For rental income
Guests pay for having everything on foot and barely needing a scooter. Competition is the stiffest on the island, so a quiet courtyard and a parking space earn their keep.
Berawa · Core market
Berawa property for sale: apartments, townhouses and villas in Canggu's busiest strip
Our catalog lists 5 properties in Berawa, 3 villas and 2 apartment listings, priced from Rp 2.39 bn to Rp 6.18 bn. Berawa is the densest part of Canggu, with a beach club, schools, offices and restaurants all within five minutes. It also has one of the cleanest zoning records in the south: only 3.6% of its listings sit in farm or protected zones.
- Nightly rateRp 3.9 million
- Occupancy37.5%
- Market note3.6% of listings in farm or protected zones, 9.3% island-wide
- Entry pricefrom Rp 2.39 bn
- Properties listed5
In short
Buy in Berawa for a walkable, high-demand address with clean paperwork. It trades on Canggu's market figures: 37.5% occupancy and an average of Rp 3.9 million per booked night, per AirROI over the year to July 2026. Only 3.6% of its listings sit in farm or protected zones, against 9.3% across Bali.
Is Berawa the right area for you?
Gusti Ayu will send villas and prices in Berawa for your budget on WhatsApp.
Who it suits
Who Berawa works for
To live in
Good for families who want an international school, gyms and coworking nearby. The road to the beach jams at rush hour, and front-row units hear it.
For resale
Strong. Buyers know the name, and with little free land left, new supply comes as apartments on the sites of old villas.
Rental market
The rental market in Berawa
Berawa has no AirROI sample of its own, so it takes the Canggu corridor's figures, including the almost 4,000 rental listings competing for the same guests.
A unit with a pool and parking runs about one and a half times the corridor's occupancy. That difference separates a property that pays from one that doesn't.
Area guide
How we look at Berawa
Berawa is Canggu concentrated: one road to the beach, coffee shops, coworking spaces and an international school. The land is almost fully built out.
New projects here replace older villas and tend to be apartments and townhouses, starting around Rp 1.77 bn. Large free plots simply don't exist anymore.
Properties
5 properties in Berawa
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
BERAWA
from Rp 5.58 bn/ Term to confirm
Ema Villas
Berawa · Villa complex
- 2–3 bedrooms
- 270–300 m²
- leasehold, term to confirm
See details
BERAWA
Rp 5.58 bn/ Term to confirm
Ema Villas · 2BR villa
Berawa · 2-bedroom villa
- 2 bedrooms
- 300 m²
- leasehold, term to confirm
See details
BERAWA
Rp 6.18 bn/ Term to confirm
Ema Villas · 3BR villa
Berawa · 3-bedroom villa
- 3 bedrooms
- 270 m²
- leasehold, term to confirm
See details
BERAWA
from Rp 2.39 bn/ 30 + 30 years
SWOI Berawa
Berawa · Apartments and villas
- 1–2 bedrooms
- 42–142 m²
- leasehold 30+30
See details
BERAWA
Rp 2.39 bn/ 30 + 30 years
SWOI Berawa · 1BR apartment
Berawa · 1-bedroom apartment
- 1 bedroom
- 42.3 m²
- leasehold 30+30
See details
The numbers
What you net in Berawa
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Ema Villas · 2BR villa2 bedrooms · 300 m² | Rp 5.58 bn | Rp 3.5 million | Rp 543 million | 9.7% | 10.3 years |
| Ema Villas · 3BR villa3 bedrooms · 270 m² | Rp 6.18 bn | Rp 4.1 million | Rp 624 million | 10.1% | 9.9 years |
| SWOI Berawa · 1BR apartment1 bedroom · 42.3 m² | Rp 2.39 bn | Rp 1.4 million | Rp 217 million | 9.1% | 11.0 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Developers
Developers building in Berawa
Companies from our directory with projects in this area. We list what they build, not how we rate them.
Guides
Worth reading before you buy in Berawa
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 25, 2026·PDF
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September 24, 2026·PDF
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Straight answers
Questions about Berawa
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Is Berawa part of Canggu?
Yes. It's the southern part of Canggu between Batu Bolong and Seminyak. Developers often list it simply as Canggu; we give the real address.
Why is occupancy in Berawa only 37.5%?
That's the average for the whole Canggu corridor, where supply is growing faster than demand. A unit with a pool and parking runs about one and a half times higher.
What can you buy in Berawa?
Apartments and townhouses from about Rp 1.77 bn, and villas on the sites of older houses. Large free plots are gone.