Bingin has become one of the most attractive areas for property investment in Bali—but how did it start, and what makes it different from nearby locations like Uluwatu or Dreamland?
Hi, I’m Jason, a Business Journalist at Bukit Vista. In this latest episode of Bali Business Review, I take you through the Bukit Circle on a Friday evening ride with our CEO, Jing Cho Yang. We discuss how Bingin’s growth was driven by dynamic pricing strategies, early leasehold arrangements, and a wave of cultural and legal factors that shaped South Kuta’s development.
Bingin Began With Leaseholds and Surf-Driven Passion
Before Bingin became a rental hotspot, it was simply a dream for a group of French and Swiss investors led by a man named Gilles. Their shared goal? Live near waves and build modest villas on leasehold land. These early deals—organized with the help of a local named Wiro—made it possible for foreigners to lease land and build.
Bukit Vista entered the scene with a fresh approach. Partnering with Gilles, Jing managed one of the first villas and applied platform-based optimization from Airbnb. The revenue quickly exceeded expectations—and so began Bingin’s transition from a surfer’s hideaway to a vibrant property investment zone.
Dynamic Pricing Was the Turning Point in Bingin’s Market Evolution for Property Investement
The owners initially resisted. Many believed their villas were luxury products that shouldn’t be discounted. But as Jing explains, guests weren’t buying villas—they were buying time. The market was shaped not by physical property, but by how well you priced blocks of time across Airbnb calendars.
Introducing dynamic pricing—especially during low seasons—caused a shift. Affordable, beautiful villas in Bingin suddenly competed with Nusa Dua’s luxury resorts. Guests could book 3-bedroom pool villas for half the price. As word spread, Bingin listings became some of Bali’s most booked.
This triggered a gold rush. Owners realized they could lease land at $2/day, build a villa, and rent it out for $100–$200/night. Once pricing was corrected, the market transformed.
South Kuta's Development Was Uneven—Legal Certainty Made Bingin Safer for Property Investment
Though Uluwatu had name recognition and a world-famous temple, its growth lagged. Land near the temple was under zoning restrictions, making development legally uncertain. Many investors hesitated—or built quietly, risking future penalties.
Bingin, however, was free of such restrictions, allowing consistent and legal development. This clarity helped owners confidently build and scale. The result? South Kuta’s investment map shifted decisively toward Bingin.
But not without warning signs. In June 2025, the government signaled a crackdown on illegal cliffside structures in Bingin. While it’s unclear if demolitions will happen, the news reminds us that legal due diligence is essential in Bali’s evolving property scene.
Surf Culture Pioneers Laid Bingin’s Emotional and Economic Foundation
Long before Airbnb listings, surf culture seeded the values of innovation and resilience in the Bukit. Legends like Carlos Goyeneche, a Spanish painter and cultural envoy, created art in Uluwatu’s hills. Tai Graham, once a surf icon, commercialized surf lifestyle with Single Fin and The Lawn.
Then came Jerome of Mu Resort, who brought French hospitality to the cliffs of Bingin—literally baking bread and mayonnaise in the early days of isolation. And of course, Rip Curl’s founders, who brought global surf attention to Padang Padang and Uluwatu in the ’90s.
These figures weren’t just hosts—they were cultural stewards. Their groundwork made Bingin emotionally magnetic. But as surf brands fade and global surf heroes vanish, the area’s next chapter depends on evolving beyond wave-riding into sustainable, local-first entrepreneurship.
Catch the full story with maps, diagrams, and more on Bali Business Review YouTube. Subscribe for weekly deep dives into Bali’s fast-evolving property landscape.
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