Cemagi Property Investment Guide 2026: $/m², Yields, Buyer Profile

Q: How much does a villa in Cemagi cost in 2026?

Cemagi villa prices in 2026 typically range from USD 200000 for entry-tier 1-2 bedroom leasehold villas to USD 700000+ for premium properties. Mid-tier transactions cluster around USD 380000. The $/m² range is USD 1,500-2,800 depending on lot position, build quality, and remaining lease term.

Q: What rental yield does Cemagi property generate?

Cemagi managed STR product typically delivers 8-11 percent gross rental yield and 5-8 percent net after OTA commission (15-20 percent), property manager fee (15-22 percent of net revenue), PPh Final 10 percent withholding, CapEx reserve (8-10 percent of gross), insurance, and operating costs. Net yield assumes professional management and 60-75 percent occupancy.

Quick answer

Cemagi property in 2026 costs roughly USD 200000 entry-tier, USD 380000 mid-tier, USD 700000+ premium, at a $/m² range of USD 1,500-2,800. Gross rental yield 8-11 percent on managed STR product; net 5-8 percent after the operating stack. Cemagi is a sub-corridor of Tabanan border and trades in relation to it. This page is editorial, not a sales pitch.

Key takeaways

Entry-tier: from USD 200000 for compact leasehold villas with pool
Mid-tier: around USD 380000 for 2-3 bedroom managed STR product
Premium: from USD 700000 for prestige product with strong lot characteristics
$/m² range: USD 1,500-2,800, varies by beach distance, lot orientation, lease tenure
Gross yield: 8-11 percent on managed product; net 5-8 percent realistic

What is Cemagi?

Cemagi (and the adjacent Seseh) sit at the Tabanan-Badung border just north of Pererenan, with black-sand beaches and the rice paddies that Canggu lost a decade ago. The corridor is in active emerging-cycle build-out as of 2026, with prices catching up but still trading 30-40 percent below Pererenan equivalent product.

The corridor sits within the broader Tabanan border area; for the Tabanan border framing read the Tabanan border property investment guide. For the legal structure choice that applies to any Bali corridor see PMA vs leasehold framework.

Cemagi property prices in 2026

Tier	Typical USD	Property profile
Entry	from 200000	1-2 bedroom leasehold villa with pool
Mid	around 380000	2-3 bedroom managed STR product
Premium	from 700000	prestige villa with strong lot characteristics
$/m² range	USD 1,500-2,800	varies by lot, lease tenure, build quality

Most 2026 foreign-buyer transactions in Cemagi cluster around the mid tier. Pricing variance within tier is driven by lot depth, beach or paddy view, road access, remaining lease years, and PBG/SLF status. A pretty villa on the wrong zoning is a write-off, not a bargain - see the diligence framework for the verification step on each.

Cemagi rental yields and operating economics

Gross yields on well-located, professionally managed Cemagi STR product run 8-11 percent annualised. Net to the investor, after the operating stack (OTA commission, property manager, PPh Final, CapEx reserve, insurance, accounting), lands at 5-8 percent.

The full operating-stack math is on the Bali villa net yield page. Single-villa absent-owner setups consistently underperform the upper end of these ranges; managed product at 65-75 percent occupancy hits the upper end.

Who Cemagi suits

Forward-cycle investors betting on 3-5 year corridor maturation. Lifestyle buyers who want black-sand beaches and rice paddies on a smaller budget than Pererenan.

This page is editorial and does not constitute legal or investment advice. For the legal-structure decision (leasehold vs PT PMA via HGB) see the structure framework; for the corridor-by-corridor budget analysis read the investment-by-budget guide.

Risks specific to Cemagi

Beyond corridor-specific risks, every Bali transaction carries the same five structural risks: title legitimacy, BPN lease registration, nominee exposure, developer and permit verification, and corridor oversupply. The verification step for each is on the diligence framework; the documented case record of what failure looks like is on the biggest Bali property scams page.

How Cemagi compares to neighbouring corridors

Cemagi is a Tabanan border-adjacent sub-corridor; comparable corridors for diligence and underwriting are listed below. Editorial decision: do not anchor pricing or yield expectations on the single-corridor view; compare across at least three neighbouring corridors before LOI.

Frequently asked

How much does a villa in Cemagi cost in 2026?

Cemagi villa prices in 2026 typically range from USD 200000 for entry-tier 1-2 bedroom leasehold villas to USD 700000+ for premium properties. Mid-tier transactions cluster around USD 380000. The $/m² range is USD 1,500-2,800 depending on lot position, build quality, and remaining lease term.

What rental yield does Cemagi property generate?

Cemagi managed STR product typically delivers 8-11 percent gross rental yield and 5-8 percent net after OTA commission (15-20 percent), property manager fee (15-22 percent of net revenue), PPh Final 10 percent withholding, CapEx reserve (8-10 percent of gross), insurance, and operating costs. Net yield assumes professional management and 60-75 percent occupancy.

Is Cemagi a good area to buy property?

Cemagi fits a specific buyer profile, not every buyer. Forward-cycle investors betting on 3-5 year corridor maturation. Lifestyle buyers who want black-sand beaches and rice paddies on a smaller budget than Pererenan. It is not the right corridor for buyers expecting the exact economics of Tabanan border core or for buyers prioritising the highest possible STR yield.

What are the main risks of buying in Cemagi?

Title conversion (Letter C to SHM) is a routine pre-purchase step here. PBG issuance timelines run longer than Badung-side equivalents. STR operator depth is thin; expect to either bring your own manager or accept a learning curve. Always run the seven-point pre-deposit checklist on the diligence page before any deposit, regardless of corridor.

Should I buy in Cemagi or Tabanan border?

Buy in Cemagi if the discount versus Tabanan border (typically 10-30 percent on equivalent product) outweighs the differences in operator depth, resale liquidity, and corridor maturity. Buy in Tabanan border if you want the most liquid, most operator-rich exit. The decision is a function of holding horizon and risk appetite, not a binary right answer.

Independence and disclaimer

This corridor guide is editorial and independent. We do not broker or sell Cemagi properties, and figures above are editorial composites based on observed 2026 transactions rather than published listing data. Where we capture an enquiry through this page (for example a written dossier on a specific listing), fulfilment is handled by a licensed Bali-based partner and we may receive a referral fee; the corridor analysis itself is not reviewed or approved by any partner. This page is informational and not legal advice - every transaction must be verified with an independent Indonesian notaris/PPAT before funds move. Full methodology and disclosure are published separately.