Berawa Bali property investment — 2026 guide
Canggu's premium pocket: high-end villas, beach clubs, corporate audience.
Updated: May 15, 2026
Berawa is the priciest and most developed Canggu sub-district: Finns Beach Club, Atlas Beach Fest, La Brisa and premium restaurants all concentrate here. Property prices are 30-50% above the rest of Canggu but so are rental rates: a 2BR villa earns $250-320/night in high season.
Yield is 9-12% net annual. Premium segment with direct ocean or Finns views can reach 14%. Entry price starts at $250K for a compact 1BR villa deeper in the district, reaching $1.2M+ for beachfront.
Tenant audience: high-net-worth digital nomads, family travellers from Singapore, Hong Kong and Australia, corporate retreats. Stay length 5-10 nights, above Canggu average.
Main downside: high tourist density and nightly beach-club noise. Doesn't suit owner-occupation — strictly arms-length rental investment.
- Entry price: from $250K
- ADR (average daily rate): $250-320
- Net yield: 9-12% annual
- Leasehold 25-50 years from private owners; freehold via PT PMA from larger developers
- Payback: 7-12 years depending on price segment and yield
Per-property ROI math runs on every villa/apartment page in this district with real neighbour data from estatemarket.io.
Key district-specific risks
- Leasehold under 30 years remaining — won't recoup + resell at profit. Insist on 35+ years.
- Property without SLF — legal rental impossible, ROI model doesn't work.
- RDTR zoning — some plots under review. Verify status before transacting.
- «Developer-guaranteed yield» is typically inflated by 30-50% — cross-check with Booking neighbour data.