How Much Does a Villa in Canggu Cost? Prices, Supply and Sub-Area Breakdown
A villa in Canggu costs between $166k for a 1BR leasehold and over $1M for a 5BR+. Here is what 710 sale listings from June 2026 show: asking prices by bedroom, ready vs off-plan discount, freehold premium, and a sub-area breakdown across Berawa, Umalas, Tumbak Bayuh and 10 more.
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Canggu is Bali's largest villa sale market by listing volume: 710 tracked listings as of June 2026, representing 36% of all Bali supply in the database. The range is wide. A 1BR leasehold in Padonan can be found below $200k. A 5BR in Berawa with ready occupancy asks over $1.3M. The 2-4BR leasehold corridor accounts for 79% of the market and is where most investors are competing.
1. What does a villa in Canggu cost?
The median asking price for a villa in Canggu is $291k. Entry points by bedroom:
These are asking prices, not transaction prices. In a leasehold market, negotiation is common, particularly on off-plan stock, and the eventual sale price can differ materially from the listed figure.
2. Ready vs off-plan: a 41% price gap
42% of Canggu listings are off-plan (297 of 710). Off-plan listings typically ask $300k versus $507k for ready stock, a 41% discount. This gap does not mean off-plan is cheaper in absolute terms; it reflects that off-plan products are typically smaller-format or located in less-central sub-areas. The discount compensates for construction timeline, execution risk, and the loss of rental income during the build period.
If you are comparing a ready villa to an off-plan quote at the same price point, the off-plan option is effectively asking you to accept all that risk for no price benefit. The gap needs to be meaningful, typically 30-40%, to justify off-plan entry.
Ready listings consistently ask more than off-plan across every bedroom count. Ready 3BR stock ($450k) runs 56% above off-plan ($288k).
3. Leasehold vs freehold: a 128% premium
88% of Canggu supply is leasehold (627 of 710 listings). There are only 83 freehold listings in the tracked dataset and they ask a 128% premium over comparable leasehold properties. A freehold 3BR in Berawa can ask $680k where a similar leasehold asks $354k.
Most investors in Canggu operate on leasehold with an average term of 26 years. The rental yield calculation on a leasehold purchase needs to account for the remaining lease term, not just the near-term occupancy rate. A 26-year lease at $350k can still make sense, but it is a fundamentally different risk profile from freehold ownership.
4. Sub-area prices: Berawa, Umalas, Tumbak Bayuh
Price varies significantly across Canggu's 13 tracked sub-areas. Berawa is the highest-asking cluster (avg $464k, 165 listings) and the most liquid, with the deepest comp set and the strongest STR demand. Umalas ($353k) trades at a discount reflecting its more residential character and lower tourist footfall. Tumbak Bayuh ($418k, 115 listings) has emerged as a volume area driven by the northward expansion of the Canggu corridor.
Padonan ($258k) is the most accessible sub-area, with smaller plots and a younger build stock. Batu Bolong ($551k) carries a location premium. Proximity to Batu Bolong beach and Echo Beach drives asking prices well above typical Canggu prices. Babakan sits mid-tier at $398k.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Berawa | 165 | $464k | $568k | $358k | $437k | $788k | 233 | 338 |
| Umalas | 121 | $353k | $430k | $283k | $330k | $611k | 215 | 283 |
| Tumbak Bayuh | 115 | $418k | $569k | $289k | $395k | $728k | 237 | 299 |
| Babakan | 84 | $398k | $477k | $322k | $364k | N/A | 228 | 318 |
| Padonan | 48 | $258k | $336k | $191k | $244k | N/A | 178 | 224 |
| Batu Bolong | 40 | $551k | $686k | $349k | $477k | N/A | 248 | 330 |
| Nelayan | 36 | $398k | $512k | $328k | $324k | N/A | 222 | 290 |
| Buduk | 33 | $347k | $349k | $343k | $263k | N/A | 198 | 262 |
| Echo Beach | 24 | $429k | $531k | $345k | $386k | N/A | 220 | 295 |
| Batu Belig | 18 | $448k | $540k | $368k | $404k | N/A | 234 | 308 |
| North Canggu | 15 | $366k | $441k | $294k | $339k | N/A | 205 | 269 |
| Kayu Tulang | 8 | $321k | $394k | $256k | $299k | N/A | 190 | 248 |
| Canggu | 3 | $398k | N/A | N/A | $376k | N/A | 214 | 280 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 1 BR | 80 | $166k | $173k | $160k | $166k | N/A | 69 | 88 |
| 2 BR | 208 | $224k | $243k | $206k | $216k | $342k | 141 | 162 |
| 3 BR | 233 | $375k | $450k | $288k | $354k | $680k | 257 | 355 |
| 4 BR | 122 | $660k | $779k | $512k | $607k | $1.3M | 351 | 461 |
| 5 BR | 51 | $1.0M | $1.3M | $712k | $971k | N/A | 428 | 561 |
| 6 BR | 16 | $1.2M | $1.4M | $1.0M | $1.1M | N/A | 558 | 732 |
5. What about rental yield?
This article covers asking prices - what sellers are listing. To understand whether the price makes sense as an investment, you need the other side: what comparable villas in the same sub-area actually earn in rental income. Occupancy, ADR, and RevPAR benchmarks for Canggu (including Berawa, Umalas, and Tumbak Bayuh) are available through the ArthaBase area report - the tool we built specifically to give investors rental performance data before they commit to a purchase. For a framework on how to combine supply and rental data, see how to research a Bali villa investment.
6. How does Canggu compare to other areas?
Canggu has the most listings (710) and a median of $291k. Mengwi is more expensive at the top end, driven by Pererenan. Uluwatu has a similar median but a much higher off-plan share (59% vs 42%), which changes the risk profile significantly. For a Bali-wide view of supply and prices across all areas, see the full Bali villa price snapshot.
The question of whether Bali is still a good investment at these price levels is covered in detail in Is Bali still a good place to invest in 2026?. The supply data here gives you the entry cost; the investment case requires the rental data alongside it.