Villas for sale in Canggu to live in and invest
The most interesting villas on sale now, from a villa in a rental complex in Padonan to a four-bedroom villa in Batu Bolong, prices by area, rental yield, costs on top of the price and what a purchase gives for a visa.
In 2026 the median two-bedroom villa in Canggu costs $220,000 and a three-bedroom $325,000, on a 25-year lease of the land and house. An are of land by the sea leases for $2,300-2,800 a year. Villas let for a year at a 7.7-9% yield before tax, and a two-bedroom villa in Padonan costs $94,000.
Below are the most interesting offers on sale now, villa prices by area, rental yield and every cost on top of the price. A manager will find a property for your requirements.
The market in brief
Data for 2026.
What villas are for sale in Canggu
The most interesting villas from $94,000 to $349,500 in Padonan, Tibubeneng, Tumbak Bayuh, Berawa, Batu Bolong and Pererenan. A manager will find a villa for your requirements and send the contract, the land certificate and similar options in the chat.
A two-bedroom villa in a rental complex
$94,000
An 85 m² villa on a 153 m² plot in Padonan: two bedrooms, a living room and a kitchen, fully furnished. The villa is in a complex where homes are already let to guests, with shared parking. Berawa's cafes are a few minutes away and the beach 15 minutes by car. The 19-year lease works out at about $5,000 a year, and two-bedroom villas in Padonan let for a year for $15,400 on average.
A two-bedroom villa with its own pool
$139,000
A 130 m² villa on a 180 m² plot: two bedrooms, each with its own bathroom, a living room with an open kitchen, its own pool and a courtyard with an outdoor dining area. Fully furnished. Tibubeneng is a quiet residential part of Canggu next to Berawa, 10 minutes from the beach. The 20-year lease works out at about $6,900 a year, and two-bedroom villas in Canggu let for a year for $17,900 on average.
A three-bedroom villa with rice field views
$165,000
A 125 m² villa on a 220 m² plot in Tumbak Bayuh: three bedrooms, a living room with a sunken sofa, a kitchen and a 7 m infinity pool facing the rice fields. Built in 2024, fully furnished. Pererenan's cafes are 5 minutes away and Echo Beach 10 minutes. The 22-year lease works out at $7,500 a year, and three-bedroom villas in Tumbak Bayuh let for a year for $25,800 on average.
A Mediterranean-style three-bedroom villa
$180,000
A 125 m² villa on a 181 m² plot: three bedrooms, an open living room with dining area and kitchen, arched doors to its own pool and garden, and stone-clad accent walls. Built in 2021, fully furnished. Berawa is the liveliest part of Canggu, with beach clubs and cafes, 8 minutes from the beach. The 25-year lease works out at $7,200 a year, and three-bedroom villas in Berawa let for a year for $25,000 on average.
A new two-bedroom villa with a 9-metre pool
$180,000
A new 143 m² villa on a 160 m² plot: two bedrooms, an open living room with dining area and kitchen, and its own 9 by 2.5 m pool. Built in 2025, fully furnished. Batu Bolong is the centre of Canggu, with a surf beach, cafes and shops, 10 minutes from the beach. The 23-year lease works out at $7,800 a year, and two-bedroom villas in Canggu let for a year for $17,900 on average.
A three-bedroom villa with a rooftop terrace and a home cinema
$236,000
A renovated 155 m² villa on a 270 m² plot in north-east Pererenan: three bedrooms, a living room, its own pool, a rooftop terrace and home cinema equipment. Fully furnished. Pererenan is the seaside area next to Canggu, quieter than Berawa, 10 minutes from the beach. The 26-year lease works out at $9,100 a year, and three-bedroom villas in Pererenan let for a year for $25,000 on average.
A two-bedroom villa 3 minutes from the beach
$240,000
A 112 m² villa on a 110 m² plot in a villa complex with a management company: two bedrooms with their own bathrooms, a living room with a kitchen, a work desk, a balcony, a terrace, its own pool and a garden. Built in 2023, fully furnished. The beach is 3 minutes away by scooter. The 26-year lease works out at $9,200 a year, and two-bedroom villas in Canggu let for a year for $17,900 on average.
A four-bedroom family villa with a garage
$349,500
A 210 m² villa on two levels on a 220 m² plot: four bedrooms, a bright living room with dining area, its own pool and courtyard, a garage for one car and CCTV. Built in 2023, fully furnished and ready to move into. The beach is 7 minutes away, with Batu Bolong's cafes and shops nearby. The 26-year lease works out at $13,400 a year, and four-bedroom villas in Canggu let for a year for $45,400 on average.
What a villa costs in the areas of Canggu
The table shows the median price of leasehold villas by area of Canggu, based on October 2026 listings. The median two-bedroom villa in Canggu costs $220,000 and a three-bedroom $325,000, with a 25-year lease. Batu Bolong and Pererenan by the sea are the most expensive, and Tumbak Bayuh, Padonan and Tibubeneng among the rice fields, 10-15 minutes from the beach, are cheaper, with a two-bedroom villa at $139,000-208,000.
The villa price follows the land lease: an are (100 m²) by the sea in Pererenan, Berawa and Batu Bolong costs $2,300-2,800 a year, and in central Canggu $1,700-2,300. The shorter the remaining lease, the cheaper the villa, so villas are compared by the price per year of lease.
| Area | 2-bedroom villa | 3-bedroom villa |
|---|---|---|
| Batu Bolong | $287,000 | - |
| Pererenan | $268,000 | $387,000 |
| Berawa | $250,000 | $335,000 |
| Babakan | $225,000 | $325,000 |
| Tumbak Bayuh | $208,000 | $275,000 |
| Padonan | $204,000 | $284,000 |
| Tibubeneng | $139,000 | - |
| All Canggu | $220,000 | $325,000 |
Data for 2026: median price of leasehold villas in sale listings by area of Canggu and in neighbouring Pererenan; a dash means too few offers for a median. Prices in dollars, rupiah at 18,043 rupiah per dollar (European Central Bank, 19 October 2026). Land lease for 2026.
What rental yield a villa in Canggu gives
Villas in Canggu let for a year at a 7.7-9% yield before tax, highest for one-bedroom villas. A two-bedroom villa lets for a year for $17,900 on average and pays back before tax in 12.3 years on a 25-year lease, and the remaining years of the contract bring income above the money invested. In Pererenan villas cost more for the same rent, so the yield there is 6.2-6.4%.
| Villa | Rent per year | Yield a year | Payback |
|---|---|---|---|
| Canggu, 1 bedroom | $13,800 | 9.0% | 11.2 years |
| Canggu, 2 bedrooms | $17,900 | 8.1% | 12.3 years |
| Canggu, 3 bedrooms | $25,800 | 7.9% | 12.6 years |
| Canggu, 4 bedrooms | $45,400 | 7.7% | 13.0 years |
| Pererenan, 2 bedrooms | $16,600 | 6.2% | 16.1 years |
| Pererenan, 3 bedrooms | $25,000 | 6.4% | 15.5 years |
Data for 2026: median annual rent and median price of leasehold villas in Canggu and Pererenan listings, October 2026. Gross yield, before tax, management, upkeep and gaps between tenants.
A villa can be let if the contract with the landowner allows it. Short lets to tourists need tourist zoning of the land and a guest accommodation licence, and since 31 March 2026 listings on booking sites are posted only with a permit. Letting land and buildings is subject to a final tax of 10% of the rent.
Rates and examples are on the taxes in Indonesia page.
What costs to add to the price of a villa
A foreigner takes a long-term lease of the land and house in their own name on a passport, without a visa or a company: the contract is signed before a land deed notary and registered. A final tax of 10% is paid on the contract value, and the contract states who pays it. By law the notary charges no more than 1% of the price in the deed.
| Payment | Villa at $180,000 (3.25 billion rupiah) | Share of price |
|---|---|---|
| Tax on the lease contract value, if the buyer pays it | $18,000 | 10% |
| Land deed notary | up to $1,800 | up to 1% |
| Land check: certificate, zoning, owner and extension terms | at the lawyer's rate | separately |
| Total on top of the price | up to $19,800 | up to 11% |
Data for 2026: the tax rate and the notary's fee cap are set by law, and the land check is at the lawyer's rate, separate from taxes. If a representative signs the deal, add an apostilled power of attorney and a translation into Indonesian. A manager will calculate the total for a specific villa in the chat.
In Canggu a villa is checked before the deposit
A mistake costs more than the tax: villas are sold on green zone land where building and letting to guests are not allowed, without a building permit, under a contract with a land tenant who has no right to pass the lease on, or with a short term and no extension terms. If the buyer withdraws, the deposit stays with the seller. Murblz support removes these risks: we find a villa, check the land certificate, zoning, building permit and owner, agree the extension terms and run the deal until the lease is registered, together with locally licensed partners.
The cost of support depends on the budget and the purpose of the purchase, and the manager will calculate it in the chat.
Does a villa in Canggu give a visa
A leasehold villa is bought without a visa, and it does not give a residence permit. The second home visa for 5 or 10 years is given for a $111,000 (2 billion rupiah) deposit in a state bank or for property from $1 million. With a stay permit a foreigner can take a right of use of a house for up to 80 years, and such a house costs from $278,000 (5 billion rupiah).
A foreigner cannot own land, and the law treats deals in the name of a local acquaintance as void. Visas for living in Bali are on the residence permit in Indonesia page.
How we select a villa
- Goal and budget: living in Canggu, letting or both. The manager checks the area, the trip to the beach and schools, the number of bedrooms and the lease term.
- Selection: villas with the seller's price, the lease term, the price per year of lease and a yield estimate based on rents in the area.
- Checks: the land certificate, the owner and their right to lease the land, zoning, the building permit and the extension terms.
- A remote deal by apostilled power of attorney: the contract before a land deed notary, payment through a bank and registration of the lease in your name.
A manager sends the selection to the chat, with the sellers' prices as of the selection date.
Read also
- Investment property in Bali: what to buy and what it costs
- Living in Bali in 2026: cost of living, rent, areas
- Buying an apartment in Bali in 2026
- Residence permit in Indonesia
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does a villa in Canggu cost?
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What happens to the villa when the lease ends?
What rental yield does a villa in Canggu give?
What taxes apply when buying a villa in Canggu?
Does a villa in Canggu give a visa?
Which area of Canggu to buy a villa in?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
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