{"id":4488,"date":"2026-09-17T10:47:53","date_gmt":"2026-09-17T07:47:53","guid":{"rendered":"https:\/\/antagroup.info\/"},"modified":"2026-09-17T10:48:55","modified_gmt":"2026-09-17T07:48:55","slug":"analiz-dohodnosti-vill-i-apartamento","status":"publish","type":"post","link":"https:\/\/antagroup.info\/en\/2026\/09\/17\/analiz-dohodnosti-vill-i-apartamento\/","title":{"rendered":"Profitability Analysis of Villas and Apartments in Canggu and Pererenan for 2026-2027"},"content":{"rendered":"
The Bali real estate market enters 2026 with a record-breaking tourist base: Indonesia has recorded 6.95 million foreign arrivals for 2025, a 9,72% year-on-year increase. This maintains high occupancy rates in prime locations and generates robust rental demand. At the same time, the market is transitioning from a "gold rush" phase to a more mature model: Bali villa yields are becoming more differentiated between high-quality and generic properties, and capital is flowing into specific corridors. <\/p>\n\n\n\n
Below is an analytical analysis of two key locations for high-net-worth investors.<\/p>\n\n\n\n
Bali Common Market 2026: Key Targets<\/strong><\/h3>\n\n\n\n
Before comparing locations, it's important to capture the island's median values. According to consolidated data from analytics platforms:<\/p>\n\n\n\n
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The average active short-term rental property in Bali brings in around USD 12,700 per year with an occupancy rate of 47% and an ADR of $144;<\/li>\n\n\n\n
the median sale price of the property is approximately $299,000;<\/li>\n\n\n\n
Land value growth was approximately 15-30% over two years, and annual growth in strong micro markets was 7-15%;<\/li>\n\n\n\n
According to Magnum Estate, the net return on villas in Bali with professional management is 10-15% versus 4-6% when managed independently.<\/li>\n<\/ul>\n\n\n\n
These figures are the baseline. Prime corridors show a noticeable upward deviation, and this is where investment in Canggu and Pererenan is concentrated.<\/p>\n\n\n\n
Canggu: a mature market with high competition<\/strong><\/h2>\n\n\n\n
Rental rates and occupancy<\/strong><\/h3>\n\n\n\n
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<\/figure>\n<\/figure>\n\n\n\n
According to the AirROI analytics platform for the period from July 2025 to June 2026, the average Airbnb property in Canggu brings in $22,855 annually with an ADR of $21,500, an occupancy rate of 37.50, and a RevPAR of $84,000; there are approximately 3,988 active listings. The spread between segments is significant: the top 10,000 properties earn from $43,000 per night, the top 25,000 from $23,000, the median is around $12,000, and the bottom quartile is around $49,000 per night. Meanwhile, top villas achieve occupancy rates of up to $51,000, while the market leaders among the top 10,000 properties maintain occupancy rates of $41,000+.<\/p>\n\n\n\n
Prices for properties and land<\/strong><\/h3>\n\n\n\n
The entry threshold has risen significantly over the past five years:<\/p>\n\n\n\n
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Leasehold land in Canggu costs $70-95 thousand per 100 m\u00b2 depending on the location; Berawa - about $82.5 thousand per 100 m\u00b2, Pererenan - $55-75 thousand per 100 m\u00b2;<\/li>\n\n\n\n
a two-bedroom villa with a pool will cost $350-450 thousand, premium positions - from $500 thousand;<\/li>\n\n\n\n
A finished villa in Canggu is traded in the range of $1,500-4,000 per m\u00b2.<\/li>\n<\/ul>\n\n\n\n
For buyers planning to purchase Canggu apartments in a hotel-condo format, the price per square meter is higher: compact apartments are priced in the range of $2,600-3,520\/m\u00b2, while villas are priced in the range of $1,745-2,480\/m\u00b2, depending on the configuration. The apartment format, however, offers a different economics: the net yield for hotel-condo apartments is 10-12%, while standard villas are 8-12%.<\/p>\n\n\n\n
Changu's key limitation is saturation. The market has reduced its supply by 6.9% due to the exit of weak listings, leaving room only for high-quality projects with strong management.<\/p>\n\n\n\n
Pererenan: West Canggu's Premium Corridor<\/strong><\/h2>\n\n\n\n
Rental rates and occupancy<\/strong><\/h3>\n\n\n\n
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Pererenan demonstrates superior metrics than mature Canggu. In terms of AirROI, the average Airbnb host in Pererenan earns approximately $4,000,000 per year with an ADR of $4,000,000, occupancy of $4,000,000, and RevPAR of $4,000,000. Some portfolios show even higher figures: in the Pererenan submarket, a portfolio of two-bedroom villas achieves an occupancy rate of $8,600,000 versus the market average of $6,100,000. This confirms that, when properly conceptualized, Pererenan Bali real estate functions as a premium asset rather than a generic offering. <\/p>\n\n\n\n
Entry costs and rising land values<\/strong><\/h3>\n\n\n\n
Here the threshold is lower than in central Canggu, and capitalization is higher:<\/p>\n\n\n\n
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The average price of land in Pererenan is about IDR 13 million per m\u00b2;<\/li>\n\n\n\n
land in Pererenan is 20-30% cheaper than Batu Bolong with access to the same pool of tenants;<\/li>\n\n\n\n
Pererenan showed 22% growth in land values for 2024;<\/li>\n\n\n\n
Budget villas start from $150-250 thousand, premium positions go higher.<\/li>\n<\/ul>\n\n\n\n
For investors willing to consider off-plan Pererenan Bali real estate, a separate capitalization layer is added during the construction phase (see below).<\/p>\n\n\n\n
Comparison of Changgu vs Pererenan<\/strong><\/h2>\n\n\n\n
Metrics<\/strong><\/td>
Changu<\/strong><\/td>
Pererenan<\/strong><\/td><\/tr>
Airbnb's average annual revenue<\/td>
$22 855<\/td>
$26 036<\/td><\/tr>
ADR<\/td>
$215<\/td>
$217<\/td><\/tr>
Occupancy rate (average market)<\/td>
37,5%<\/td>
42,6%<\/td><\/tr>
RevPAR<\/td>
$84<\/td>
$94<\/td><\/tr>
Land, per 100 m\u00b2<\/td>
$70-95 thousand.<\/td>
$55-75 thousand.<\/td><\/tr>
Two-bedroom villa<\/td>
$350-450 thousand.<\/td>
from $150-250 thousand (base)<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n
Pererenan wins on three fronts simultaneously: higher ADR, higher occupancy, and lower entry barriers. Investments in Canggu remain valid for the "mature market with a liquid secondary segment" strategy\u2014it's easier to resell the asset and find a tenant faster. <\/p>\n\n\n\n
Calculating ROI and capitalization during the construction phase<\/strong><\/h2>\n\n\n\n
Basic model for a ready-made villa in Canggu<\/strong><\/h3>\n\n\n\n
A model for a two-bedroom villa priced at $285,000: with AirROI for 2026 (ADR $214, occupancy 41.1%, annual revenue $25,791), operating expenses typically amount to approximately 30% of revenue\u2014management, maintenance, taxes, and utilities. This yields a net yield of approximately 6-9% excluding capital gains. A realistic range is confirmed by independent sources: Canggu traditionally shows stronger short-term results\u2014gross yield of 9-11%, net after expenses 6-8% for a high-quality three-bedroom villa. <\/p>\n\n\n\n
Model for Pererenan and off-plan capitalization<\/strong><\/h3>\n\n\n\n
For investors considering off-plan properties, value appreciation during the construction period is key. The industry uses the following benchmarks:<\/p>\n\n\n\n
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In 2026, prime properties in high-growth corridors - Pererenan and Berawa - will generate gross yields of 12-18%, while generic villas in saturated areas will generate 6-8%;<\/li>\n\n\n\n
Off-plan projects in developing corridors include in their presentations a capital gain of up to 40% during the construction period;<\/li>\n\n\n\n
Prime corridors (Uluwatu, Pererenan) are projected to provide 3-7% annual growth in value in 2026-2027.<\/li>\n<\/ul>\n\n\n\n
The return on investment for Bali real estate in this combination (rental flow + capitalization) reaches a level unattainable for completed projects. However, it's important to assess the risks: the 15-20% ROI claimed by developers is rarely confirmed in practice after all operating expenses have been paid.<\/p>\n\n\n\n
Realistic ROI for Indonesian real estate<\/strong><\/h2>\n\n\n\n
Three independent sources agree on net income estimates:<\/p>\n\n\n\n
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6-12% net per year for a well-managed villa;<\/li>\n\n\n\n
7-10% net with gross ROI of 10-15%, average load of 70-75% is considered a strong result;<\/li>\n\n\n\n
4-6% for independent control and 10-15% for professional control.<\/li>\n<\/ul>\n\n\n\n
The difference between the "brochure" and actual ROI is operating expenses, rental income tax (10%), 2026 licensing requirements, and tropical climate maintenance.<\/p>\n\n\n\n\n<\/figure>\n<\/figure>\n\n\n\n
Forecast for 2026-2027<\/strong><\/h2>\n\n\n\n
Key trends that will impact Bali rental prices and property capitalization:<\/p>\n\n\n\n
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Market stratification.<\/strong> The total increase in supply of approximately 29% (approximately 38,000 listings) has divided the market: generic villas are losing profitability, while professional operators in niche segments continue to grow.<\/li>\n\n\n\n
Shifting demand to the West.<\/strong> The Canggu-Pererenan-Berawa-Umalas corridor accounts for a third of all real estate transactions in Bali.<\/li>\n\n\n\n
Tightening of licensing.<\/strong> Effective March 31, 2026, Airbnb and Booking.com will remove listings without valid NIBs and Standard Certificates. This reduces competition among legitimate operators.<\/li>\n\n\n\n
Demand for long-term rentals.<\/strong> Digital nomads make up about 20% of the long-term rental market, focusing on Canggu, Ubud and Pererenan.<\/li>\n<\/ul>\n\n\n\n
For investors, this means: the baseline scenario for 2026-2027 is a moderate increase in the cost of high-quality properties with a decrease in the profitability of generic offerings.<\/p>\n\n\n\n
To receive an ROI calculation for specific properties, an up-to-date price comparison table, and a profitability forecast for your budget, download the investment catalog and contact our B2B department. Analysts will prepare a customized financial model broken down by location, format, and management strategy.<\/em><\/p>\n\n\n\n
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