Area audit · Canggu
Canggu.
High-demand, high-yield, high-competition
Canggu is the engine of Bali's modern villa rental market — a ribbon of surf beaches, co-working cafes, and boutique hotels running north from Seminyak. Daily rates and occupancy are the strongest on the island, but so is the supply of new-build investor villas. Our audit flags the ones chasing yield with short leases, inflated nightly rates, and unrealistic occupancy assumptions.
Why investors like Canggu
- 01Highest nightly rates in Bali outside Ubud's super-luxury tier
- 02Year-round demand — digital nomads through rainy season, tourists through dry
- 03Deepest rental agency ecosystem makes outsourcing management viable
- 04Resale liquidity is stronger than any other area we track
What we'd stress-test
- 01New-build inventory glut is pushing occupancy down below the brochure numbers
- 02Traffic, noise, and construction can hurt guest reviews — site visits matter
- 03Leaseholds of 20-25 years are common here — watch the depreciation math
- 04Land prices rising faster than achievable yields in Berawa and Pererenan
Bali villa ROI method
How Canggu ROI is stress-tested
Every Canggu villa audit uses the same Bali villa ROI model: estimated nightly rate, area occupancy, a 40% operating-cost load, and lease depreciation for leasehold villas. That keeps Cangguyields comparable with Canggu, Uluwatu, Seminyak, Sanur, and the rest of the BVT ledger.
The ledger
Audited villas in Canggu
Charming 2 Bedroom Villa for Sale Leasehold between Canggu and Kerobokan
$107k
2 bed · Canggu
9.9%
Net ROI
Beautiful 2 Bedrooms villa for sale in Bali Canggu residential side
$155k
2 bed · Canggu
9.8%
Net ROI
Brand New 2 Bedroom Villa for sale in Bali Canggu Padonan
$223k
2 bed · Canggu
9.7%
Net ROI
Beautiful 2 Bedrooms brand new villa for sale and rent in Bali Canggu Padonan
$226k
2 bed · Canggu
9.6%
Net ROI
Beautiful 2 Bedroom Villa for Sale and Rent in Bali near Canggu & Umalas
$163k
2 bed · Canggu
9.3%
Net ROI
Off-plan 2 Bedrooms villa for sale in Bali Canggu
Flag$238k
2 bed · Canggu
9.1%
Net ROI
Brand new 2 Bedroom Villa for Sale in Bali Pererenan
$226k
2 bed · Pererenan
9.1%
Net ROI
Beautiful 2 Bedrooms villa for sale freehold in Bali Canggu residential side
$173k
2 bed · Canggu
8.8%
Net ROI
4 Bedroom Villa for Sale in Pererenan
$338k
4 bed · Pererenan
8.5%
Net ROI
Off- Plan 2 Bedroom Villa for sale leasehold in Bali Pererenan - Tumbak Bayuh
$107k
2 bed · Pererenan
8.4%
Net ROI
Charming 2-Bedroom Villa for Sale in Berawa
$105k
2 bed · Canggu
8.3%
Net ROI
2 Bedroom Minimalist Villa For Sale at the center of Berawa Bali
$268k
2 bed · Canggu
8.1%
Net ROI
3 BEDROOM VILLA FOR SALE IN BALI CANGGU
$220k
3 bed · Canggu
8.1%
Net ROI
Brand new 2 Bedroom villa for sale in Bali Pererenan
$260k
2 bed · Pererenan
7.9%
Net ROI
Brand new 2 Bedroom villa for sale in Bali Pererenan
$260k
2 bed · Pererenan
7.9%
Net ROI
Off Plan 2 bedroom villa for sale in Bali Pererenan
Flag$265k
2 bed · Pererenan
7.7%
Net ROI
Off Plan 2 bedroom villa with rooftop for sale in Bali Pererenan
Flag$266k
2 bed · Pererenan
7.7%
Net ROI
3 BEDROOM VILLA FOR SALE IN BALI PERERENAN TUMBAK BAYUH
$319k
3 bed · Pererenan
7.7%
Net ROI
Charming 4 Bedrooms villa for sale freehold in Berawa
$387k
4 bed · Canggu
7.7%
Net ROI
Brand New 3 bedroom family villa for sale in Buduk Canggu
$232k
3 bed · Canggu
7.7%
Net ROI
Nearby areas