Canggu yield corridor
Canggu's highest-yield product. Apartments, townhouses, and operator-managed studios in Berawa, Echo Beach, Pererenan border.
Canggu apartments are the entry-tier yield play. Investor-grade apartments and townhouses in Berawa, Echo Beach, and Pererenan border deliver 10–15% gross yields on professionally managed short-stay rental – the highest yield density on Bali. The trade is operational: 70–80% occupancy with high turnover, requiring professional STR management to realise the headline yield.
The structural reason Canggu apartments work: villa-format short-stay dominates the corridor, and apartments / townhouses fit the budget-conscious slice of that demand (digital nomads, surf travellers, yoga retreats) at price points that single-villa product cannot serve. The risk: 2025 zoning enforcement targeted Canggu unlicensed STR inventory more heavily than any other corridor. Verify PBG/SLF documentation and RDTR/RTRW zoning compliance before deposit.
Entry at USD 100,000–200,000 for studio / 1-bed apartments. USD 200,000–400,000 for 2-bed townhouses with private pool (Sunny Village, Oasis III examples on our shortlist). Above USD 400,000 the product shifts to dedicated villa format and the corridor's economics change.
Send any Canggu apartment or townhouse listing for a 24-hour editorial dossier including zoning verification.
Canggu · Berawa
$249,000 · 2BR · 104 m² · 22-year leasehold
A delivered 2-bedroom Berawa townhouse with documented operating history (8.9 Booking rating, professional management in place) at $249k. The short remaining lease (22 years) is th…
Canggu · Berawa (oceanfront line)
$310,000 · 2BR · 112 m² · 25-year lease w/ guaranteed extension
Berawa oceanfront-line product (300 m to beach) delivered 2025 by Breig Property Investment with 25-year lease and contractually guaranteed extension. The combination of near-beach…
Canggu · Batu Bolong
$110,000 · 1-bedroom · 35–37 sqm
This is the cleanest “set-and-forget” unit in the current shortlist. The operator does everything; you receive net-of-fees distributions. The cost of that simplicity is a 20%-of-in…
Professionally managed: 10–13% gross, 7–10% net after operator fees, OTA commissions, and channel-manager subscriptions. Without professional management: 30–40% lower realised yield. Headline gross numbers from developers above 14% on apartment product usually overstate.
Operator-managed delivers higher realised yield but caps independent rental upside. Self-managed allows pricing flexibility but requires direct STR licensing under your own structure. The 2025 enforcement wave hit self-managed unlicensed properties hardest. If you do not have a PT PMA or KITAS-backed structure, operator-managed is the safer path.
Most modern Canggu apartments are leasehold 25–50 years with operator-managed rental agreements bundled in. PT PMA structures are common above USD 250,000. Verify the underlying SHM/HGB title status of the building, not just your individual unit lease.
Pererenan border (the corridor between Canggu and the Pererenan villages) currently offers 15–20% lower per-square-metre pricing than Canggu core, with 1–2 percentage points higher gross yield. The risk: zoning enforcement focused on Pererenan border parcels in 2025; several STR licences were revoked. Verify zoning before purchasing border product.
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