Canggu and Pererenan villa yields: the 2026 calculation

Canggu and Pererenan sell to the same people: surfers, remote workers, couples in their thirties. Guests choose between them on price and on how far they'll walk to dinner. Supply, though, is moving in opposite directions.

Canggu is the mature market. It has 3,920 listings on the platforms, and that count shrank 8.0% over the year as weaker properties dropped out. Pererenan has 626 listings, 45.6% more than a year earlier, and most new construction on this stretch of coast is going there. Revenue per listing fell in both, by 23.1% and 27.9% respectively.

Source: AirROI, August 2025 to July 2026, restated in rupiah at the site rate

Every yield in this report starts from gross revenue: nightly rate times nights sold. Our model then takes out three things. The operator's management fee is 18% of revenue, inside a market range of 15–25%. Upkeep, supplies and empty nights between stays take another 12%. Tax takes 10%, the final rate on rental income for a tax resident under PP 34/2017.

That leaves the owner about 60% of revenue. A resort operator usually charges around 23%, which cuts the owner's share to about 55%. A non-resident owner pays 20% withholding instead of 10%, so plan on roughly half.

For the three properties below, that difference costs 1.3–1.5 points. At 70% occupancy a non-resident nets 6.2% on the Pererenan villa, 7.1% on the Canggu villa and 7.2% on the apartment. Holding the property through a local company changes the tax line again, which our rental income tax guide walks through.

Source: Rise Real Bali yield model; Government Regulation No. 34 of 2017; Income Tax Law, Article 26

We picked three live listings from our catalog: a two-bedroom pool villa in Pererenan, a two-bedroom pool villa in inland Canggu, and a one-bedroom apartment on Batu Bolong. Each nightly rate is our estimate for that property type in its area, based on AirROI and adjusted for size and finish. None of the three developers publishes a unit-level net yield, so these figures are ours.

The cautious case is 60% occupancy, the base 70%, the strong 80%. Those numbers sit well above the 36–40% area averages on purpose. They describe a property with a professional operator and a year of reviews behind it. If you plan to self-manage, use the area average instead, and you'll see why we don't recommend it.

Source: Rise Real Bali catalog prices and yield model, September 2026; nightly rates are our estimates from AirROI area data

Flip the question around and the three properties separate clearly. At its estimated rate, the Pererenan villa needs 75.0% occupancy to clear 8% net. The Canggu villa needs 65.8% and the apartment 64.5%.

That's the number to argue about with an operator. Ask what occupancy their comparable properties actually ran over the past 12 months, month by month. If they can't show it, assume the area average. At area-average revenue, a villa has to cost no more than about Rp 2.82 billion in Canggu or Rp 2.89 billion in Pererenan to return 8% net.

Source: Rise Real Bali calculation from catalog prices and estimated nightly rates; AirROI revenue per listing

Every year of use takes a slice off a leasehold's value. On a straight line, the Pererenan villa's 27-year base term gives up about Rp 229 million a year, 3.7% of its price. Zamaya's 25-year term gives up 4.0% a year, and White Palm's 27 years give up 3.7%. We call that lease run-off, and it belongs in the math before anyone says profit.

Subtract it from the base-case net yield and you get 3.8% for the Pererenan villa, 4.5% for the Canggu villa and 5.0% for the apartment. That's what you earn above getting your own money back.

Extensions change the picture a lot. All three contracts include one: 30 more years for Elysium and White Palm, 25 for Zamaya. Spread over the full term, run-off falls to 1.75–2.0% a year. Check what the extension costs and who sets the price, because the answer decides which of these two numbers you're actually buying.

Source: Rise Real Bali calculation; lease terms as stated by each developer

Much of Pererenan was rice field until recently. Propertia's March 2026 review of sale listings found 17.3% of Pererenan's on agricultural or protected land, against 9.3% for Badung as a whole. A villa in that zone has no route to a PBG or a rental license, and since August 1, 2026 it can't stay on the booking platforms either.

Canggu's issue is different. Free land is almost gone, so new projects either fit onto smaller plots or sit on the edge of the area. Check the exact address on the map before you compare a listing with Canggu numbers.

Source: Propertia, Bali villa market data, March 2026; Tourism Ministry, delisting from August 1, 2026

The ramp-up used to be three to six months. With 626 listings in Pererenan instead of 430, a new villa needs longer to collect the reviews that put it on the first page of results.

1. 01
   Start from area revenue

   AirROI's 12-month revenue per listing, which reflects bookings actually made, not asking rates.

2. 02
   Adjust for the property

   Bedrooms, size, pool, finish and walking distance to the beach and cafes.

3. 03
   Run three occupancy cases

   60%, 70% and 80% for a managed property, plus the area average as a floor.

4. 04
   Deduct the costs

   About 40% of revenue in total, or 45% with a resort operator.

5. 05
   Add a ramp-up

   Allow six to nine months.

6. 06
   Subtract lease run-off

   Over the base term and over the full term with extension, side by side.

Source: Rise Real Bali yield methodology, September 2026

Each property above has its own page with the full cost breakdown and the operator's terms: Canggu listings and Pererenan listings are one click away. Put your own occupancy guess into the yield calculator, or send us a villa you're considering and we'll run it through this model.

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