Invest in Canggu: Here’s What You MUST Know Before Buying

Canggu was once a hidden gem. Now, it’s one of Bali’s hottest real estate markets.

But if you’ve been following the headlines, you might be wondering:

“Is it still a good time to invest in Canggu?”

“Aren’t there too many empty villas?”

“What if the market slows down?”

Fair questions.

But here’s what most people miss: What looks like a problem on the surface is actually an opportunity—if you know where to look. Let’s break it down here.

With over 12+ years in the market, here’s what we can do for you:

Find the best location to invest in Bali.
Reliable guidance on Bali’s property market and laws.
Personalized strategy to maximize returns and meet your financial goals.

Contents

Key Takeaways

Canggu remains one of Bali’s strongest real estate markets in 2025, with stabilizing prices, strong mid-range demand, and high ROI potential (10–15% annually), especially in top areas like Berawa, Umalas, and Pererenan.
Rental performance is thriving, especially for long-term stays. Occupancy rates hold steady (60–67%), with prime villas reaching 91.6%. Rental income also rose 21% from Q1 to Q2 in 2024.
There are multiple ways to profit, from residential rentals to commercial spaces and future developments. Group-friendly villas and well-located properties are top performers.

See What’s on the Market: Available Bali Villas for Sale – Leasehold and Freehold

Canggu Market in 2025: What’s Happening?

Canggu has evolved from a laid-back surf town into one of Bali’s hottest real estate markets.

After years of rapid price growth, Bali’s property market is stabilizing—creating a healthier environment for investors.

But here’s what’s interesting:

High-end sales have slowed, but demand for mid-range properties ($200K-$400K) remains strong (as shown by picture below).
Buyers still pay premium prices in prime areas like Berawa, Umalas, and Pererenan.
ROI in Bali remains one of the best in Southeast Asia—averaging 10-15% per year.

So, if you’ve been waiting for the right moment to invest, this is it.

Listed vs Sale Price in North Badung (REID) — *Source: REID – Listed vs. Sale Price in North Badung*

Why Canggu Is Still a Top Investment Spot

1. More Supply = Better Deals

Canggu’s real estate market has exploded in recent years, bringing more villas, more listings, and—most importantly—more negotiating power for buyers like you.

With property prices stabilizing, you can now secure a premium investment at a better price than just a few years ago.

Here’s what that means for you:

More room to negotiate
Competitive pricing on premium properties
A strong long-term investment

2. Long-Term Rentals Are Thriving

While short-term vacation rentals have seen some shifts, long-term rentals are booming—and Canggu is at the heart of it.

Expats, digital nomads, and remote workers are all looking for high-quality rental homes, and they’re willing to pay top dollar for them.

Recent data shows:

Rental occupancy rates hold steady at 60-67% across different villa sizes. Even larger 6-bedroom villas maintain 60% occupancy.

Bali Rental Occupancy Rate by Bedrooms (REID) — *Source: REID – Rental Occupancy Rate by Bedrooms*

Rental revenues surged 21% from Q1 to Q2, increasing from $3,000 to $3,631 per month.

Bali Monthly Rental Revenue by Region (REID) — *Source: REI D – Monthly Rental Revenue by Region*

But here’s what’s even more interesting: Bali Hotels Market Research reports a major shift in foreign investment to Canggu, with properties in prime locations hitting an impressive 91.6% occupancy rate.

Average Occupancy Rate in Canggu (Bukit Vista) — *Source: Bukit Vista –* *Average Occupancy Rate in Canggu*

That means well-positioned villas in hotspots like Berawa, Umalas, and Pererenan continue to attract renters year-round.

Investors who focus on well-located, well-managed rental properties are seeing real returns.

Top Picks: Canggu Villas For Sale – Leasehold and Freehold

How to Turn Your Canggu Investment into a Profitable Asset

Canggu isn’t just about buying a villa. There are multiple ways to turn your investment into a profitable asset:

Residential Properties – Invest in villas or apartments for long-term rentals, short-term stays, or resale.
Commercial Spaces – High-demand locations for cafés, restaurants, coworking spaces, and boutique hotels.
Land & Future Developments – Secure land in prime areas and benefit from Bali’s ongoing growth.

Pro tip: Villas designed for group stays (families, digital nomads, and long-term residents) are among Canggu’s most profitable rentals.

Recent January 2024 data confirms this surge, with larger villas maintaining high occupancy rates.

Villa has Become the Most Bookings Property in Bali (Bukit Vista — *Source: Bukit Vista – Villa (in blue) has Become the Most Bookings Property in Bali*

With more travelers choosing spacious accommodations over hotels, well-managed villas command higher nightly rates and stay booked year-round.

How Much Should You Budget?

The cost of property in Bali actually depends on what you’re looking for. Here’s a rough idea:

Villas: Leasehold villas in Canggu can start at $250,000 for a modern 2-bedroom villa with a pool.
Land: Prices range from $300 to $800 per sqm, depending on proximity to hotspots.
Apartments: A more affordable entry point, starting at $100,000+ for a 1-bedroom unit.

If you’re serious about rental income, we suggest to focus on prime locations with proven demand.

So, What’s Next?

If you’re thinking about investing in Canggu, here’s what you can do right now:

Define Your Investment Goals: Are you looking for rental income, long-term appreciation, or a mix of both?
Pick the Right Location: Canggu’s areas like Berawa, Umalas, and Pererenan continue to see high demand.
Understand Legal Requirements: Zoning, permits, and legal ownership structures matter.
Freehold vs. Leasehold: Know which ownership option suits you best. For deeper insight, read our Freehold vs. Leasehold Guide.
Choose a Property That Stands Out: Don’t just buy another villa in a sea of villas. Look for unique features that attract renters or future buyers.
Work with a Trusted Property Agent: Navigating Bali’s property market alone can be overwhelming. A knowledgeable team can help you find off-market deals, negotiate better prices, and ensure due diligence is done right.

Conclusion

Let’s be real—you’re not just looking for any property. You want an investment that pays for itself, in a booming area, with real potential for growth.

Here’s the good news: whether you’re buying for the first time or already a seasoned investor, you don’t have to figure out every step alone.

You can get clear, private guidance from our senior advisors—totally free, non-obligatory.

Just click the link below to book your consultation and start your smart investment journey in Canggu.

Have a quick chat with our real estate experts for personalized advice on your Bali investments. No commitment required.

FAQ

1. How much do you need to live in Canggu?

Here’s a rough idea of the average monthly expenses in Canggu, depending on your lifestyle:

Digital nomads: $1,997/month
Expats: $2,070/month
Families: $5,805/month
Locals: around $1,659/month
Median monthly hotel rate: $667

2. Is Canggu cheaper than Ubud?

Yes. In general, Ubud tends to be more affordable than Canggu. While the difference isn’t huge, you’ll likely find that daily expenses in Canggu are slightly higher—especially if you’re keeping up a comfortable lifestyle.

3. Where is the best place to invest in Bali?

Canggu, Uluwatu, Ubud, and North Bali are some top picks for property investment in Bali.

4. Why is Canggu so popular?

Canggu has become a hotspot thanks to its mix of surf-friendly beaches, a strong digital nomad scene, and a focus on health, wellness, and laid-back living.