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Canggu still has real demand from buyers and guests, but it is not one simple market. Some villas are priced like lifestyle homes. Some are run like serious rental businesses. The useful investor question is not whether Canggu is popular. It is whether a specific bedroom type can reach strong occupancy at a realistic nightly rate. The numbers below are filtered before aggregation, and they are not a promise of net yield.
Snapshot as of 14/09/2026. Off-plan median ask $272k (-14% vs ready. Leasehold median $280k; freehold median $558k.
1. Start with the market price
First, look at what it costs to enter the market. Active for-sale stock in Canggu sits at 1,936 listings, with a median ask of $304k. That means Canggu is deep enough for comparison shopping, but not cheap. Most listed stock is leasehold (). Off-plan is of active supply, so the headline price mixes finished villas with projects still being built.
The chart shows recent for-sale depth. Use it to understand how much stock buyers can compare before looking at rental income.
2. Define a well-managed rental
Occupancy tells you how often the villa is booked. ADR is the average nightly rate. RevPAR combines the two into revenue per available night. A villa can have a high nightly rate and still disappoint if it sits empty.
The full Canggu rental median is 23.3% occupancy across 3,218 tracked Airbnbs. That broad number includes quiet listings, weak operators, and homes that may not be trying to maximize rental income. For an investable villa, use a higher bar: 40%+ occupancy as a practical underwriting threshold. This page filters actual Canggu rentals to 40%+ occupancy before calculating the 1BR, 2BR, and 3BR rental medians below.
Figures are gross, before operating costs, and are not net yield.
| Type | 40%+ rentals | Median ask | Median ADR | Median occ. | Median 30d gross | Annualized gross / ask |
|---|---|---|---|---|---|---|
| 1 BR | 255 | $160k | $119 | 60% | $1,546 | 11.6% |
| 2 BR | 392 | $235k | $144 | 63.3% | $1,833 | 9.4% |
| 3 BR | 383 | $340k | $194 | 63.3% | $2,441 | 8.6% |
These are real filtered rental medians, not assumed occupancy. Figures are gross before operating costs, and are not net yield.
3. Read 1BR, 2BR, and 3BR differently
1BR villas screen best on the filtered gross revenue-to-ask comparison. Among 255 Canggu 1BR rentals that clear 40% occupancy, median occupancy is 60%, median ADR is $119, and median 30-day gross revenue is $1,546. Against a $160k median ask, that is an 11.6% annualized gross revenue-to-ask comparison. The caveat: the unfiltered 1BR market is weak, so the specific unit and operator matter a lot.
2BR villas have the deepest filtered comp set, with 392 rentals above 40% occupancy. Their median occupancy is 63.3%, median ADR is $144, and median 30-day gross revenue is $1,833. Against a $235k median ask, the annualized gross revenue-to-ask comparison is 9.4%. This makes 2BR the most balanced option, not the highest gross-yield screen.
3BR villas earn the most gross dollars. The 40%+ filtered set has 383 rentals, median occupancy of 63.3%, median ADR of $194, and median 30-day gross revenue of $2,441. The higher $340k median ask pulls the annualized gross revenue-to-ask comparison down to 8.6%.
Practical read: 1BR leads on the filtered gross revenue-to-ask screen, but only if the villa is strong enough to avoid the weak end of the 1BR market. 2BR is the balanced buy because the comp set is deepest. 3BR fits investors who want higher gross income and can accept a bigger purchase price.
| Bedrooms | Sale n | Sale median | STR n | ADR | Occ. | RevPAR |
|---|---|---|---|---|---|---|
| 1 BR | 282 | $160k | 868 | $125 | 10% | $14 |
| 2 BR | 551 | $235k | 966 | $145 | 26.7% | $38 |
| 3 BR | 556 | $340k | 872 | $201 | 30% | $58 |
| 4 BR | 317 | $546k | 326 | $317 | 26.7% | $87 |
| 5 BR | 164 | $897k | 132 | $484 | 21.7% | $125 |
This full bedroom table supports the story above. It shows supply depth and broad rental medians. The investable table above is filtered to 40%+ occupancy.
4. What occupancy and ADR should you underwrite?
A conservative investor should not start with the 23.3% market median if the goal is to buy a proper rental business. A better first screen is whether similar villas can clear 40% occupancy at a believable ADR. In the actual 40%+ filtered set, the ADR anchors are $119 for 1BR, $144 for 2BR, and $194 for 3BR.
The filtered 1BR, 2BR, and 3BR medians all sit around 60% to 63.3% occupancy. That does not mean every buyer should underwrite 60% from day one. It means Canggu has real examples above the 40% bar, and investors should compare against those operators, not against the broad market median.
For seasonality planning (peak vs low months), see Bali villa rental seasons. For asking-price narrative context, see Canggu villas for sale.
5. Canggu vs peer markets
Same filters, different markets. Use this to sanity-check entry price and ADR, not as a substitute for pin comps.
| Market | Sale n | Sale median | STR n | ADR | Occ. |
|---|---|---|---|---|---|
| Canggu | 1,936 | $304k | 3,218 | $169 | 23.3% |
| Uluwatu | 1,895 | $265k | 425 | $136 | 3.3% |
| Seminyak | 168 | $295k | 5 | $115 | 30% |
| Jimbaran | 319 | $237k | 748 | $152 | 3.3% |
Thin STR samples (for example Seminyak in this pull) are directional only.