Canggu · Core market

Canggu villas and apartments for sale, with the net yield worked out

Our catalog lists 60 properties in Canggu, 30 villas and 30 apartment listings, priced from Rp 1.50 bn to Rp 26.56 bn. Of these, 8 are completed homes, ready to move in. Canggu is where most buyers start, and property here resells faster than anywhere else on Bali. The catch is competition: almost 4,000 short-term rental listings chase guests at an average Rp 3.9 million a night.

  • Nightly rateRp 3.9 million
  • Occupancy37.5%
  • Market notealmost 4,000 rental listings
  • Entry pricefrom Rp 1.50 bn
  • Properties listed60
See properties in Canggu
Canggu, Bali
Canggu · Bali

In short

Canggu is the pick when liquidity comes first. The area's average nightly rate is Rp 3.9 million, but occupancy sits at 37.5% because almost 4,000 listings compete for guests (AirROI, 12 months to July 2026). A villa with a pool, parking and cafés within walking distance beats that average. A generic one doesn't.

Gusti Ayu

Is Canggu the right area for you?

Gusti Ayu will send villas and prices in Canggu for your budget on WhatsApp.

Who it suits

Who Canggu works for

For rental income

Works if the property itself stands out. With 37.5% average occupancy, a pool, off-street parking and a short walk to Batu Bolong decide whether you beat the market or sit in the middle of it.

To live in

The island's densest mix of cafés, gyms, coworking spaces and international schools. You trade quiet for convenience, and the main roads jam at peak hours.

For resale

The strongest of any area we cover. Canggu has the deepest pool of buyers, so a well-located unit sells faster here than in the growth areas around it.

Rental market

The rental market in Canggu

Over the year to July 2026, AirROI clocked Canggu's average daily rate at Rp 3.9 million and occupancy at 37.5%. Demand is high; supply is higher. That gap is why two villas on the same street can post very different numbers.

Our base case assumes 70% occupancy for a property with the pool, parking and location to earn it. After management, taxes and vacant nights, a well-chosen villa nets 6–9% of its price a year. Brochure figures of 15–20% are gross revenue before costs.

Area guide

How we look at Canggu

Free plots in Canggu's core are nearly gone. New projects now go up in Mengwi, Umalas and Pererenan and keep the Canggu name in their marketing.

We read the map, not the label. Minutes to Batu Bolong matter more to a guest than the brand of the area, so every listing shows its real address and we model its rate on that address.

Properties

60 properties in Canggu

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.

All Canggu listings in the catalog →

The numbers

What you net in Canggu

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
BASE Canggu · 1BR villa, 50 m²1 bedroom · 50 m²Rp 1.75 bnRp 1.1 millionRp 163 million9.3%10.8 years
BASE Canggu · 1BR villa, 40 m²1 bedroom · 40 m²Rp 1.58 bnRp 973,500Rp 149 million9.4%10.6 years
White Palm · 2BR villa2 bedrooms · 116–123 m²Rp 6.73 bnRp 3.2 millionRp 488 million7.3%13.8 years
White Palm · StudioStudio · 32 m²Rp 2.18 bnRp 1.2 millionRp 190 million8.7%11.5 years
Archestet Villas3 bedrooms · 290 m²Rp 13.56 bnRp 5.7 millionRp 868 million6.4%15.6 years
White Palm · 1BR apartment1 bedroom · 50 m²Rp 2.65 bnRp 1.5 millionRp 231 million8.7%11.5 years
Buddha Club House · Studio 23 m²Studio · 23 m²Rp 1.50 bnRp 1.1 millionRp 163 million10.9%9.2 years
Sunny Cuddles · 1BR loft villa1 bedroom · 60 m²Rp 3.36 bnRp 1.8 millionRp 271 million8.1%12.4 years
Zamaya2 bedrooms · 127 m²Rp 4.78 bnRp 2.7 millionRp 407 million8.5%11.7 years
Zamaya · 2BR villa2 bedrooms · 127 m²Rp 4.78 bnRp 2.7 millionRp 407 million8.5%11.7 years
Aster Apartment · 1BR apartment1 bedroom · 48.5 m²Rp 2.48 bnRp 1.5 millionRp 231 million9.3%10.7 years
Aster Apartment · 3BR apartment3 bedrooms · 108 m²Rp 4.95 bnRp 2.7 millionRp 407 million8.2%12.2 years
Ocean Bliss · 33 m² studioStudio · 33 m²Rp 2.92 bnRp 1.3 millionRp 204 million7.0%14.4 years
Nava Tamora · 3BR villa3 bedrooms · 200 m²Rp 7.05 bnRp 3.7 millionRp 529 million7.5%13.3 years
Anta Residence · StudioStudio · 38.8 m²Rp 3.15 bnRp 1.6 millionRp 224 million7.1%14.1 years
Anta Residence · 1BR apartment1 bedroom · 49.1 m²Rp 3.99 bnRp 1.9 millionRp 274 million6.9%14.6 years
De Vello · 3BR villa3 bedrooms · 368 m²Rp 12.74 bnRp 5.8 millionRp 831 million6.5%15.3 years
The Ease Canggu · 1BR apartment1 bedroom · 57.5 m²Rp 3.01 bnRp 1.9 millionRp 298 million9.9%10.1 years
The Ease Canggu · 2BR apartment2 bedrooms · 97 m²Rp 4.96 bnRp 2.8 millionRp 434 million8.8%11.4 years
The Ease Canggu · 2BR villa2 bedrooms · 284 m²Rp 9.68 bnRp 5.3 millionRp 756 million7.8%12.8 years
The Ease Canggu · 3BR villa, 335 m²3 bedrooms · 335 m²Rp 11.76 bnRp 6.0 millionRp 857 million7.3%13.7 years
The Ease Canggu · 3BR villa Type 10, 392 m²3 bedrooms · 392 m²Rp 14.10 bnRp 6.7 millionRp 957 million6.8%14.7 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 Canggu

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Canggu

Law, yields and the local market: the material our own numbers rely on.

All guides →

Straight answers

Questions about Canggu

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

Is Canggu still worth buying in 2026?

Yes, if liquidity matters most to you: a core-area property sells faster. If you want the highest yield, neighboring areas give more for a lower entry price. We run the numbers against your goal.

What net yield does a Canggu villa earn?

A well-chosen villa nets 6–9% of its price a year after the management fee, taxes and vacant nights. The 15–20% figures in ads are revenue before expenses.

Why do some Canggu listings show a Mengwi address?

Because that's the real address. Many new projects sit on the Badung–Mengwi border, so we name the actual area and model the rate for it.

Nearby

Neighboring areas

All areas →

Core market

Berawa

Rp 3.9 million a night · 37.5% occupancy

Area guide

Growth ring

Umalas

— a night · — occupancy

Area guide

Growth ring

Pererenan

Rp 3 million a night · 45–48% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
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