Bali Investment Advisor › Canggu

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Investing in Canggu

Verdict: Good  #5 of 41 areas in Bali · Badung

What the data says

  • ✓Deep rental market: many rentals listed, easier to let
  • iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield7.8% Bali: 8.0%
Median villa priceRp 5,8 B 290 for sale
Price / m²Rp 34,6 M +7% vs Bali
Median annual rentRp 440 M 453 rentals
Leasehold price / m²Rp 34,8 M
Freehold price / m²Rp 36,5 M
Land price / m²Rp 5.185.714 15 land
Leasehold share87%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 Rp 3 B Rp 298,5 M 10.0% 87
2 Rp 4,4 B Rp 341,5 M 7.7% 208
3 Rp 6 B Rp 475 M 7.9% 265
4 Rp 10,5 B Rp 701,8 M 6.7% 78
5+ Rp 16,8 B Rp 967,5 M 5.8% 47

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

5-bedroom villa for sale in Canggu — 260 sqm −40% Leasehold
Canggu 5-bedroom villa for sale in Canggu — 260 sqm Rp 5,4 B 5 bd · 260 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 17.9%
2-bedroom villa for sale in Canggu — 130 sqm −45% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 130 sqm Rp 2,5 B 2 bd · 130 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 13.7%
1-bedroom villa for sale in Canggu — 70 sqm −38% Leasehold
Canggu 1-bedroom villa for sale in Canggu — 70 sqm Rp 1,5 B 1 bd · 70 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 19.9%
5-bedroom villa for sale in Canggu — 380 sqm −45% Leasehold
Canggu 5-bedroom villa for sale in Canggu — 380 sqm Rp 7,3 B 5 bd · 380 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 13.3%
3-bedroom villa for sale in Canggu — 185 sqm −44% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 185 sqm Rp 3,6 B 3 bd · 185 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 13.2%
3-bedroom villa for sale in Canggu — 220 sqm −48% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 220 sqm Rp 4 B 3 bd · 220 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 11.9%
3-bedroom villa for sale in Canggu — 125 sqm −33% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 125 sqm Rp 2,9 B 3 bd · 125 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 16.3%
3-bedroom villa for sale in Canggu — 201 sqm −42% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 201 sqm Rp 4,1 B 3 bd · 201 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 11.7%
3-bedroom villa for sale in Canggu — 200 sqm −39% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 200 sqm Rp 4,2 B 3 bd · 200 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 11.2%
2-bedroom villa for sale in Canggu — 100 sqm −28% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 100 sqm Rp 2,5 B 2 bd · 100 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 13.7%
7-bedroom villa for sale in Canggu — 221 sqm −22% Leasehold
Canggu 7-bedroom villa for sale in Canggu — 221 sqm Rp 6 B 7 bd · 221 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 16.1%
3-bedroom villa for sale in Canggu — 248 sqm −43% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 248 sqm Rp 5 B 3 bd · 248 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.6%
2-bedroom villa for sale in Canggu — 171 sqm −41% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 171 sqm Rp 3,5 B 2 bd · 171 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.7%
3-bedroom villa for sale in Canggu — 213 sqm −38% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 213 sqm Rp 4,6 B 3 bd · 213 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.3%
3-bedroom villa for sale in Canggu — 257 sqm −42% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 257 sqm Rp 5,2 B 3 bd · 257 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.1%
3-bedroom villa for sale in Canggu — 200 sqm −35% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 200 sqm Rp 4,5 B 3 bd · 200 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.6%
2-bedroom villa for sale in Canggu — 143 sqm −35% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 143 sqm Rp 3,3 B 2 bd · 143 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.5%
2-bedroom villa for sale in Canggu — 150 sqm −33% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 150 sqm Rp 3,5 B 2 bd · 150 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.7%
5-bedroom villa for sale in Canggu — 410 sqm −31% Leasehold
Canggu 5-bedroom villa for sale in Canggu — 410 sqm Rp 9,9 B 5 bd · 410 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.8%
3-bedroom villa for sale in Canggu — 350 sqm −43% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 350 sqm Rp 6,9 B 3 bd · 350 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.9%
3-bedroom villa for sale in Canggu — 254 sqm −36% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 254 sqm Rp 5,7 B 3 bd · 254 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 8.4%
2-bedroom villa for sale in Canggu — 253 sqm −43% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 253 sqm Rp 5 B 2 bd · 253 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.8%
2-bedroom villa for sale in Canggu — 253 sqm −43% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 253 sqm Rp 5 B 2 bd · 253 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.8%
3-bedroom villa for sale in Canggu — 191 sqm −28% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 191 sqm Rp 4,8 B 3 bd · 191 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.9%
3-bedroom villa for sale in Canggu — 271 sqm −36% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 271 sqm Rp 6 B 3 bd · 271 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 7.9%
2-bedroom villa for sale in Canggu — 131 sqm −26% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 131 sqm Rp 3,4 B 2 bd · 131 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.2%
3-bedroom villa for sale in Canggu — 160 sqm −21% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 160 sqm Rp 4,4 B 3 bd · 160 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.8%
2-bedroom villa for sale in Canggu — 140 sqm −26% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 140 sqm Rp 3,6 B 2 bd · 140 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.5%
3-bedroom villa for sale in Canggu — 245 sqm −31% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 245 sqm Rp 5,8 B 3 bd · 245 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 8.1%
2-bedroom villa for sale in Canggu — 220 sqm −36% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 220 sqm Rp 4,9 B 2 bd · 220 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 7.0%
3-bedroom villa for sale in Canggu — 446 sqm −43% Freehold
Canggu 3-bedroom villa for sale in Canggu — 446 sqm Rp 9,2 B 3 bd · 446 m² · price/m² vs 36 comparables
Area median: Rp 36,5 M/m² Est. gross yield 5.2%
2-bedroom villa for sale in Canggu — 119 sqm −20% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 119 sqm Rp 3,3 B 2 bd · 119 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 10.3%
3-bedroom villa for sale in Canggu — 200 sqm −24% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 200 sqm Rp 5,3 B 3 bd · 200 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.0%
4-bedroom villa for sale in Canggu — 302 sqm −26% Freehold
Canggu 4-bedroom villa for sale in Canggu — 302 sqm Rp 8,2 B 4 bd · 302 m² · price/m² vs 36 comparables
Area median: Rp 36,5 M/m² Est. gross yield 8.6%
3-bedroom villa for sale in Canggu — 318 sqm −35% Freehold
Canggu 3-bedroom villa for sale in Canggu — 318 sqm Rp 7,5 B 3 bd · 318 m² · price/m² vs 36 comparables
Area median: Rp 36,5 M/m² Est. gross yield 6.3%
Vivienda familiar de 3 dormitorios en Canggu, Bali −26%
Canggu Vivienda familiar de 3 dormitorios en Canggu, Bali Rp 5,8 B 3 bd · 250 m² · price/m² vs 16 comparables
Area median: Rp 31,5 M/m² Est. gross yield 8.2%
3-bedroom property in Bali −24%
Canggu 3-bedroom property in Bali Rp 5,5 B 3 bd · 230 m² · price/m² vs 16 comparables
Area median: Rp 31,5 M/m² Est. gross yield 8.6%
3-bedroom villa for sale in Canggu — 220 sqm −25% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 220 sqm Rp 5,7 B 3 bd · 220 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 8.3%
5-bedroom villa for sale in Canggu — 381 sqm −21% Leasehold
Canggu 5-bedroom villa for sale in Canggu — 381 sqm Rp 10,5 B 5 bd · 381 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 9.2%
4-bedroom villa for sale in Canggu — 340 sqm −25% Leasehold
Canggu 4-bedroom villa for sale in Canggu — 340 sqm Rp 8,8 B 4 bd · 340 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 7.9%
3-bedroom villa for sale in Canggu — 280 sqm −29% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 280 sqm Rp 6,9 B 3 bd · 280 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.9%
2-bedroom villa for sale in Canggu — 174 sqm −25% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 174 sqm Rp 4,5 B 2 bd · 174 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 7.5%
2-bedroom villa for sale in Canggu — 195 sqm −27% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 195 sqm Rp 4,9 B 2 bd · 195 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.9%
9-bedroom property in Bali −43% Leasehold
Canggu 9-bedroom property in Bali Rp 29,2 B 9 bd · 1.474 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 3.3%
6-bedroom villa for sale in Canggu — 662 sqm −31% Leasehold
Canggu 6-bedroom villa for sale in Canggu — 662 sqm Rp 16 B 6 bd · 662 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.0%
2-bedroom villa for sale in Canggu — 196 sqm −25% Leasehold
Canggu 2-bedroom villa for sale in Canggu — 196 sqm Rp 5,1 B 2 bd · 196 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.7%
3-bedroom villa for sale in Canggu — 275 sqm −25% Freehold
Canggu 3-bedroom villa for sale in Canggu — 275 sqm Rp 7,5 B 3 bd · 275 m² · price/m² vs 36 comparables
Area median: Rp 36,5 M/m² Est. gross yield 6.3%
3-bedroom villa for sale in Canggu — 300 sqm −25% Leasehold
Canggu 3-bedroom villa for sale in Canggu — 300 sqm Rp 7,9 B 3 bd · 300 m² · price/m² vs 235 comparables
Area median: Rp 34,8 M/m² Est. gross yield 6.0%

Browse this area

Villas for sale in Canggu (290) Villas for rent in Canggu (453) Land for sale in Canggu (15)

Compare with nearby areas

Area Score Gross yield Price / m² Rentals
Ungasan 80 · Strong opportunity 12.2% Rp 31,7 M 35
Kerobokan 71 · Strong opportunity 8.0% Rp 29,7 M 79
Pecatu 69 · Strong opportunity 13.3% Rp 37,6 M 22
Umalas 68 · Strong opportunity 7.7% Rp 31,5 M 151
Pererenan 66 · Good 7.7% Rp 35 M 97
Bukit 63 · Good 6.7% Rp 31 M 84

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
  3. The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.