Active stock
1,955
Villas listed for sale · 104 new in 4 weeks
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Villas for sale in Canggu: prices and market data
The median asking price for a villa for sale in Canggu is $322,686, the middle of 1,955 active listings (Arthabase, 23 October 2026). Half of all villas ask between $223k and $536k.
Median ask
$322,686
Middle half asks $223k–$536k
$ / build m²
$1,843
Median build 188 m²
$ / land m²
$1,574
Median land 210 m²
Price brackets
250k–350k
Most common bracket, 25% of stock. Next: 500k–1M (18%).
$0$1M+
Price by bedrooms
3 bed $341k
Median ask for the most listed size, 30% of stock.
Stock mix
Bedrooms
1–2 beds 40%3–4 beds 47%5+ beds 12%
Contract
Leasehold 86%Freehold 14%
Status
Ready 80%Off-plan 20%
Canggu villa prices at a glance
A typical villa for sale in Canggu asks $322,686. A 3-bedroom villa, the most common size, has a median ask of $341,106.
Canggu is one of Bali's largest villa sale markets, with 1,955 villas listed, about 29% of everything Arthabase tracks across the island. Here Canggu means the Arthabase Canggu market in North Kuta: Tibubeneng (Berawa), Canggu village (Batu Bolong, Echo Beach), Kerobokan Kelod and Kerobokan (Umalas), Kerobokan Kaja and Dalung.
Most of the market is mid-priced: 31% of villas ask under $250k and 27% ask $500k or more. The typical villa has 188 m² of built space on 210 m² of land, which puts the median ask at $1,843 per built m².
86% of villas are leasehold and 20% are off-plan, so the main choice here is about the lease; most villas for sale are already built.
- Median asking price
- $322,686
- Villas for sale
- 1,955
- Middle half of asks
- $223k–$536k
- Median $ per built m²
- $1,843
- Most common size
- 3 bedrooms
- Median 3-bed villa
- $341,106
- Leasehold share
- 86%LeaseholdFreehold 14%
- Off-plan share
- 20%Off-planReady 80%
- Priciest village
- Kerobokan Kelod
- Most affordable village
- Kerobokan Kaja
How much is a villa in Canggu, by bedroom
Bedroom count is the biggest driver of price. Each row is the middle of that group, so half of villas ask more and half ask less.
| Bedrooms | Listings | Median ask | Middle half | Build | Land | $ / build m² |
|---|---|---|---|---|---|---|
| 1 bed | 228 | $164,758 | $137k–$218k | 74 m² | 85 m² | $2,342 |
| 2 bed | 560 | $239,747 | $195k–$297k | 126 m² | 145 m² | $1,832 |
| 3 bed | 580 | $341,106 | $273k–$442k | 200 m² | 220 m² | $1,766 |
| 4 bed | 343 | $550,000 | $389k–$737k | 300 m² | 357 m² | $1,781 |
| 5+ bed | 237 | $921,530 | $647k–$1.51M | 461 m² | 800 m² | $1,886 |
3-bedroom villas are the bulk of the market: 580 listings, 30% of stock, with a median ask of $341,106. One-bedroom villas start the ladder at $164,758, mostly compact leasehold units built for holiday rental.
The jump from 4-bed to 5+ bedroom is the steepest step. A 5+ bedroom villa asks $921,530, about half as much again as a 4-bed. That is not only an extra room: they sit on a median 800 m² of land against 357 m², and far more of them are freehold (30% vs 18%).
Per square metre, the smallest villas cost the most. 1-bed villas ask $2,342 per built m², while 3-bed villas ask $1,766. Kitchens, pools and bathrooms cost the same whatever the size, so small villas carry more of that cost per metre.
Spreads are wide inside each group. For 3-bed villas the middle half runs from $273k to $442k: location, land size, view and lease length move the price as much as the room count does.
Where Canggu asking prices sit
How the 1,955 listings spread across price brackets, and what a square metre of built space costs.
Asking price (USD)
Most supply sits in the 250k–350k range.
<100k100k–150k150k–200k200k–250k250k–350k350k–500k500k–1M1M+
Bottom 10% ask under
$164,855Top 10% ask over
$934,711Price per built m² (USD)
$1,843 / m² median
Asking price divided by building size. Use it to compare villas of different sizes.
MedianListings
The most crowded bracket is 250k–350k with 25% of listings, followed by 500k–1M (18%). The cheapest tenth of villas ask under $164,855; the top tenth ask over $934,711.
174 villas ask $1 million or more (9%). Those are mostly large freehold estates, and they are why the average ask is far above the median. For a realistic budget, look at the median and the middle half, not the average.
What the money buys. Under $200k is mostly 1-bed and small 2-bed leasehold villas. $200k–$350k covers most 2- and 3-bed villas. Above $500k you are into 4-bed homes, bigger plots and freehold.
| Price bracket | Villas | Share |
|---|---|---|
| Under 100k | 26 | 1.3% |
| 100k–150k | 108 | 5.5% |
| 150k–200k | 223 | 11.4% |
| 200k–250k | 256 | 13.1% |
| 250k–350k | 489 | 25.0% |
| 350k–500k | 327 | 16.7% |
| 500k–1M | 352 | 18.0% |
| 1M+ | 174 | 8.9% |
Prices by village across Canggu
Canggu is not one market. Here is how the 6 villages compare.
Median ask by village · listings
Tibubeneng holds 34% of all listings (Berawa and the streets behind it). Its median ask is $322,686 and it asks $1,835 per built m², among the highest in Canggu. 16% of its villas are off-plan.
Kerobokan Kaja has the lowest median ask at $229,644. Dalung is the cheapest per square metre at $1,625 per built m² (inland, north of Kerobokan).
Village matters here: the gap between the priciest and cheapest village medians is $125k.
| Village | Listings | Median ask | $ / build m² | Median land | Leasehold | Off-plan |
|---|---|---|---|---|---|---|
| Tibubeneng | 670 | $322,686 | $1,835 | 200 m² | 86% | 16% |
| Canggu village | 525 | $315,000 | $1,886 | 196 m² | 84% | 26% |
| Kerobokan Kelod | 406 | $354,510 | $1,858 | 265 m² | 86% | 16% |
| Kerobokan | 277 | $301,510 | $1,790 | 215 m² | 89% | 25% |
| Dalung | 59 | $247,057 | $1,625 | 200 m² | 88% | 17% |
| Kerobokan Kaja | 18 | $229,644 | $1,725 | 181 m² | 83% | 28% |
Leasehold or freehold, ready or off-plan
Two choices that change the price as much as the villa itself.
Leasehold · 86% of stock
$299,000
1,680 villas · $1,817 / build m²
Freehold · 14% of stock
$607,900
275 villas · $2,038 / build m²
Ready · 80% of stock
$332,023
1,567 villas · $1,818 / build m²
Off-plan · 20% of stock
$279,126
388 villas · $1,931 / build m²
Leasehold dominates. 86% of Canggu villas are sold on a lease, typically 25 to 30 years, with a median ask of $299,000. Freehold villas ask a median $607,900, 103% more.
Size explains part of the gap, title the rest. Freehold villas here are bigger (302 m² built vs 180 m²), but even with the same bedroom count freehold asks about 45% more than leasehold. Per built m², freehold is dearer: $2,038 vs $1,817.
A lease loses value as the years run down, so two leasehold villas with the same price can be very different deals. Always compare the price per year of lease left. Foreign buyers usually cannot hold freehold title directly; our guide covers the options.
Off-plan is not the discount it looks like
20% of the market is off-plan: 388 villas sold before they are built. The headline median makes off-plan look 16% cheaper ($279,126 vs $332,023 for ready villas). But off-plan villas are smaller (152 m² vs 200 m² built). Compared bedroom for bedroom, off-plan asks about 1% more than a finished villa, and $1,931 per built m² against $1,818.
Buying off-plan means paying before the villa exists and carrying build and delay risk. If off-plan is not cheaper than ready stock for the same size, that risk is not being priced in. Check the developer's finished projects and the payment schedule, and compare against ready villas nearby.
Median ask, ready vs off-plan, by bedrooms
ReadyOff-plan
Under each pair: ready listings · off-plan listings. Medians shown only where a group has 5 or more listings.
Canggu compared with the rest of Bali
Median asking price for villas in Bali's main sale markets, with the number of active listings.
Median ask · listings
At $322,686, Canggu sits 21% above Uluwatu ($267,225), and above every other main market except Ubud.
It is also one of the two largest sale markets on the island, with 1,955 villas against Uluwatu's 2,271. Deep stock means plenty to compare at every budget, and the beachside and rice-field-view villas around Berawa and Batu Bolong set the top of the market.
How fast Canggu stock turns over
New listings against listings taken down each month. A take-down can mean a sale, a withdrawal or an expired ad.
Listings per month
NewRemoved
252
162
293
167
91
91
October 2026 runs to 23 October 2026.
Over the last 3 months, 636 listings came on the market and 420 came off in the Canggu market. New supply has outpaced take-downs by about 1.5 to 1, so stock has grown from 1,786 to 2,110 listings.
Prices have held steady through it. In the core Canggu market the median ask has stayed between $300k and $307k since July 2026. More villas chasing the same buyers at flat asking prices gives buyers more choice, and usually more time to decide.
These are asking prices. Arthabase started tracking this flow in July 2026, so read it as a short window, and note that the counts include every property type listed, not only villas.
What Canggu villas earn as holiday rentals
Many buyers rent the villa out. Price only makes sense next to what comparable villas earn.
Asking price is half the picture. Most villas in Canggu are bought to rent out, so the question is what a villa like this earns: nightly rate, occupancy across the seasons, and what is left after costs.
Arthabase tracks the Airbnb villas around every listing. In Arthabase Studio you can open any Canggu villa for sale and see the rental performance of comparable villas nearby, month by month.
What this means if you are buying in Canggu
- Budget around $323k for a typical villa.The middle half of Canggu asks $223k to $536k. Under $200k you are mostly looking at 1-bed and small 2-bed leaseholds.
- Compare on price per square metre.The Canggu median is $1,843 per built m². It is the quickest way to see if a villa is priced high for its size.
- Price leases per year left.86% of villas are leasehold. Freehold costs about 45% more for the same bedroom count, so check that a lease is priced for the years it has left.
- Do not assume off-plan is cheaper.Bedroom for bedroom, off-plan asks about 1% more than ready villas here, and you carry the build risk.
- Supply is growing, asks are flat.New listings have outnumbered take-downs about 1.5 to 1 while median asks held steady. Buyers have plenty to compare.
- Check the income, not just the price.Rental income decides most Canggu purchases. Arthabase Studio puts Airbnb occupancy and nightly rates for nearby villas next to each listing.
Canggu villa prices: common questions
How much does a villa cost in Canggu?
The median asking price for a villa for sale in Canggu is $322,686 across 1,955 active listings (23 October 2026). Half of villas ask between $223,401 and $535,500.
How much is a 3-bedroom villa in Canggu?
The median asking price for a 3-bedroom villa in Canggu is $341,106, with the middle half between $273,458 and $441,588. A 2-bedroom villa has a median ask of $239,747 and a 4-bedroom villa $550,000.
Is Canggu cheaper than Uluwatu?
No, on asking prices. The Canggu median ask is $322,686 against $267,225 in Uluwatu, about 21% higher.
Are villas in Canggu leasehold or freehold?
Mostly leasehold: 86% of villas for sale in Canggu are leasehold, with a median ask of $299,000. Freehold villas have a median ask of $607,900, but they are larger; for the same bedroom count freehold asks about 45% more.
Are off-plan villas cheaper in Canggu?
Not like for like. 20% of Canggu villas are off-plan. Their median ask is $279,126 vs $332,023 for ready villas, but compared bedroom for bedroom off-plan asks about 1% more.
Which area of Canggu is most expensive?
Kerobokan Kelod has the highest median ask at $354,510, and Canggu village the highest price per built m² ($1,886). Kerobokan Kaja has the lowest median ask at $229,644.
Where does this Canggu price data come from?
From Arthabase, which collects villa listings from agency and developer websites across Bali and refreshes them weekly. Figures are asking prices in USD, not sold prices. Explore the listings in Arthabase Studio, free.
About this data
Figures come from the Arthabase database of Bali villa listings, collected from agency and developer websites and refreshed weekly. This page uses every villa listed for sale in Canggu on 23 October 2026.
- Area. Canggu on this page is the Arthabase Canggu market in the North Kuta district of Badung regency: the villages of Tibubeneng, Canggu, Kerobokan Kelod, Kerobokan, Kerobokan Kaja and Dalung. Pererenan and the coast west of it sit in the separate Mengwi coast market.
- Prices are asking prices, converted to USD. They are not sold prices. Bali has no public register of sale prices.
- Medians, not averages. A few very expensive villas pull an average up; the median is the middle listing.
- Cleaning. Asks below $40k or above $20M are dropped as entry errors (12 listings). Duplicate listing ids are counted once.
Arthabase is a data product, not an agency, and nothing here is investment advice.
See every villa for sale in Canggu.
This page is the summary. Arthabase Studio has the listings behind it: map, filters, rental data and price checks. Free to use.
- Every Canggu listing on the Atlas map, with price and size
- Filter by bedrooms, budget, leasehold or freehold, ready or off-plan
- Airbnb occupancy, nightly rates and revenue next to sale prices
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