Bali Investment Advisor › Cemagi

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Investing in Cemagi

Verdict: Neutral  #13 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 yield6.9% Bali: 8.0%
Median villa priceRp 6,2 B 45 for sale
Price / m²Rp 32,1 M −1% vs Bali
Median annual rentRp 453 M 42 rentals
Leasehold price / m²Rp 31,2 M
Land price / m²Rp 5.712.000 3 land
Leasehold share92%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 Rp 2,7 B Rp 135,5 M 5.0% 6
2 Rp 5,1 B Rp 352,5 M 7.0% 33
3 Rp 8,2 B Rp 504 M 6.1% 27
4 Rp 10,6 B Rp 1 B 9.5% 11

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.

2-bedroom villa for sale in Cemagi — 175 sqm −46% Leasehold
Cemagi 2-bedroom villa for sale in Cemagi — 175 sqm Rp 3 B 2 bd · 175 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 11.9%
3-bedroom villa for sale in Cemagi — 210 sqm −30% Leasehold
Cemagi 3-bedroom villa for sale in Cemagi — 210 sqm Rp 4,6 B 3 bd · 210 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 11.0%
4-bedroom villa for sale in Cemagi — 323 sqm −21% Leasehold
Cemagi 4-bedroom villa for sale in Cemagi — 323 sqm Rp 8 B 4 bd · 323 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 12.5%
2-bedroom property in Bali −38%
Cemagi 2-bedroom property in Bali Rp 4,5 B 2 bd · 180 m² · price/m² vs 6 comparables
Area median: Rp 40,6 M/m² Est. gross yield 7.8%
3-bedroom villa for sale in Cemagi — 300 sqm −34% Leasehold
Cemagi 3-bedroom villa for sale in Cemagi — 300 sqm Rp 6,2 B 3 bd · 300 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 8.1%
2-bedroom villa for sale in Cemagi — 200 sqm −33% Leasehold
Cemagi 2-bedroom villa for sale in Cemagi — 200 sqm Rp 4,2 B 2 bd · 200 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 8.4%
3-bedroom villa for sale in Cemagi — 251 sqm −28% Leasehold
Cemagi 3-bedroom villa for sale in Cemagi — 251 sqm Rp 5,7 B 3 bd · 251 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 8.9%
Spacious 3-Bedroom Villa with 256 sqm Living Space −21%
Cemagi Spacious 3-Bedroom Villa with 256 sqm Living Space Rp 8,2 B 3 bd · 256 m² · price/m² vs 6 comparables
Area median: Rp 40,6 M/m² Est. gross yield 6.1%
4-bedroom villa for sale in Cemagi — 260 sqm −45% Leasehold
Cemagi 4-bedroom villa for sale in Cemagi — 260 sqm Rp 4,4 B 4 bd · 260 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m²
2-bedroom villa for sale in Cemagi — 313 sqm −23% Leasehold
Cemagi 2-bedroom villa for sale in Cemagi — 313 sqm Rp 7,5 B 2 bd · 313 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 4.7%
2-bedroom villa for sale in Cemagi — 313 sqm −23% Leasehold
Cemagi 2-bedroom villa for sale in Cemagi — 313 sqm Rp 7,5 B 2 bd · 313 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 4.7%
3-bedroom villa for sale in Cemagi — 491 sqm −23% Leasehold
Cemagi 3-bedroom villa for sale in Cemagi — 491 sqm Rp 11,8 B 3 bd · 491 m² · price/m² vs 35 comparables
Area median: Rp 31,2 M/m² Est. gross yield 4.3%

Browse this area

Villas for sale in Cemagi (45) Villas for rent in Cemagi (42) Land for sale in Cemagi (3)

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
Canggu 67 · Good 7.8% Rp 34,6 M 453
Pererenan 66 · Good 7.7% Rp 35 M 97

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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.