Canggu, Bali

Region

Investing in Canggu & Berawa

Canggu and Berawa form the most mature lifestyle market in Bali: stable returns, very high occupancy and deep, international rental demand.

8-11%

Market average return after costs

from $350k

Entry price 2-bedroom villa

80-95%

Occupancy rate in prime locations

Mature

Predictable market

Canggu, premium real estate Bali

The area

Mature, predictable and sought-after

Canggu has grown in recent years into the beating heart of lifestyle tourism in Bali, with beach clubs, restaurants and a large community of expats and digital nomads. That deep, year-round demand makes occupancy predictable and returns stable.

The entry price is higher than in emerging areas, but that is offset by a proven rental market. For investors who value predictability over maximum upside, Canggu is a logical choice.

Nearby: Berawa Beach · Echo Beach · Batu Bolong · Canggu Shortcut

Sub-region

Berawa as a premium pocket

Berawa is the more upscale pocket of Canggu: closer to the beach, with the best-known beach clubs and a higher-end offering. Demand for luxury villas is strong here and rates are correspondingly higher.

This area is home to our villa projects, aimed at investors looking for a directly rentable, high-quality product in a proven market.

A proven rental market

Canggu has made a leap in scale in recent years and grown into the epicentre of lifestyle tourism in Bali. The density of beach clubs, restaurants and co-working spaces attracts an international audience that keeps coming year-round, which makes occupancy predictable.

That maturity translates into stable returns and a deep secondary market: real estate in Canggu is highly tradable, which increases your exit options. The trade-off is a higher entry price than in emerging areas.

Who Canggu suits

Canggu and Berawa suit investors who value predictability and a directly rentable product over maximum upside. You buy a proven proposition in a market that has proven itself.

Anyone looking for the highest growth potential should look first at Uluwatu, where we have active supply with Nova Ocean Resort and where the expected appreciation is among the highest on the island.

Why Bali Estate Group

Four reasons why investors choose us

Leasehold up to 80 years

We negotiated extension options up to 80 years, where the market standard is 30 years. At the time of writing unique in the market.

Developer and seller in one

No intermediaries. We select the location ourselves, arrange the legal structure and contract the operator.

MĀUA by Swiss-Belhotel

International hotel operator with decades of experience, on our flagship Nova Ocean Resort. Higher occupancy, lower return variance.

Transparent quarterly reporting

Every quarter, insight into revenue, occupancy and return after tax. Verifiable figures instead of empty promises.

As seen on

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Experiences

What our investors say

5.0 · 40+ reviews
We first came across Bali Estate Group through the Lotgenoten podcast, where Roy talked about Bali's property market. He immediately came across as trustworthy, knowledgeable and transparent: he not only highlighted the opportunities, but also spoke honestly about zoning, building materials and possible pitfalls. In our conversation with Pierre, virtually all our questions were answered before we even had to ask them, and there was an instant personal click. The Dutch point of contact and short lines of communication are a big plus, and their involvement does not stop once the sale is done: newsletters with professionally edited videos let you follow the construction closely. We wholeheartedly recommend Bali Estate Group to anyone considering investing in real estate in Bali.
Tamara & CoenTamara & CoenInvestors
Bali Estate Group appealed to me right away: the no-nonsense mentality of Roy and Koen, no sales talk, but projects with real character. After an info evening in Delft I bought my first 2 units, with perfect financial guidance through a contact of Roy's. Now 6 units further: tidy and well organised on the construction site, and the after-sales on location is top notch.
FFrancois Chambone
After I sold my home in the Netherlands, I knew I wanted to do something with my equity. Through Danny I ended up at the Nova Ocean Resort project. I am very happy with my purchase and with the communication from the Bali Estate Group team. I look forward to the future!
JJessy P.
We have been investing in real estate for several years, looking for a high return combined with a beautiful country to spend our holidays. Originally we wanted to do this in Spain, but due to licensing restrictions there we moved on to other countries. During our search we came into contact with Bali Estate Group. From day one we had pleasant and intensive contact. We had more than a thousand questions and Bali Estate Group always helped us neatly, quickly and professionally.
JJohn
By early 2022 I was already busy putting my money to good use in real estate for a high ROI. However, this job was bigger than I thought. I came into contact with various parties, but it was all 'almost right'. Until I got in touch with Bali Estate Group at the end of 2024. The people gave me good advice and were able to fulfil all my wishes, and recommended investing in Bali with a high return. The person I am in contact with helps me with everything like a true professional investor. I am very satisfied with how everything is going and will certainly keep doing business in the future.
MMartin JInvestor
The purchase of Nova Oasis Villa in Canggu in early 2025 was initially a bit sluggish, but everything visibly improved along the way. The team is professional and skilled, and the reports are clear and complete. We have now stayed in the villa and will go again this year; it really feels like our second home.
PPeter Been & Marylin Paays

FAQ

Questions about Canggu

Why Canggu and Berawa?
A mature market with predictable occupancy and stable returns, supported by deep, year-round international rental demand. Suited to investors who prioritise predictability over maximum upside.
What is the entry price in Canggu?
The entry price typically starts from 350,000 dollars for a 2-bedroom villa. Prices have risen sharply over the past three years on the back of sustained demand.
Which projects does Bali Estate Group have here?
In the Canggu and Berawa region we have our villa projects Nova Oasis Villas and Nova Villa Resort, aimed at directly rentable luxury real estate.
Can I, as a foreigner, simply buy real estate here?
Yes. The common route for foreign investors is leasehold (Hak Sewa), direct and without a residency requirement. Hak Pakai and PT PMA are alternatives for those who have residency rights or an investment company. We guide all three routes and explain what is appropriate for each situation.
How long is my leasehold term?
The market standard in Bali is 30 years. For our projects we have negotiated extension options up to 80 years, which at the time of writing is unique in the market. We record the exact term in writing per project before you commit.
How are rental and management handled?
We take care of everything from A to Z: a professional operator or our own local team handles reservations, guest service, cleaning and maintenance. Each quarter you receive a transparent report on revenue, occupancy and return.
What is a realistic investment horizon?
We advise at least 7 to 10 years for a healthy combination of rental return and appreciation. Selling your leasehold position in the meantime is possible; the negotiated long term increases its saleability.
What about tax?
Through the tax treaty between the Netherlands and Indonesia, Dutch investors pay no tax in the Netherlands on the value or rental income of Indonesian real estate. Indonesian withholding tax remains applicable: typically a final levy of around 10 percent on rental income from property. Always consult a tax adviser for your situation.
Luxury real estate and coastal scenery in Bali

Interested in Canggu?

Book a no-obligation introductory call. We will discuss which projects and regions best fit your goals.