Coco Hills Bali: What Foreign Buyers Should Know Before Investing in Bingin

Coco Hills is a 95-unit resort-style development in Bingin, on Bali's Bukit Peninsula, built by Coco Development Group. The project targets foreign investors with units starting at $155,000 and projected completion in Q4 2026. Before committing capital, buyers should understand the developer's track record, the legal framework for foreign ownership, and what independent sources say about the company.

The Developer: Coco Development Group

Coco Development Group was founded by Rasmus Holst, a Danish entrepreneur who moved to Bali roughly a decade ago. Before entering real estate, Holst founded Regnskabshelten, a Danish bookkeeping company he still owns. The company is registered in Canggu, Bali, with its office at Perum Prapta No 8, postcode 80351.

According to the company's own materials, Coco Development Group has completed six resort-style developments across the Bukit Peninsula, with over 200 units now under management through its rental arm, Coco Balinest. The group also operates SharesbyCoco, a fractional ownership product.

One important detail: on Bektu's developer profile page, the company is listed as "unverified." The profile shows zero confirmed projects and zero listed team members, because the developer has not responded to Bektu's due-diligence questionnaire. That does not prove wrongdoing, but it means the six-project track record claimed on the company's website has not been independently confirmed by a third party. Bektu is a developer verification platform that sends companies a structured questionnaire and publishes their answers publicly. If a developer does not reply, that silence becomes part of the record.

What Is Coco Hills?

The project sits in the hills above Bingin Beach, one of the most sought-after surf and lifestyle spots on the Bukit Peninsula. The development includes three unit types:

The Colina is a 40 sqm studio priced from $155,000. The Aura is a 60 sqm one-bedroom unit at around $200,000. The Horizonte is an 80 sqm two-bedroom unit priced up to $245,000. All units include private pools.

Shared amenities include a beach-style communal pool, gym, co-working space, restaurant, spa, podcast studio, and what the developer describes as a helicopter landing pad. Construction reportedly began in December 2024, with delivery targeted for late 2026.

The developer markets projected annual returns of 15 to 20 percent, with a break-even period of roughly 5.5 years. These figures assume strong short-term rental occupancy in the Bingin area, which has historically performed well but is not guaranteed. Bali's rental market is seasonal, and Uluwatu/Bingin occupancy rates can fluctuate significantly between high season (June through September, December through January) and low season.

Ownership Structure for Foreign Buyers

Foreigners cannot hold freehold land title (Hak Milik) in Indonesia. For a project like Coco Hills, buyers typically encounter three structures:

Leasehold (Hak Sewa). This is the most common arrangement for foreign buyers of off-plan villas in Bali. The buyer signs a lease agreement, typically 25 to 30 years, with options to extend. Coco Hills appears to operate on a leasehold of approximately 25 years, though buyers should confirm the exact term and extension conditions in the contract. A leasehold gives you the right to use the property but not to own the land or building outright.

Hak Pakai (Right to Use). Under Government Regulation PP 18/2021, foreigners with a valid KITAS or KITAP residency permit can hold Hak Pakai title for an initial 30 years, extendable by 20, then renewable for another 30, totaling 80 years. Hak Pakai is a stronger right than leasehold because it is registered at the local land office (BPN) in the buyer's name. However, it requires a valid residency permit and applies only to residential properties above a minimum value threshold, which in Bali ranges from IDR 2 billion to IDR 5 billion depending on the regency.

Nominee arrangement (PT PMA). Some developers structure purchases through a foreign-owned company (PT PMA), which can hold Hak Guna Bangunan (Right to Build). This requires BKPM (Investment Coordinating Board) approval, minimum capital requirements, and ongoing compliance. Nominee arrangements using an Indonesian citizen's name to hold Hak Milik on behalf of a foreigner are technically illegal under Indonesian law, though they persist in practice. Buyers who use nominee structures assume significant legal risk: if a dispute arises, Indonesian courts will recognize the nominee as the legal owner.

Ask the developer directly which structure applies to Coco Hills. Get the answer in writing, reviewed by an independent notaris (Indonesian notary) who is not connected to the developer.

What Reviews and Third-Party Sources Say

Coco Development Group holds a 4.1 out of 5 rating on Trustpilot based on 25 reviews. The distribution is polarized: 84 percent of reviews are five stars, and 16 percent are one star, with nothing in between.

Positive reviews describe smooth purchase processes, transparent communication, and construction quality that matched marketing materials. One verified buyer wrote that the company "never tried to rush anything" and that construction quality was "very good."

The negative reviews raise two distinct issues. Multiple reviewers report persistent spam emails with no functioning unsubscribe button. One reviewer from the Netherlands described signing up through a Facebook ad, attempting to unsubscribe, being ignored, and receiving near-daily emails. The company eventually acknowledged this and removed the user manually.

A more serious concern came from a reviewer who questioned whether the developer's claimed track record was accurate, alleging that Holst's previous business experience was in bookkeeping startups rather than real estate. Holst responded publicly on Trustpilot, confirming his bookkeeping background and providing links to the company's Instagram accounts showing construction progress across five developments.

On ScamAdviser, the company's website received a low trust score, though such automated scores should be weighed carefully since they primarily assess website age, registration details, and traffic patterns rather than business operations.

It is worth noting that several of the five-star Trustpilot reviews were posted on the same date (February 12, 2026) by accounts with only one review each. This pattern does not confirm that reviews are fabricated, but buyers should factor it into their assessment.

What to Verify Before Buying

Before signing anything or transferring funds for any Bali property purchase, not just Coco Hills, run through this checklist:

Hire an independent notaris to verify the land certificate (Sertifikat Hak Milik or SHM) at the local BPN (Badan Pertanahan Nasional) office. Confirm the land is not in dispute, not designated as green zone or conservation land, and that the certificate matches the physical boundaries.

Check that the project holds a valid building permit. As of 2021, Indonesia transitioned from the old IMB (Izin Mendirikan Bangunan) system to PBG (Persetujuan Bangunan Gedung) under the Omnibus Law on Job Creation. Ask for the PBG number and verify it through the local OSS (Online Single Submission) system.

Confirm the developer's PT (company registration) is active and in good standing. If the project involves a PT PMA structure, verify BKPM approval.

Review the payment schedule and escrow arrangements. Reputable developers use escrow accounts so that buyer funds are released in stages tied to construction milestones, not deposited directly into the developer's operating account.

Ask for references from previous buyers, ideally owners in the developer's earlier projects who have received their completed units and can speak to construction quality and rental management performance.

How Coco Hills Compares in the Bingin/Uluwatu Market

The south Bukit Peninsula has moved firmly into luxury territory over the past three years. Land values in Bingin have increased 10 to 20 percent annually between 2022 and 2025, and net rental yields for professionally managed villas in the area typically fall between 12 and 18 percent, according to Villa Bali Sale's 2026 market report.

Coco Hills sits in the mid-range for the area. At $155,000 to $245,000, it is positioned below premium cliffside villas (which can exceed $500,000) but above budget developments further inland. Competing projects in the area include Aluka Ocean Villas in Bingin, Akura Villas in the broader Uluwatu zone, and several smaller boutique developments along the Pecatu ridge.

The broader market trend favors "lifestyle-driven communities" over standalone villas. Developments that bundle co-working spaces, wellness amenities, and professional rental management tend to command higher occupancy rates than isolated properties. Coco Hills fits this model, though actual performance will depend on execution and how the Bingin market absorbs current supply. Villa construction in Uluwatu and Bingin accelerated sharply in 2024 and 2025, which may pressure occupancy rates before the market stabilizes.

The Bottom Line

Coco Development Group is a real company with visible construction activity and a founder who engages publicly with criticism. The Coco Hills project offers competitive pricing for the Bingin area with a lifestyle-community model that aligns with current market demand. But the developer remains unverified on independent platforms, the Trustpilot review pattern warrants scrutiny, and the projected 15 to 20 percent annual returns should be treated as marketing figures rather than guarantees.

Foreign buyers should treat any Bali property purchase as a high-risk, illiquid investment. Engage your own notaris, verify every document at BPN, confirm the building permit status, and get the ownership structure in writing before transferring any funds.