Canggu Property Prices Q3 2026: Per-Sub-Zone $/m² Data Across Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan Border (46 Data Points)

Key takeaways

• 46 verified Canggu asking-price data points compiled June 2026 for Q3 2026 reference
• Broad-corridor median: entry $339,506 / mid $648,148 / trophy $1,080,247
• Median $/m² built: $2,217; Berawa premium sub-zone: $2,225; Echo Beach oceanfront: $2,401
• Canggu freehold-vs-leasehold premium: 130-140 percent — highest across 8 Bali corridors
• Trophy tier ($1.08M median) is LOWEST across 8 corridors — mature core inventory ageing
• Asking-vs-transacted gap: 8-12 percent typical; 25 percent on one motivated-seller listing

This is the sub-zone data extract from our Bali Villa Price Index Q3 2026 — a proprietary 294-data-point dataset covering 8 Bali corridors published quarterly. The Q3 2026 Canggu extract covers 46 data points across 5 sub-zones (Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan border), 3 price tiers (entry / mid / trophy), and 2 ownership-structure types (Hak Sewa leasehold vs Hak Milik / HGB freehold). Data window: April to June 2026. Currency normalization: 16,200 IDR/USD.

Methodology in one paragraph

Asking-price data points pulled from 7 public broker platforms (bali-home-immo.com, exotiqproperty.com, baliexception.com, villabalisale.com, propertia.com, harcourtspurbabali.com, prestigepropertybali.com) between April and June 2026, plus the Bali Villa Select internal marketplace inventory. Each row captures asking price normalized to USD at 16,200 IDR/USD, bedrooms, built m² where disclosed, land m², ownership structure (Hak Sewa leasehold years remaining or freehold / PT PMA), and source URL. Outliers excluded: commercial multi-villa compounds (5BR+ at developer wholesale), boutique-hotel hospitality assets, sub-residential micro-units under 30 m² built, and properties with structurally implausible m² claims. Per-tier medians and 25th/75th percentiles computed on cleaned data. Total clean Canggu data points: 46 (target Q4 2026 update: 60+). Full parent-dataset methodology + 294-point CSV available on GitHub under CC BY 4.0: github.com/adwustenko-cmyk/bali-corridor-yields.

Q3 2026 Canggu price matrix — 5 sub-zones × 3 tiers

Median asking price in USD per sub-zone and tier. Tiers: ENTRY ($300–500k), MID ($500k–$1M), TROPHY ($1M+). Ownership structure blended (dominant: 25-year Hak Sewa leasehold in entry and mid, freehold in trophy).

Notes: Berawa is treated as a distinct data pool in the parent dataset (39 standalone data points); it also participates in the broad Canggu aggregate (46 total across all Canggu sub-zones). Some data points fit multiple sub-zones (Batu Bolong / Nelayan border villas, Echo Beach / Batu Bolong border) — assigned to the sub-zone matching the listing broker's description.

Reading the matrix — 4 signals that matter

1. Berawa entry premium: +18 percent over broad Canggu

Berawa entry-tier asking median ($400,219) sits 18 percent above the broad Canggu entry median ($339,506). This is a structural, sustained premium — Berawa entry has traded 15–20 percent above generic Canggu entry across every quarterly refresh since Q1 2025. Three drivers:

• Beach-club density. Finns Beach Club, Atlas, Mrs Sippy Beach Club, Sugar Sand Beach Club cluster within 800m walking distance. Daily-rate premium on Berawa villas runs $50–120 per night versus interior Canggu equivalents.
• 25-year Hak Sewa default with typical 25+ years remaining. Berawa developer projects standardized on 25-year lease with 25-year extension option (effective 50-year tenure). The remaining-years profile of Berawa entry stock trades at a premium to shorter-tenure Batu Bolong inventory.
• Branded developer channel. Echo Beach Branded Residences, Mahaway, Bali Living, Echo Beach Estates sell direct-to-buyer at Berawa premium bands. Estimated 30–40 percent of true Berawa trophy transactions are direct-from-developer and do NOT appear in this dataset (broker MLS captures broker-listed stock only). The actual Berawa trophy ceiling is materially above the reported $1.19M median.

2. Trophy-tier median LOWEST across 8 Bali corridors

Canggu trophy median ($1.08M) is the lowest across the 8 corridors in the Q3 2026 Price Index dataset. Compare: Berawa $1.19M, Nusa Dua $1.19M, Uluwatu $1.34M, Sanur $1.54M, Seminyak $1.54M, Ubud $1.70M. Two reasons:

• Mature core inventory is ageing. Canggu was built out in the 2015–2020 wave. Trophy villas listed in Q3 2026 tend to be 6–10 years old with dated finishes. New-build trophy supply channels to Berawa and Pererenan rather than central Canggu because available buildable freehold land in the saturated Canggu core has structurally stopped being created.
• Trophy-tier resale liquidity is deep. With 10 active $1M+ Canggu listings in our dataset, the trophy tier is not scarcity-constrained the way Nusa Dua trophy (5 active listings) or Ubud trophy (8 active) is. Deeper resale pool suppresses the median.

Implication: buyers seeking trophy-tier product with pricing upside should look at Berawa or Pererenan; buyers seeking trophy-tier bargain in mature product should look at central Canggu.

3. Freehold premium: 130-140 percent — highest across 8 Bali corridors

Canggu freehold trades at 130-140 percent premium over matched-specification 25-year Hak Sewa on 3-bedroom product. This is the HIGHEST freehold premium across all 8 Bali corridors in Q3 2026. Compare: Ubud +37.8 percent, Seminyak +24.6 percent, Uluwatu +30-60 percent per land m², Berawa standalone +12 percent per built m², Pererenan +7-15 percent (compressed — arbitrage layer).

True scarcity signal: new freehold land in the saturated Canggu core has structurally stopped being created. Available freehold stock is legacy (pre-2015 built-out SHM titles) plus rare new subdivisions. Foreign investors targeting freehold structure in Canggu pay the scarcity premium in exchange for absent lease-decay risk at year 25+ and materially better exit-buyer pool depth at 30+ year hold horizons.

For 3-5 year hold horizons, the freehold premium is not economically defensible — matched-spec 25-year Hak Sewa at $335k vs freehold at $600k+ makes the leasehold economics cleaner. For 5+ year holds, the freehold premium is defensible because leasehold decay accelerates and the exit-buyer pool at 30+ year hold is thinner.

4. Pererenan border is the current Canggu-adjacent arbitrage

Pererenan border entry-tier median ($314,815) trades 8 percent below broad Canggu entry ($339,506). Pererenan-proper entry median ($277,778) trades 18 percent below Canggu broad. Both reflect the current arbitrage: Pererenan is 24-36 months behind Canggu on maturity and freehold premium is compressed to 7-15 percent (versus Canggu 130-140 percent). Editorial-desk projection: as Pererenan matures, freehold premium there will widen toward Canggu-style levels, delivering 20-40 percent unrealized upside on Pererenan freehold acquired at Q3 2026 asking prices.

Investor risk: Pererenan operator infrastructure is materially thinner than Canggu; commercial-rental-thesis product may find lower initial occupancy while operators consolidate. This is priced into the current asking-price discount.

$/m² built benchmark — Canggu Q3 2026

Median price per m² of built area, computed on 22 Canggu data points where built m² was disclosed by the broker.

The 5.4x spread ($751 low to $4,085 high) is not noise — it reflects genuine product-mix diversity:

• Low end ($751): multi-unit boutique compound where aggregate built m² is spread across operating units; per-m² metric structurally dilutes
• High end ($4,085): 1-bedroom luxury pool villa with small footprint; small-built-m² pricing per built m² is structurally elevated because fixed operating costs (kitchen, bathroom, pool, driveway) are amortized over less built area

For like-for-like comparison, restrict to 3-bedroom villas on 200-400 m² built. In that band, Canggu $/m² built medians are:

• 3BR Berawa Hak Sewa 25-year lease: $2,150-$2,400 per m² built
• 3BR Batu Bolong Hak Sewa 25-year lease: $2,050-$2,300 per m² built
• 3BR Berawa freehold: $2,400-$2,600 per m² built (freehold premium visible per-m²)
• 3BR Batu Bolong freehold: $2,300-$2,500 per m² built

Freehold vs leasehold premium — matched-spec Canggu 3BR

Direct pair comparison on 3-bedroom villas in Berawa and Batu Bolong (the two sub-zones with sufficient matched-spec pairs in our dataset):

The 130-140 percent premium reflects true structural scarcity in the mature Canggu core. Compare Pererenan 3BR where matched-spec freehold trades at just 7-15 percent premium over leasehold — Pererenan freehold is currently the closest arbitrage to Canggu-freehold levels available in the corridor belt.

Asking-versus-transacted gap in Canggu

All medians above are asking prices, not transactions. The asking-vs-transacted gap on Canggu residential foreign-buyer stock runs 8-12 percent in normal conditions. Documented signals from our dataset:

• Median-listed 30-day-old Canggu listings trade at 4-8 percent below headline asking on average
• One motivated-seller Canggu listing in Q2 2026 (flagged "under value" in the listing title itself) closed 25 percent below comparable trophy-tier asking pricing
• Verified transacted-price signals collected via broker-reported close events run consistently 8-12 percent below the corresponding asking-price median

Applied across the dataset: a buyer reading the $339,506 entry median should anticipate transacting around $310-320k for like-spec product. Trophy-tier $1.08M median should anticipate around $940-990k transacted. The 8-12 percent discount is the editorial desk's reference convention until consistent transacted-price registry data becomes available.

What this Canggu dataset does NOT capture

Disclosed for methodological hygiene:

1. Direct-from-developer branded-residence stock (Echo Beach Branded Residences, Mahaway, Bali Living, Echo Beach Estates, Ombak Luxury Villas) trades direct-to-buyer without broker MLS exposure. Estimated 30-40 percent of true Berawa trophy-tier transactions are in this off-MLS channel and are NOT reflected in our 39 Berawa data points. Off-market trophy transactions at $5M+ are likewise excluded.
2. Pre-purchase land plots sold separately from villa builds. This report covers built or off-plan-villa product only.
3. Investment-grade boutique-hotel hospitality assets (6+ bedroom multi-unit compounds). Excluded as commercial rather than residential.
4. Distressed sales below market floors — properties priced 25+ percent below sub-zone median are flagged but excluded from medians on review.
5. Repossession auction listings by Indonesian banks are not tracked in this dataset.

Q3 2026 Canggu — cross-references

• Bali Villa Price Index Q3 2026 — parent dataset (294 data points across 8 corridors) with full methodology and freehold-premium computations
• Canggu Property Investment Guide 2026 — full corridor pillar: 5 sub-zone descriptions, yield economics, licensing enforcement history, legal structure decision framework
• Berawa Property Investment Guide 2026 — Berawa standalone sub-corridor pillar
• Pererenan Property Investment Guide 2026 — Canggu-adjacent arbitrage corridor
• Canggu vs Pererenan Villa Investment 2026 — direct comparison of the arbitrage layer
• Canggu vs Seminyak Property Investment 2026 — mature-market comparison
• Canggu vs Uluwatu Property Investment 2026 — corridor comparison across price tiers
• Bali Property Tax Guide 2026 — 6 tax categories affecting Canggu buyers
• AJB Hak Sewa Signing Step-by-Step — 12-step Canggu transaction process
• Pondok Wisata Licensing Complete Guide — STR licensing framework post-2025 enforcement wave
• PT PMA vs Leasehold in Bali — structural choice for Canggu freehold acquirers
• Bali Villa Select Marketplace — verified independent Canggu inventory
• Editorial Methodology — 3-tier source hierarchy, citation rules, refresh schedule
• Open Canggu Corridor Yields Dataset (GitHub) — CC BY 4.0 raw data for independent verification

Next quarterly refresh

This Canggu extract is published quarterly on a 90-day refresh cycle, in sync with the parent Bali Villa Price Index.

• 2026-09-30 — Q4 2026 Canggu extract (target dataset size: 60+ Canggu data points, methodology v1.1)
• 2026-12-31 — Q1 2027 Canggu extract with full-year-2026 retrospective overlay
• 2027-03-31 — Q2 2027 Canggu extract with first cross-quarter Canggu delta table

Corrections to any published cell are tracked publicly in the editorial corrections registry within 48 hours of verification. The editorial desk maintains a USD 50 bug bounty for verifiable factual errors per the corrections-bounty policy.

For investors needing a structural read on a specific Canggu property against the Q3 2026 dataset, request a pre-purchase review via the methodology page or the check-a-listing intake. The cost of pre-purchase review is materially lower than the cost of transacting into a mispricing.