Eleven leasehold lifestyle villas with private pools, set within a resort community in Bingin, Uluwatu
The Coco Boulevard is a collection of eleven leasehold lifestyle villas set within a self-contained resort community in Bingin, Uluwatu, on Bali's Bukit Peninsula, the clifftop stretch of coast that records the highest short-term rental rates on the island. It is conceived not as a standalone villa scheme but as private residences woven into an operating resort, where owners hold their own home above a shared ground plane of amenities.
The villas are arranged around a central boulevard of communal space rather than a gated row of identical plots. Each is a two-storey home with its own private pool, delivered fully furnished across three layouts, one, two and three bedrooms, in a pared-back Mediterranean-tropical language of arched openings, curved parapets and off-white rendered volumes. Ground-floor living opens onto the pool terrace, while the upper floor holds the bedrooms and balconies. The interior approach is restrained and warm: herringbone timber floors, bouclé and rattan furnishings, integrated joinery and recessed lighting, finished to a move-in standard.
The setting is the argument. Bingin and its neighbouring breaks, among them Bingin Beach, Dreamland and Padang Padang, are some of the most photographed beaches in Bali and sit within a short drive; New Kuta Golf Course is roughly five minutes away and Ngurah Rai International Airport around thirty. This is a corner of the island where land supply is genuinely constrained by cliff geography and where tourism demand has been rising structurally for more than a decade.
This is not simply a villa purchase. It is a share in an operating hospitality address in the highest-yielding rental micro-market on the island.
Life here is organised around ease: a private villa to retreat into, and a resort spine to step out onto. The architecture works to keep that balance. Deep arched openings and full-height glazing draw the outdoors in, curved parapets soften the light, and each home turns inward to its own pool terrace before opening upward to balconies and the shared rooftop above. Movement between private and communal space is short and unforced.
The interiors are designed to feel settled rather than staged. The palette is warm and neutral, with herringbone timber floors, sculptural bouclé seating, rattan and pale stone, and joinery built in rather than added on. The intent is a home that reads as calm and considered from the first day, not a show unit, so that an owner can arrive with a suitcase and a renter can feel immediately at home.
The result is a home that asks nothing of its owner beyond the decision to arrive.
The Coco Boulevard occupies a positioning gap that is structurally difficult to reproduce. First, location: Bingin, Uluwatu is a small, cliff-bound micro-market that already commands the highest short-term rental rates in Bali, and its geography caps how much competing stock can be added. Second, format: private, fully furnished villas backed by resort-grade shared amenities are rare, most Bingin product is either an individual villa without facilities or a hotel without private ownership. Third, operation: the villas are delivered into a running management platform, so the asset produces income from handover rather than waiting for an owner to build a letting operation from scratch.
This is not a plot with a pool. It is a managed hospitality residence in the market that already sets Bali's rental ceiling.
The investment case rests on structural positioning rather than on any promised return. Bingin sits at the top of Bali's short-term rental market, where demand is driven by a decade-plus rise in visitor numbers to an island repeatedly ranked among the world's leading destinations, and where cliff geography limits new supply. A resort-backed villa in this setting benefits from both the location premium and the occupancy that on-site amenities and active management support, with forecasts for well-run villas here in the region of 75 to 85 percent.
Bali has commonly seen average annual returns cited in the 15 to 25 percent range for well-located short-term rental villas, and this project is marketed toward the upper part of that band; those figures are market and operator projections, not guarantees, and actual performance depends on occupancy, rates and costs. Ownership is on a 30-year leasehold, typically held through a local PT PMA structure, with income paid to owners on a quarterly basis and a communal charge in place of a separate management fee. Competing branded, amenity-backed inventory in Bingin is limited, and the surrounding land is largely built out or protected by terrain, which supports the supply argument over time. No specific return projections are implied, and buyers should take independent financial and legal advice.
Access to full documentation is by private appointment. Detailed floor plans, unit availability, pricing schedules by villa type, furnishing specifications and the managed-rental terms are available on request.
Bingin sits on the Bukit Peninsula, the limestone headland at Bali's southern tip that has become the island's most sought-after coastline. It draws a particular crowd, surfers, wellness travellers, remote-working entrepreneurs and design-led hospitality, held together by a run of clifftop beaches, warungs and beach clubs rather than by mass tourism. What makes the area matter for owners is not only its beauty but its economics: this is the stretch that consistently records the highest short-term rental rates on the island, and the terrain that keeps new supply scarce.
The balance of the area is what makes it liveable rather than merely scenic. Within a short drive are surf breaks and swimming beaches, a championship golf course, gyms and wellness studios, and a dense cluster of cafés and restaurants, while the airport stays close enough for regular international travel. It is a place that works equally as a second home and as a rental asset, which is precisely why it holds its value.
It is not a standalone plot scheme but a set of eleven private villas woven into an operating resort. Owners hold their own fully furnished, two-storey villa with a private pool, and share a ground plane of amenities that most individual villas cannot offer: a rooftop infinity pool and bar, an exclusive padel court, a gym and wellness centre, a co-working space, a café and a staffed reception. That combination of private ownership plus resort-grade shared facilities is what drives both the lifestyle appeal and the rental performance.
The villas sit in Bingin, on the Bukit Peninsula in Uluwatu, southern Bali. This is the clifftop stretch that records the highest short-term rental rates on the island, alongside some of its most photographed beaches, including Bingin, Dreamland and Padang Padang. Bingin Beach and Hidden Beach are within roughly five to seven minutes, New Kuta Golf Course about five minutes, and Ngurah Rai International Airport around thirty. Land supply here is constrained by cliff geography, which limits how much comparable stock can ever be built.
The villas are sold on a leasehold basis: the buyer owns the property and holds the underlying land on a 30-year lease, running to 2054, with the right to extend. Foreign buyers typically hold through a local PT PMA company structure, which is the standard route for owning income-producing property in Indonesia. All documentation can be signed and notarised remotely with in-house legal assistance. Buyers should take independent legal advice on the leasehold and company structure before committing.
It is aimed at two overlapping buyers: those seeking a second home among a like-minded lifestyle community in Uluwatu, and those seeking a managed, income-producing asset in Bali's strongest rental micro-market, or a blend of both. The villas are delivered fully furnished and enrolled in a professional rental programme, so an owner can use the home personally and let it the rest of the year without day-to-day involvement. The three layouts, from a one-bedroom to a three-bedroom villa, suit different budgets and rental strategies.
Each villa can be enrolled in an on-site professional management programme that handles marketing, bookings, guest services, maintenance and the tax and accounting side, with net income paid to owners quarterly. A meaningful share of bookings comes through the operator's own channels and community rather than relying solely on third-party platforms. Occupancy for well-run villas in this area is forecast in the 75 to 85 percent range. There is no separate management fee; owners pay a fixed communal charge covering shared staff, cleaning and facilities.
Prices are quoted as final, with local VAT included, and the villas are handed over fully furnished; the only additional cost is a notary fee of around one percent. The purchase is structured across the construction period, with the balance payable in stages and a final portion that can be met from rental income or resale profit rather than upfront capital. Full pricing schedules by unit type and the current payment terms are available on request.
The project is off-plan and being delivered in phases, with grand opening scheduled for 2026. Because it is still in construction, early buyers secure pricing ahead of completion and the associated uplift as the resort comes online. Exact handover timing by unit is confirmed at reservation.
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