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To invest in Canggu is not just a matter of deciding to purchase a villa; the important choice is whether a one-bedroom, two-bedroom, or three-bedroom property provides the best balance between price, bookings, and gross rental income.
Canggu still receives a great deal of interest from both people buying property and those who rent homes, but the market there is not uniform. While some villas are intended to be lifestyle homes, others are run as efficient rental operations. When it comes to investors, the key issue is not just the fact that Canggu is popular, but rather which kind of bedroom is able to secure high occupancy at a competitive rate per night. The data listed below has been carefully filtered before being aggregated and does not warrant a guarantee of net yield.
As of 14/09/2026 the median asking price for off-plan properties was $272k (about 14% below ready-built-14%); the median asking price for leasehold properties was $280k and that for freehold properties was $558k.
1. Begin with the market price
Start by considering the cost of getting into the market. There are 1,936 properties for sale currently on the market in Canggu (tracked by us), the median asking price being $304k. of the properties listed are leasehold, and of the active supply is off-plan, so the overall price figure includes both completed villas and developments that are still under construction.
2. What is meant by a well-managed rental?
The number of bookings gives you an indication of how often the villa is booked. ADR stands for the average nightly rate. RevPAR combines these two figures to calculate revenue per available night. A villa can have a high nightly rate and yet still let people down if it remains unbooked.
The median occupancy rate for all rentals in Canggu is 23.3% among the 3,218 Airbnbs that have been tracked. This figure covers properties that are quiet, run by poor operators, and those which may not be aiming to maximise their rental income. In the case of villas that are intended for investment, a higher standard should be applied: 40% or more occupancy should serve as a practical threshold for underwriting. The page carries out a filter on the actual Canggu rentals to include only those with 40% or more occupancy before working out the median rental prices for one-bedroom, two-bedroom, and three-bedroom properties below.
The figures, before operating costs, are gross and not the 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% |
3. Assess the one-bedroom, two-bedroom, and three-bedroom villas differently
The filtered gross revenue-to-ask comparison works best for 1BR villas. In the case of 255 Canggu 1BR rentals which achieve at least 40% occupancy, the median occupancy level is 60%, the median ADR is $119 and the median 30-day gross revenue is $1,546. This gives an 11.6% annualized gross revenue-to-ask ratio against a median asking price of $160,000. However, there is a caveat in that the unfiltered 1BR market is weak, so the particular unit and the operator are important.
The two-bedroom villas have the deepest filtered comp set, featuring 392 rentals that achieve an occupancy rate of more than 40%. Their median occupancy stands at 63.3%, their median ADR is $144, and their median 30-day gross revenue is $1,833; when compared to a median asking price of $235k, the annualized gross revenue-to-ask ratio is 9.4%. As a result, the 2BR option is the most balanced one, not the one with the highest gross yield.
Villas with three bedrooms generate the highest gross earnings. In the group made up of properties with a filtration level of 40% or more there are 383 rentals, the median occupancy rate is 63.3%, the median ADR is $194 and the median 30-day gross revenue is $2,441. Because the median asking price is $340,000 the annualized gross revenue-to-ask ratio drops to 8.6%.
To conclude, when you want the best value, a well-managed one-bedroom villa can provide good returns, but only on condition that you select the correct property and operator.
Consider this: what we showed you are still broad market numbers and give you an indication about the market. These numbers are great to get a grasp of the situation. In a case to case scenario all models can be broken because how an individual property is managed, positioned and how it looks makes a massive difference in a context that is hard to track solely with data.
| 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 |
4. What occupancy and ADR should you underwrite?
A conservative investor ought not to begin with the 23.3% market median when the aim is to purchase a proper rental business; instead, a more effective initial filter is to examine whether similar villas are able to achieve 40% occupancy at a reasonable ADR. Within the actual group that has been filtered to include only properties with 40% or more occupancy, the ADR figures are $119 for one-bedroom units, $144 for two-bedroom units, and $194 for three-bedroom units.
The median occupancy rates for the one-bedroom, two-bedroom, and three-bedroom properties are all about 60% to 63.3%. This does not indicate that each buyer should base their underwriting on 60% from the very beginning. Rather, it shows that Canggu has actual examples exceeding the 40% threshold, and investors should use those particular operators as a point of comparison rather than the median of the wider market.
If you would like to know about the seasonal planning (i.e. the busy and slow months), see Bali villa rental seasons. And if you are looking for context regarding the asking prices, see Canggu villas for sale.
5. Canggu and the peer markets
The same filters can be applied to different markets; use them to check the reasonableness of the entry price and the ADR, not as a replacement for pin comparisons.
| 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% |