bali market average is 25.
Bali land is held leasehold — the duration of the lease is the duration of your investment horizon. Most premium villa developments in the Bukit operate on 25-year leases. Praya secured 39 years. That is 14 extra years of rental income, capital appreciation and exit optionality compared to the typical Bali villa.
+14 years · +56% longer than market · ~€515k extra net rental income (14 × €36.8k/yr)
Fractional ownership
A piece of Bali from €25,842.
Two of the twelve villas are structured for fractional ownership: 10 participations of €25,842 each. Same asset, same yield, same upside — at one tenth of the ticket. Quarterly net reporting, ~36 days personal use per year.
The Collection
Twelve villas.One quiet stretch ofsouthern Bali.
Praya — carried from the quieter coasts of the Indonesian archipelago — is not a decoration. The collection is oriented to catch the exact moment the Indian Ocean turns gold.
A truly exceptional location, architecture that earns its place in the landscape, and an investment thesis grounded in the structural growth of premium hospitality in Bali.
A small collection of private residences designed to be lived in, rented out, and held — for those who understand that the best investments are the ones you also want to visit.
360° Tour
Walk the villa. Four zones, one continuous move.
Drag to look around. Move between zones without cuts.
360° tour — coming soon
- Ground floor — Living & pool
- First floor — Main bedroom
- Terrace — Private pool
- Rooftop — Ocean views
Demo tour shot in a third-party villa — not Praya. For mechanics only, until our own panoramas are shot.
The Location
Uluwatu. The address speaks first.
The southern tip of Bali's Bukit peninsula commands some of the most dramatic scenery on the island — sheer limestone cliffs, surf breaks of international renown, and an uninterrupted horizon over the Indian Ocean.
Bingin, a ten-minute walk from the break of the same name, sits at the epicenter of this transformation — close to everything that defines the area, yet retaining the intimacy that premium guests seek.
The Praya site sits within a Pink Zone — the most permissive development classification in Indonesia's land use framework. Any building typology is permitted: private villas, hotels, restaurants, hospitality. A rare advantage in the Bukit peninsula and a structural protection of long-term value.
Travel times by motorbike — Bali's primary transport.
Surf
- —Bingin Beach · 3 min
- —Impossibles · 5 min
- —Padang Padang · 7 min
- —Uluwatu break · 10 min
Dining & nightlife
- —El Kabron · 5 min
- —Manah · 8 min
- —Sundays Beach Club · 10 min
- —Omnia Day Club · 12 min
- —Sabaya · 12 min
- —Ulu Cliffhouse · 12 min
Lifestyle
- —Bambu Fitness · 8 min
- —Ulufit Bali · 2 min
- —Curated dining · 5 min
- —Yoga & wellness · 10 min
- —Premium beach clubs · 10 min
- —Uluwatu temple · 15 min
Connectivity
- —Direct beach access · walk
- —Seminyak · 45 min by car
- —Ngurah Rai airport · 45 min
- —International community
Coordinates · -8.820789, 115.122788
Designed by Populaire EA
Architecture that earns its place.
Praya Villas is designed and built by Populaire — a Bali-based studio of architects, engineers and builders known for delivering work that sits quietly in the landscape and ages well in it.
The studio handles design, engineering and construction under a single roof. A continuous chain of accountability — from the first sketch to handover — and a body of work that defines a particular sensibility: tropical modernism made of concrete, timber, stone and shade.
Architects & engineers
A single team responsible for design, structural engineering and on-site delivery.
Built for the climate
Tropical modernism in concrete, hardwood and natural stone — designed to age well in salt air.
Australian engineering
Foundation and structural work to Australian engineering standards, with independent verification at each milestone.
25-year structural warranty
Engineered to outlast the asset cycle. Warranty commences at handover.
The studio's portfolio of villas, hotels and private residences across Bali is the closest thing to a prospectus for what Praya will become.
Construction standards
Built to a standard Bali rarely sees.
Praya is designed and built by Populaire — architect, engineer and builder under one roof, working to Australian engineering standards rather than the local minimum.
The table below sets the specification actually written into the build against the Bali market norm. The difference is deliberate, and it is what the warranties are underwritten against.
Standard specification
| Specification | Praya standard | Bali market norm | |
|---|---|---|---|
| 01Concrete | K400 readymix (40 MPa) | K250–K300 (25–30 MPa) | Superior |
| 02Rebar | Double 10 mm deformed rebar in all slabs | Single rebar, often smooth | Superior |
| 03Design load | Live load +80% / dead load +40% (Australian standard) | Indonesian code minimum | Overengineered |
| 04Walls | AAC blocks, double-wall waterproofed envelope | Conventional brick, no cavity | Superior |
| 05Pool & basement | 8" double-rebar concrete walls | Single rebar, often no waterproofing | Superior |
| 06Waterproofing | Double-wall system + sealed masonry below grade | Single membrane or none | 8-yr warranty |
| 07Drainage | French drainage · AS/NZS 3500 certified | Basic drainage, local septic | Certified |
| 08Foundation | Integrated sloof / pile cap / slab — single pour | Separate pours | Monolithic |
| 09Anti-termite | Soil treatment + sub-structure installations | Often not included | Included |
Engineering approach
Structural philosophy
Built around long-term structural performance rather than minimum-code execution. Higher concrete grades, enhanced reinforcement detailing and conservative engineering decisions are standard practice.
Built for Bali
Tropical humidity, seismic activity, corrosion, drainage and waterproofing failures are the realities of building in Indonesia. The systems and detailing are developed specifically around those conditions.
Architect + engineer + builder
Architecture, engineering and construction managed under one roof. That removes coordination failures, improves accountability and keeps a realistic relationship between design and construction cost.
Fixed-price structure
Structure agreements are fixed-price, giving clarity through the highest-risk phase of construction. The exact structural specification is known before work begins.
The builder
Populaire Builders & Architects
populaire.com →One of Bali's most established architecture and construction firms, and builder-led: the company's direction is grounded in on-site construction experience rather than rendering-focused design. Compliance is measured against international codes — 20+ of them in Bali.
The Investment
A market that cannot be ignored.
The southern Bukit peninsula — Uluwatu, Bingin, Pecatu — has emerged as the highest-demand corridor for premium villa investment in Bali. Rising international tourism, constrained land supply, and a growing preference for private villas over hotels define the opportunity.
Six phases · milestone-verified
Payments tied to a milestone, not a date.
Every payment is triggered by a verified construction milestone — not a calendar date. You do not advance funds until the previous stage is independently confirmed. Live construction cameras from phase three onwards.
Conservative underwriting · v7 model
What we underwrite. Not what we hope.
The investment case is built on a deliberately conservative rental scenario. Average daily rate, occupancy, full property-management costs and Indonesian rental tax (PPh) deducted before the net yield is reported.
Indicative figures only. Past performance and observed comparables do not constitute a guarantee of returns. Net yield will vary after management fees, operating costs and vacancy periods.
Get in touch
Book a call. Or leave a note.
A 30-minute call walks you through the project, the investor pack and the structure of the deal — in private. Either book directly below, or send a short message and we will come back to you within 24 hours.