Buy a villa in Cemagi, Bali — 2 villas 2026
A quiet western beach area — next stage of the trend migration.
Figures: Balinsky catalogue and rental database, recalculated monthly. All areas — prices · rents
About Cemagi — district guide
Cemagi is a beach district west of Pererenan, halfway to Tanah Lot. A few years ago it was agricultural land; now active villa-project construction is rolling across middle and premium segments. Development pace mirrors Pererenan 2022.
Audience: digital nomads looking for quiet, family travellers from Australia and Singapore.
Strength — wide black volcanic beach, surf community, relatively low building density. Weakness — limited infrastructure (narrow roads, few supermarkets), 25-35 minutes to Canggu.
Main risk — zoning reviews. Some Cemagi projects sit on agricultural-status land — mandatory RDTR check before transacting.
Currently 2 properties available in Cemagi. Each listing shows its permit status (PBG, SLF) and land zone — check the documents before you pay.
Villa Zen Luxury Villas in Cemagi – 265 m², 3 Bedrooms
Villa Zen Luxury Villas in Cemagi – 198 m², 3 Bedrooms
See also
More in Cemagi
Related sections for this district
Villas and houses in Cemagi in Bali — catalogue
Villas and houses in Cemagi. See photos, plot and house size, prices and details.
Bali villas are bought to live in, to rent out and to flip. The most liquid locations are Canggu (Berawa, Batu Bolong, Pererenan), Bukit (Uluwatu, Pandawa) and Ubud. Most deals are 25–80 year leaseholds closed at a PPAT notary.
By bedrooms and status
Frequently asked questions
How does a villa differ from an apartment?+
A villa is a standalone house on its own plot with a pool and private garden. An apartment is a unit inside a shared complex, usually without its own land.
How much does a Bali villa cost?+
1-bedroom villas start at $150–250k. 2–3-bedroom villas in Canggu/Bukit start at $350k. Premium view villas reach $1.5–3M.
Can a foreigner buy a Bali villa?+
Yes — via leasehold (typically 25–80 years) or through a PT PMA company. The deal is closed at a PPAT notary.
What yield do rental villas earn?+
By Balinsky's calculation (October 2026, 422 villas in the catalogue), a median two-bedroom villa earns about 6.9% a year before tax; a one-bedroom villa about 7.1%. That is after commissions, management and upkeep. On residential land, where nightly rental is not allowed, it is about 3% with monthly rental. Seasonality matters: Dec–Mar and Jul–Aug are peak.
What should I check before buying?+
Leasehold term and extension, PBG / SLF permits, land zoning, water/electricity connection, management company in place, and the ownership path (PPAT notary).