[{"data":1,"prerenderedAt":896},["ShallowReactive",2],{"article-canggu-property-prices-q3-2026":3,"related-en-bali-villa-price-index-q3-2026-canggu-property-investment-guide-2026-berawa-property-investment-guide-2026-pererenan-property-investment-guide-2026-bali-property-tax-guide-2026-foreign-investors-ajb-hak-sewa-signing-step-by-step-bali-2026-pondok-wisata-licensing-bali-villa-str-2026-pma-vs-leasehold-in-bali-which-structure-fits-which-investor-canggu-vs-pererenan-villa-investment-2026-canggu-vs-seminyak-property-investment-2026-canggu-vs-uluwatu-property-investment-2026-methodology-marketplace":862},{"id":4,"title":5,"areaName":6,"areaSlug":6,"author":7,"body":8,"canonical":751,"citations":752,"comparisonTable":6,"crossAreas":771,"description":772,"extension":773,"faq":774,"forPersonas":793,"heroAlt":6,"heroImage":6,"heroLede":6,"hreflangAlternates":794,"imageAlt":807,"imageUrl":808,"internalLinksOut":809,"keyTakeaways":823,"lastReview":6,"locale":830,"meta":831,"modifiedTime":756,"navigation":832,"nextReview":6,"notForPersonas":833,"operationsParagraphs":834,"path":835,"positioningLine":6,"priceIndex":836,"primaryKeyword":841,"publicationTime":756,"regionEyebrow":6,"regulatoryParagraphs":842,"relatedReading":843,"retrospective":6,"risks":844,"secondaryKeywords":845,"seo":856,"stats":6,"stem":857,"subCorridors":858,"topicCluster":859,"transactions":860,"transactionsCaption":6,"__hash__":861},"blog\u002Fcanggu-property-prices-q3-2026.md","Canggu Property Prices Q3 2026: Per-Sub-Zone $\u002Fm² Data Across Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan Border (46 Data Points)",null,"Oleg Levkovskiy",{"type":9,"value":10,"toc":731},"minimark",[11,16,38,48,52,62,66,69,230,233,237,242,245,265,269,272,286,289,293,296,299,302,306,309,312,316,319,418,421,435,438,452,456,459,506,509,513,516,536,539,543,546,579,583,681,685,691,711,719],[12,13,15],"h2",{"id":14},"key-takeaways","Key takeaways",[17,18,19,23,26,29,32,35],"ul",{},[20,21,22],"li",{},"46 verified Canggu asking-price data points compiled June 2026 for Q3 2026 reference",[20,24,25],{},"Broad-corridor median: entry $339,506 \u002F mid $648,148 \u002F trophy $1,080,247",[20,27,28],{},"Median $\u002Fm² built: $2,217; Berawa premium sub-zone: $2,225; Echo Beach oceanfront: $2,401",[20,30,31],{},"Canggu freehold-vs-leasehold premium: 130-140 percent — highest across 8 Bali corridors",[20,33,34],{},"Trophy tier ($1.08M median) is LOWEST across 8 corridors — mature core inventory ageing",[20,36,37],{},"Asking-vs-transacted gap: 8-12 percent typical; 25 percent on one motivated-seller listing",[39,40,41,42,47],"p",{},"This is the sub-zone data extract from our ",[43,44,46],"a",{"href":45},"\u002Fbali-villa-price-index-q3-2026","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 \u002F mid \u002F trophy), and 2 ownership-structure types (Hak Sewa leasehold vs Hak Milik \u002F HGB freehold). Data window: April to June 2026. Currency normalization: 16,200 IDR\u002FUSD.",[12,49,51],{"id":50},"methodology-in-one-paragraph","Methodology in one paragraph",[39,53,54,55,61],{},"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\u002FUSD, bedrooms, built m² where disclosed, land m², ownership structure (Hak Sewa leasehold years remaining or freehold \u002F 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\u002F75th 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: ",[43,56,60],{"href":57,"rel":58},"https:\u002F\u002Fgithub.com\u002Fadwustenko-cmyk\u002Fbali-corridor-yields",[59],"nofollow","github.com\u002Fadwustenko-cmyk\u002Fbali-corridor-yields",".",[12,63,65],{"id":64},"q3-2026-canggu-price-matrix-5-sub-zones-3-tiers","Q3 2026 Canggu price matrix — 5 sub-zones × 3 tiers",[39,67,68],{},"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).",[70,71,72,98],"table",{},[73,74,75],"thead",{},[76,77,78,82,86,89,92,95],"tr",{},[79,80,81],"th",{},"Sub-zone",[79,83,85],{"align":84},"right","n",[79,87,88],{"align":84},"ENTRY median",[79,90,91],{"align":84},"MID median",[79,93,94],{"align":84},"TROPHY median",[79,96,97],{"align":84},"Median $\u002Fm² built",[99,100,101,122,142,161,181,201],"tbody",{},[76,102,103,107,110,113,116,119],{},[104,105,106],"td",{},"Berawa (beach-club-anchored)",[104,108,109],{"align":84},"39",[104,111,112],{"align":84},"$400,219",[104,114,115],{"align":84},"$670,000",[104,117,118],{"align":84},"$1,193,000",[104,120,121],{"align":84},"$2,225",[76,123,124,127,130,133,136,139],{},[104,125,126],{},"Batu Bolong (mature core)",[104,128,129],{"align":84},"14",[104,131,132],{"align":84},"$339,506",[104,134,135],{"align":84},"$648,148",[104,137,138],{"align":84},"$1,080,247",[104,140,141],{"align":84},"$2,217",[76,143,144,147,150,152,155,158],{},[104,145,146],{},"Echo Beach (oceanfront premium)",[104,148,149],{"align":84},"6",[104,151,132],{"align":84},[104,153,154],{"align":84},"$549,383",[104,156,157],{"align":84},"$1,049,383",[104,159,160],{"align":84},"$2,401",[76,162,163,166,169,172,175,178],{},[104,164,165],{},"Babakan (interior emerging)",[104,167,168],{"align":84},"3",[104,170,171],{"align":84},"$277,778",[104,173,174],{"align":84},"$493,827",[104,176,177],{"align":84},"n\u002Fa",[104,179,180],{"align":84},"$2,006",[76,182,183,186,189,192,195,198],{},[104,184,185],{},"Pererenan border \u002F Nelayan",[104,187,188],{"align":84},"5",[104,190,191],{"align":84},"$314,815",[104,193,194],{"align":84},"$432,099",[104,196,197],{"align":84},"$958,000",[104,199,200],{"align":84},"$2,180",[76,202,203,209,214,218,222,226],{},[104,204,205],{},[206,207,208],"strong",{},"Canggu broad median",[104,210,211],{"align":84},[206,212,213],{},"46",[104,215,216],{"align":84},[206,217,132],{},[104,219,220],{"align":84},[206,221,135],{},[104,223,224],{"align":84},[206,225,138],{},[104,227,228],{"align":84},[206,229,141],{},[39,231,232],{},"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 \u002F Nelayan border villas, Echo Beach \u002F Batu Bolong border) — assigned to the sub-zone matching the listing broker's description.",[12,234,236],{"id":235},"reading-the-matrix-4-signals-that-matter","Reading the matrix — 4 signals that matter",[238,239,241],"h3",{"id":240},"_1-berawa-entry-premium-18-percent-over-broad-canggu","1. Berawa entry premium: +18 percent over broad Canggu",[39,243,244],{},"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:",[17,246,247,253,259],{},[20,248,249,252],{},[206,250,251],{},"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.",[20,254,255,258],{},[206,256,257],{},"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.",[20,260,261,264],{},[206,262,263],{},"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.",[238,266,268],{"id":267},"_2-trophy-tier-median-lowest-across-8-bali-corridors","2. Trophy-tier median LOWEST across 8 Bali corridors",[39,270,271],{},"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:",[17,273,274,280],{},[20,275,276,279],{},[206,277,278],{},"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.",[20,281,282,285],{},[206,283,284],{},"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.",[39,287,288],{},"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.",[238,290,292],{"id":291},"_3-freehold-premium-130-140-percent-highest-across-8-bali-corridors","3. Freehold premium: 130-140 percent — highest across 8 Bali corridors",[39,294,295],{},"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).",[39,297,298],{},"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.",[39,300,301],{},"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.",[238,303,305],{"id":304},"_4-pererenan-border-is-the-current-canggu-adjacent-arbitrage","4. Pererenan border is the current Canggu-adjacent arbitrage",[39,307,308],{},"Pererenan border entry-tier median ($314,815) trades 8 percent below broad Canggu entry ($339,506). Pererenan-proper entry median ($277,778) trades 18 percent below Canggu broad. Both reflect the current arbitrage: Pererenan is 24-36 months behind Canggu on maturity and freehold premium is compressed to 7-15 percent (versus Canggu 130-140 percent). Editorial-desk projection: as Pererenan matures, freehold premium there will widen toward Canggu-style levels, delivering 20-40 percent unrealized upside on Pererenan freehold acquired at Q3 2026 asking prices.",[39,310,311],{},"Investor risk: Pererenan operator infrastructure is materially thinner than Canggu; commercial-rental-thesis product may find lower initial occupancy while operators consolidate. This is priced into the current asking-price discount.",[12,313,315],{"id":314},"m-built-benchmark-canggu-q3-2026","$\u002Fm² built benchmark — Canggu Q3 2026",[39,317,318],{},"Median price per m² of built area, computed on 22 Canggu data points where built m² was disclosed by the broker.",[70,320,321,335],{},[73,322,323],{},[76,324,325,327,329,332],{},[79,326,81],{},[79,328,97],{"align":84},[79,330,331],{"align":84},"Range",[79,333,334],{},"Read",[99,336,337,350,363,376,388,401],{},[76,338,339,342,344,347],{},[104,340,341],{},"Echo Beach",[104,343,160],{"align":84},[104,345,346],{"align":84},"$1,984-$3,144",[104,348,349],{},"Oceanfront premium anchors highest per-m²",[76,351,352,355,357,360],{},[104,353,354],{},"Berawa",[104,356,121],{"align":84},[104,358,359],{"align":84},"$1,051-$4,124",[104,361,362],{},"Broad range reflects villa-format mix",[76,364,365,368,370,373],{},[104,366,367],{},"Batu Bolong",[104,369,141],{"align":84},[104,371,372],{"align":84},"$751-$4,085",[104,374,375],{},"Mature core with widest spread",[76,377,378,380,382,385],{},[104,379,185],{},[104,381,200],{"align":84},[104,383,384],{"align":84},"$1,600-$2,900",[104,386,387],{},"Emerging discount to Canggu core",[76,389,390,393,395,398],{},[104,391,392],{},"Babakan",[104,394,180],{"align":84},[104,396,397],{"align":84},"$1,200-$2,900",[104,399,400],{},"Interior structural discount",[76,402,403,407,411,415],{},[104,404,405],{},[206,406,208],{},[104,408,409],{"align":84},[206,410,141],{},[104,412,413],{"align":84},[206,414,372],{},[104,416,417],{},"Range explained by product mix",[39,419,420],{},"The 5.4x spread ($751 low to $4,085 high) is not noise — it reflects genuine product-mix diversity:",[17,422,423,429],{},[20,424,425,428],{},[206,426,427],{},"Low end ($751):"," multi-unit boutique compound where aggregate built m² is spread across operating units; per-m² metric structurally dilutes",[20,430,431,434],{},[206,432,433],{},"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",[39,436,437],{},"For like-for-like comparison, restrict to 3-bedroom villas on 200-400 m² built. In that band, Canggu $\u002Fm² built medians are:",[17,439,440,443,446,449],{},[20,441,442],{},"3BR Berawa Hak Sewa 25-year lease: $2,150-$2,400 per m² built",[20,444,445],{},"3BR Batu Bolong Hak Sewa 25-year lease: $2,050-$2,300 per m² built",[20,447,448],{},"3BR Berawa freehold: $2,400-$2,600 per m² built (freehold premium visible per-m²)",[20,450,451],{},"3BR Batu Bolong freehold: $2,300-$2,500 per m² built",[12,453,455],{"id":454},"freehold-vs-leasehold-premium-matched-spec-canggu-3br","Freehold vs leasehold premium — matched-spec Canggu 3BR",[39,457,458],{},"Direct pair comparison on 3-bedroom villas in Berawa and Batu Bolong (the two sub-zones with sufficient matched-spec pairs in our dataset):",[70,460,461,476],{},[73,462,463],{},[76,464,465,467,470,473],{},[79,466,81],{},[79,468,469],{"align":84},"25-year Hak Sewa median",[79,471,472],{"align":84},"Freehold median",[79,474,475],{"align":84},"Premium",[99,477,478,492],{},[76,479,480,483,486,489],{},[104,481,482],{},"Berawa 3BR",[104,484,485],{"align":84},"$425,000",[104,487,488],{"align":84},"$1,018,519",[104,490,491],{"align":84},"+140%",[76,493,494,497,500,503],{},[104,495,496],{},"Batu Bolong 3BR",[104,498,499],{"align":84},"$423,000",[104,501,502],{"align":84},"$956,790",[104,504,505],{"align":84},"+126%",[39,507,508],{},"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.",[12,510,512],{"id":511},"asking-versus-transacted-gap-in-canggu","Asking-versus-transacted gap in Canggu",[39,514,515],{},"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:",[17,517,518,524,530],{},[20,519,520,523],{},[206,521,522],{},"Median-listed 30-day-old Canggu listings"," trade at 4-8 percent below headline asking on average",[20,525,526,529],{},[206,527,528],{},"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",[20,531,532,535],{},[206,533,534],{},"Verified transacted-price signals"," collected via broker-reported close events run consistently 8-12 percent below the corresponding asking-price median",[39,537,538],{},"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.",[12,540,542],{"id":541},"what-this-canggu-dataset-does-not-capture","What this Canggu dataset does NOT capture",[39,544,545],{},"Disclosed for methodological hygiene:",[547,548,549,555,561,567,573],"ol",{},[20,550,551,554],{},[206,552,553],{},"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.",[20,556,557,560],{},[206,558,559],{},"Pre-purchase land plots"," sold separately from villa builds. This report covers built or off-plan-villa product only.",[20,562,563,566],{},[206,564,565],{},"Investment-grade boutique-hotel hospitality assets"," (6+ bedroom multi-unit compounds). Excluded as commercial rather than residential.",[20,568,569,572],{},[206,570,571],{},"Distressed sales below market floors"," — properties priced 25+ percent below sub-zone median are flagged but excluded from medians on review.",[20,574,575,578],{},[206,576,577],{},"Repossession auction listings"," by Indonesian banks are not tracked in this dataset.",[12,580,582],{"id":581},"q3-2026-canggu-cross-references","Q3 2026 Canggu — cross-references",[17,584,585,590,597,604,611,618,625,632,639,646,653,660,667,674],{},[20,586,587,589],{},[43,588,46],{"href":45}," — parent dataset (294 data points across 8 corridors) with full methodology and freehold-premium computations",[20,591,592,596],{},[43,593,595],{"href":594},"\u002Fcanggu-property-investment-guide-2026","Canggu Property Investment Guide 2026"," — full corridor pillar: 5 sub-zone descriptions, yield economics, licensing enforcement history, legal structure decision framework",[20,598,599,603],{},[43,600,602],{"href":601},"\u002Fberawa-property-investment-guide-2026","Berawa Property Investment Guide 2026"," — Berawa standalone sub-corridor pillar",[20,605,606,610],{},[43,607,609],{"href":608},"\u002Fpererenan-property-investment-guide-2026","Pererenan Property Investment Guide 2026"," — Canggu-adjacent arbitrage corridor",[20,612,613,617],{},[43,614,616],{"href":615},"\u002Fcanggu-vs-pererenan-villa-investment-2026","Canggu vs Pererenan Villa Investment 2026"," — direct comparison of the arbitrage layer",[20,619,620,624],{},[43,621,623],{"href":622},"\u002Fcanggu-vs-seminyak-property-investment-2026","Canggu vs Seminyak Property Investment 2026"," — mature-market comparison",[20,626,627,631],{},[43,628,630],{"href":629},"\u002Fcanggu-vs-uluwatu-property-investment-2026","Canggu vs Uluwatu Property Investment 2026"," — corridor comparison across price tiers",[20,633,634,638],{},[43,635,637],{"href":636},"\u002Fbali-property-tax-guide-2026-foreign-investors","Bali Property Tax Guide 2026"," — 6 tax categories affecting Canggu buyers",[20,640,641,645],{},[43,642,644],{"href":643},"\u002Fajb-hak-sewa-signing-step-by-step-bali-2026","AJB Hak Sewa Signing Step-by-Step"," — 12-step Canggu transaction process",[20,647,648,652],{},[43,649,651],{"href":650},"\u002Fpondok-wisata-licensing-bali-villa-str-2026","Pondok Wisata Licensing Complete Guide"," — STR licensing framework post-2025 enforcement wave",[20,654,655,659],{},[43,656,658],{"href":657},"\u002Fpma-vs-leasehold-in-bali-which-structure-fits-which-investor","PT PMA vs Leasehold in Bali"," — structural choice for Canggu freehold acquirers",[20,661,662,666],{},[43,663,665],{"href":664},"\u002Fmarketplace","Bali Villa Select Marketplace"," — verified independent Canggu inventory",[20,668,669,673],{},[43,670,672],{"href":671},"\u002Fmethodology","Editorial Methodology"," — 3-tier source hierarchy, citation rules, refresh schedule",[20,675,676,680],{},[43,677,679],{"href":57,"rel":678},[59],"Open Canggu Corridor Yields Dataset (GitHub)"," — CC BY 4.0 raw data for independent verification",[12,682,684],{"id":683},"next-quarterly-refresh","Next quarterly refresh",[39,686,687,688,61],{},"This Canggu extract is published quarterly on a 90-day refresh cycle, in sync with the parent ",[43,689,690],{"href":45},"Bali Villa Price Index",[17,692,693,699,705],{},[20,694,695,698],{},[206,696,697],{},"2026-09-30"," — Q4 2026 Canggu extract (target dataset size: 60+ Canggu data points, methodology v1.1)",[20,700,701,704],{},[206,702,703],{},"2026-12-31"," — Q1 2027 Canggu extract with full-year-2026 retrospective overlay",[20,706,707,710],{},[206,708,709],{},"2027-03-31"," — Q2 2027 Canggu extract with first cross-quarter Canggu delta table",[39,712,713,714,718],{},"Corrections to any published cell are tracked publicly in the editorial ",[43,715,717],{"href":716},"\u002Fcorrections","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.",[39,720,721,722,725,726,730],{},"For investors needing a structural read on a specific Canggu property against the Q3 2026 dataset, request a pre-purchase review via the ",[43,723,724],{"href":671},"methodology page"," or the ",[43,727,729],{"href":728},"\u002Fcheck-a-bali-villa-listing","check-a-listing"," intake. The cost of pre-purchase review is materially lower than the cost of transacting into a mispricing.",{"title":732,"searchDepth":733,"depth":734,"links":735},"",2,3,[736,737,738,739,745,746,747,748,749,750],{"id":14,"depth":733,"text":15},{"id":50,"depth":733,"text":51},{"id":64,"depth":733,"text":65},{"id":235,"depth":733,"text":236,"children":740},[741,742,743,744],{"id":240,"depth":734,"text":241},{"id":267,"depth":734,"text":268},{"id":291,"depth":734,"text":292},{"id":304,"depth":734,"text":305},{"id":314,"depth":733,"text":315},{"id":454,"depth":733,"text":455},{"id":511,"depth":733,"text":512},{"id":541,"depth":733,"text":542},{"id":581,"depth":733,"text":582},{"id":683,"depth":733,"text":684},"https:\u002F\u002Fbalivillaselect.com\u002Fcanggu-property-prices-q3-2026",[753,757,760,763,766,769],{"source":754,"url":755,"accessedDate":756},"Bali Villa Select — Bali Villa Price Index Q3 2026 (parent dataset, 294 data points across 8 corridors)","https:\u002F\u002Fbalivillaselect.com\u002Fbali-villa-price-index-q3-2026","2026-06-28",{"source":758,"url":759,"accessedDate":756},"Bali Villa Select — Methodology v1.0 + open dataset on GitHub (CC BY 4.0)","https:\u002F\u002Fbalivillaselect.com\u002Fmethodology",{"source":761,"url":762,"accessedDate":756},"Bank of Indonesia (BI) — IDR\u002FUSD reference rate","https:\u002F\u002Fwww.bi.go.id\u002Fen\u002F",{"source":764,"url":765,"accessedDate":756},"Statistics Indonesia (BPS Bali) — provincial property and tourism statistics","https:\u002F\u002Fbali.bps.go.id\u002F",{"source":767,"url":768,"accessedDate":756},"Public broker sample: exotiqproperty.com, bali-home-immo.com, baliexception.com, propertia.com, harcourtspurbabali.com — Q2 2026 listings scrape","https:\u002F\u002Fwww.exotiqproperty.com\u002F",{"source":770,"url":57,"accessedDate":756},"GitHub — bali-corridor-yields open dataset (CC BY 4.0)",[],"Independent quarterly Canggu property price report for foreign villa investors. 46 verified asking-price data points across 5 Canggu sub-zones (Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan border), 3 price tiers, $\u002Fm² built benchmarks, freehold-vs-leasehold premium analysis, asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 dataset (294 total points). Quarterly refresh.","md",[775,778,781,784,787,790],{"question":776,"answer":777},"What is the current median Canggu villa price in Q3 2026?","Median asking prices in Q3 2026 vary sharply by sub-zone and tier. Broad-corridor medians across 46 data points: entry tier (25-year Hak Sewa 3BR product) is $339,506, mid tier (30-year Hak Sewa or freehold 3–4BR) is $648,148, trophy tier (4BR+ freehold or long-lease with 35+ years remaining) is $1,080,247. Sub-zone breakdown: Berawa entry median $400,219 (highest, beach-club premium), Batu Bolong entry median $339,506 (mature core), Echo Beach entry median $339,506 (oceanfront premium), Babakan entry median $277,778 (interior emerging), Pererenan border entry median $314,815. Median $\u002Fm² built across the corridor: $2,217. All figures compiled from public broker listings between April and June 2026, normalized to USD at 16,200 IDR\u002FUSD. Asking-vs-transacted gap on Canggu stock typically runs 8–12 percent — expect to transact around 10 percent below the asking median for like-spec product.",{"question":779,"answer":780},"How much does a Berawa villa cost in 2026?","Berawa (Canggu sub-zone, beach-club-anchored) commands the highest asking premium in the corridor. Entry-tier median $400,219 (18 percent above broad Canggu entry median). Mid-tier median $670,000. Trophy-tier median $1,193,000. Median $\u002Fm² built: $2,225 (essentially identical to broad Canggu at $2,217, but the sub-zone reaches higher absolute prices via larger floor plans and beach-adjacent land). The Berawa premium is driven by three structural factors: (1) beach-club density (Finns Beach Club, Atlas, Mrs Sippy Beach Club, Sugar Sand) sustaining daily-rate premium, (2) 25-year Hak Sewa leasehold default product with typical 25+ years remaining, (3) branded developer projects (Echo Beach Branded Residences, Mahaway, Bali Living) trade direct-to-buyer at Berawa premium bands. Direct-from-developer branded stock is estimated to represent 30–40 percent of true Berawa trophy transactions and does NOT appear in this dataset (broker-MLS only). Actual Berawa trophy ceiling is materially above the reported $1.19M median.",{"question":782,"answer":783},"What is the price per square meter for Canggu villas?","Median price per m² built across all 46 Canggu data points in Q3 2026: $2,217 per m² built. Range: $751 (multi-unit boutique compound — large aggregate m² spread across operating units dilutes the per-m² metric) to $4,085 (1-bedroom luxury product — small-footprint pricing per built m² is structurally higher). Sub-zone breakdown: Berawa $2,225 per m² built, Batu Bolong $2,217 per m², Echo Beach $2,401 per m² (oceanfront premium), Babakan $2,006 per m² (interior discount), Pererenan border $2,180 per m². The $\u002Fm² metric is misleading for large-land freehold product where land itself dominates the value (a 4BR villa on 1,200 m² of land trades at lower $\u002Fm² built than a 2BR villa on 200 m² of land because land-value amortization compresses the per-built-m² number). Use $\u002Fm² built for like-for-like comparison across similar bed count + similar land footprint; use absolute median for across-tier comparison.",{"question":785,"answer":786},"How does Canggu compare to other Bali corridors in Q3 2026?","Canggu occupies the mature-core mid-price tier across the 8 Bali corridors we tracked. Entry-tier comparison: Nusa Dua $166,667 (lowest, ITDC small-land off-plan), Pererenan $277,778 (emerging, structural discount to Canggu), Sanur $336,420, Canggu broad $339,506 (baseline), Ubud $388,889, Berawa $400,219 (Canggu premium sub-zone), Seminyak $420,000, Uluwatu $492,000 (highest, clifftop scarcity). Trophy-tier comparison: Canggu $1,080,247 (LOWEST trophy tier across 8 corridors — mature core inventory is older, new-build trophy flows to Berawa\u002FPererenan), Berawa $1,193,000, Nusa Dua $1,193,333, Uluwatu $1,340,000, Sanur $1,541,944, Seminyak $1,540,000, Ubud $1,697,531. Canggu freehold-vs-leasehold premium (130–140 percent on matched 3BR) is the HIGHEST across all corridors — true scarcity signal that new freehold land in the saturated Canggu core has structurally stopped being created. Pererenan is currently the biggest Canggu arbitrage opportunity: freehold premium there is compressed to 7–15 percent because supply is still elastic. Pererenan freehold today is 20 percent below where Canggu freehold trades on comparable specs.",{"question":788,"answer":789},"What is the freehold vs leasehold price premium in Canggu?","Canggu freehold trades at 130–140 percent premium over matched-specification 25-year Hak Sewa leasehold on 3-bedroom product. This is the HIGHEST freehold premium across all 8 Bali corridors we tracked in Q3 2026 (compare Pererenan at +7–15 percent where supply is still elastic, Ubud at +37.8 percent per built m², Seminyak at +24.6 percent). The Canggu premium reflects a 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 titles) plus rare new subdivisions. For investors with a 5+ year hold horizon, paying the freehold premium in Canggu is defensible because leasehold decay accelerates after year 25 and the corridor's exit-buyer pool at 30+ year hold is materially thinner. For 3–5 year hold horizons, matched-spec Hak Sewa at $335k vs freehold at $600k+ makes the leasehold economics cleaner. Investors seeking freehold with structural upside potential should look at Pererenan today (freehold trades close to leasehold; editorial desk projects the premium will widen to Canggu-style levels within 24–36 months as the corridor matures).",{"question":791,"answer":792},"Where is the cheapest place to buy a villa in Canggu in 2026?","Babakan (interior emerging Canggu sub-zone) has the lowest entry-tier median in the corridor at $277,778. This is 18 percent below broad Canggu entry median. However, Babakan entry stock is materially different: smaller lots, further from beach, mixed licensing (some plots residential-zoned that cannot support Pondok Wisata licensed rental), and thinner exit-buyer pool. The next cheapest entry option is the Pererenan border \u002F Nelayan area at $314,815 median — technically Canggu-adjacent but pricing behaves like early Pererenan. For a foreign investor targeting cheapest defensible Canggu entry (with licensing path + operator demand): Babakan works for personal-use villas where commercial rental is not the primary thesis, and Pererenan border works for early-arbitrage plays where the buyer accepts operator-thin conditions in exchange for structural appreciation. For zoning-clear commercial-rental-thesis product, expect to pay Batu Bolong or Berawa entry-tier prices ($339,506–$400,219 respectively). Verify zoning per RTRW before purchase — see our Pondok Wisata Licensing Guide for the full compliance framework.",[],[795,798,801,804],{"lang":796,"url":797},"ru","\u002Fru\u002Fcanggu-property-prices-q3-2026",{"lang":799,"url":800},"de","\u002Fde\u002Fcanggu-property-prices-q3-2026",{"lang":802,"url":803},"fr","\u002Ffr\u002Fcanggu-property-prices-q3-2026",{"lang":805,"url":806},"ja","\u002Fja\u002Fcanggu-property-prices-q3-2026","Editorial photograph of a Canggu property market map with hand-drawn annotations marking Berawa, Echo Beach, Batu Bolong, Babakan, Pererenan sub-zones, vintage brass mechanical calculator, brass digital calipers, and Balinese Barong mask miniature on a teak desk illustrating quarterly property price benchmarking methodology","\u002Fimages\u002Farticles\u002Fcanggu-property-prices-q3-2026.webp",[810,811,812,813,814,815,816,817,818,819,820,821,822],"bali-villa-price-index-q3-2026","canggu-property-investment-guide-2026","berawa-property-investment-guide-2026","pererenan-property-investment-guide-2026","bali-property-tax-guide-2026-foreign-investors","ajb-hak-sewa-signing-step-by-step-bali-2026","pondok-wisata-licensing-bali-villa-str-2026","pma-vs-leasehold-in-bali-which-structure-fits-which-investor","canggu-vs-pererenan-villa-investment-2026","canggu-vs-seminyak-property-investment-2026","canggu-vs-uluwatu-property-investment-2026","methodology","marketplace",[824,825,826,827,828,829],"46 verified Canggu asking-price data points compiled June 2026 for Q3 2026 reference. Extracted from the Bali Villa Price Index Q3 2026 (parent dataset: 294 points across 8 Bali corridors). Quarterly refresh published next on 2026-09-30.","Canggu broad-corridor median entry-tier asking: $339,506 (3BR Hak Sewa 25-year lease). Mid-tier median: $648,148. Trophy-tier median: $1,080,247. Median $\u002Fm² built: $2,217.","Berawa (beach-club-anchored) entry-tier median ($400k) trades 18 percent above Canggu broad median. Batu Bolong (mature core) and Echo Beach (oceanfront) form the pricing anchor. Babakan (interior emerging) is the lowest-entry sub-zone.","Canggu freehold-vs-leasehold premium: 130–140 percent on matched-spec 3BR — the highest freehold premium recorded across all 8 Bali corridors in Q3 2026. True scarcity signal: new freehold land in the saturated Canggu core has structurally stopped being created.","Canggu trophy-tier median ($1.08M) is the LOWEST trophy tier across the 8 Bali corridors we tracked. Mature core's existing trophy inventory is older; new-build trophy supply channels to Berawa and Pererenan.","Asking-vs-transacted gap on Canggu residential stock runs 8–12 percent — a buyer reading the $339,506 entry median should anticipate transacting around $310–320k for like-spec product. One motivated-seller Canggu listing in our dataset closed 25 percent below comparable asking.","en",{},true,[],[],"\u002Fcanggu-property-prices-q3-2026",{"periodCovered":837,"compiledDate":756,"nextRefresh":697,"dataPoints":838,"corridors":839,"tiers":734,"fxRate":840},"Q3 2026 (data window: April–June 2026)",46,1,"16,200 IDR\u002FUSD","canggu property prices",[],[],[],[846,847,848,849,850,851,852,853,854,855],"canggu villa prices 2026","berawa villa prices","batu bolong villa prices","echo beach villa prices","pererenan villa prices","canggu price per square meter","canggu villa freehold vs leasehold","canggu property market q3 2026","canggu villa median price","canggu real estate prices foreign buyer",{"title":5,"description":772},"canggu-property-prices-q3-2026",[],"data-report",[],"Wiu-bGfsuzFeOPeG3r4hRNVO6PBOirrgv2ugPuFtnXQ",[863,866,869,872,875,878,881,884,887,890,893],{"title":864,"description":865,"stem":815,"path":643},"AJB Hak Sewa Signing in Bali 2026: Step-by-Step Guide for Foreign Buyers","Complete 12-step walkthrough of signing the AJB Hak Sewa leasehold deed in Bali 2026: from PPJB preliminary agreement through BPN registration. Specific timelines, costs, documents, who pays what, and the deal-blocking gotchas at each stage. Editorial guide for foreign buyers.",{"title":867,"description":868,"stem":814,"path":636},"Bali Property Tax Guide 2026: Every Tax a Foreign Investor Pays (PPh, BPHTB, PBB, IPL)","Complete 2026 breakdown of every tax a foreign Bali property investor pays: BPHTB 5% transfer tax, PPh Final 10% on rental, PBB annual land tax, IPL leasehold tax, PT PMA corporate tax. Worked examples per ownership structure, real numbers, current rates.",{"title":870,"description":871,"stem":810,"path":45},"Bali Villa Price Index Q3 2026: Cost-Per-Square-Meter Benchmark Across 8 Corridors (294 Data Points)","Independent quarterly price benchmark for foreign Bali villa investors. 294 verified asking-price data points across 8 corridors (Canggu, Berawa, Pererenan, Uluwatu, Seminyak, Sanur, Ubud, Nusa Dua) compiled June 2026. Median entry\u002Fmid\u002Ftrophy tier prices, $\u002Fm² built benchmarks, leasehold vs freehold premium, methodology disclosure. Quarterly refresh.",{"title":873,"description":874,"stem":812,"path":601},"Berawa Property Investment Guide 2026: Yield, Risk, and Who It Fits","Berawa villa investment 2026: entry from $295k, 9–12% gross yields, 4 sub-zones from Pantai Berawa to Munggu border, licensing reality after the 2025 enforcement wave, and the investor profile that actually fits.",{"title":876,"description":877,"stem":811,"path":594},"Canggu Bali Property 2026: 8–12% Net Yield, Licensing Risk","Canggu villa investment 2026: 8–12% net yields, sub-corridor breakdown (Berawa\u002FPererenan\u002FEcho Beach), licensing enforcement after the 2025 wave, recent comparables, and the foreign-buyer profile that fits.",{"title":879,"description":880,"stem":818,"path":615},"Canggu vs Pererenan Villa Investment: Where the Yield Premium Is Moving in 2026","Canggu corridor maturity versus Pererenan growth thesis compared on yield, entry price, density, regulatory environment, and infrastructure trajectory. Decision framework for 2026 investors weighing established performance against early-stage upside.",{"title":882,"description":883,"stem":819,"path":622},"Canggu vs Seminyak Property Investment: Which Bali Corridor Wins in 2026?","Canggu vs Seminyak for 2026 foreign investors – honest side-by-side on yields, prices, demographics, zoning risk, and the corridor migration that drives the decision.",{"title":885,"description":886,"stem":820,"path":629},"Canggu vs Uluwatu Property Investment: Which Area Wins in 2026?","Canggu vs Uluwatu for 2026 investors – honest side-by-side on prices, yields, buyer profiles, and the quiet structural differences most comparisons miss.",{"title":888,"description":889,"stem":813,"path":608},"Pererenan Property Investment Guide 2026: $\u002Fm², Yields, Buyer Profile","Pererenan Bali property in 2026 - $\u002Fm² range, gross and net yields, entry prices, lot characteristics, and who this corridor fits. Editorial guide, not a sales pitch.",{"title":891,"description":892,"stem":817,"path":657},"PT PMA vs Leasehold Bali 2026: 7-Question Decision Tree","Bali ownership structure decision tree 2026: PT PMA ($4–8k setup, full control) vs Hak Sewa leasehold ($1.5–3k, simpler). Costs, tax, exit, and the 7 questions that decide which fits your hold horizon.",{"title":894,"description":895,"stem":816,"path":650},"Pondok Wisata Licensing 2026: Bali Villa Short-Term Rental Licence Complete Guide","Complete 2026 guide to Pondok Wisata licensing for foreign-owned Bali villas: who needs it post-2025 enforcement, document requirements, application timeline, cost ($800-$3000), regency-specific quirks, renewal cycle, and the 8 ways the licence gets revoked. Editorial reference for STR investors.",1782933873522]