Canggu Land Prices
Three corridors, three different land prices in Canggu: that is the real shape of this market, not one blended average. Berawa's stretch prices at IDR 2 billion to 3.5 billion per are for 2026, per ASA Group, Pererenan asks IDR 1.2 billion to 2 billion, and the central pocket sits between the two at IDR 1.2 billion to 2.5 billion per are, per Magnum Estate.
A buyer who quotes one number for the whole postcode is skipping the part that actually decides value. Compare corridors before you compare listings.
The Corridor Spread Nobody Averages
Ask an agent why one street costs double the next and most will shrug. The reports we found do not break the gap down by zoning, road frontage or plot depth, only by corridor:
- Berawa and the Batu Bolong prime strip: IDR 2 billion to 3.5 billion per are, 2026, per ASA Group.
- Canggu's central pocket: IDR 1.2 billion to 2.5 billion per are, 2026, per Magnum Estate.
- Pererenan, marketed as calmer and ricefield-dominated: IDR 1.2 billion to 2 billion per are, 2026, per ASA Group.
None of these figures come from a single verified sale. They are market estimates from property-marketing sources, and no bank or consultancy report was found breaking this corridor down street by street. Treat the ranges as a starting point for negotiation, not a ceiling.
Villa Asking Prices Track the Land
A villa's price tag in Canggu mostly reflects the land beneath it, plus whatever gets built on top. One 2026 rental-yield analysis worked through three examples, and the spread between them is wide enough to matter:
| Villa type | Asking price | Source |
|---|---|---|
| 2-bedroom (worked example) | USD 220,000 | Cyril Jarnias, 2026 |
| 3-bedroom (worked example) | USD 506,000 (IDR 8.1 billion) | Cyril Jarnias, 2026 |
| 4-bedroom (worked example) | USD 750,000 (IDR 12 billion) | Cyril Jarnias, 2026 |
These three rows are single worked examples pulled from one analysis, not a market survey. A smaller plot in Padonan or a beachfront block near Echo Beach can land well outside every row.
Build Cost Adds a Fixed Layer
Land is only half of what a build costs. Teville prices construction at IDR 6 million to 15 million for every square metre across 2025 and 2026, a figure that sits on top of the land price, before you have paid for an architect, a permit or any landscaping.
Off plan buyers trade a lower build cost for a different kind of upside. Properties bought ahead of completion are estimated to gain 20% to 25% in value by handover, per ASA Group for 2026, a return on patience rather than on the structure itself.
What Happens to Value After Handover
Buying is not the end of the pricing story. Established Canggu villas are estimated to appreciate 5% to 10% a year, per Cyril Jarnias for 2026, a figure quoted alongside an 8% to 12% net yield case in the same report.
Both numbers are projections built on past performance, not a promise for the next villa sold. Stacking the annual growth estimate on top of rental income gives a combined return case, not two guaranteed streams.
How to Use These Numbers
None of these ranges tell you what one specific plot is worth until someone checks its zoning and its exact position. A block two streets back from Canggu's beach in a green zone is not priced like a pink-zone frontage on the same corridor, whatever the average implies. Before you anchor a budget to any of these figures:
- Confirm the zoning colour on the exact plot before you rely on a street average.
- Ask which source year and corridor an agent's quote is using.
- Compare the land price against local build cost, not against a villa asking price alone.
Read the zoning guide before committing to a corridor, and see the fuller sums in build or buy. For a side-by-side on the three corridors above, the comparison guide goes further than price alone.
Frequently Asked Questions About Canggu Land Prices
What Is Canggu Land Really Costing per Are?
Magnum Estate's 2026 figure for the central pocket works out to IDR 1.2 billion to 2.5 billion for a single are, cheaper than Berawa and dearer than Pererenan. Corridor matters more than any single average.
Why Is Berawa Land More Expensive Than Canggu Right Now?
ASA Group's 2026 estimate puts Berawa at IDR 2 billion to 3.5 billion for one are, well above the central pocket's IDR 1.2 billion to 2.5 billion. No reason for the gap was given.
How Much Do Canggu Villas Typically Sell For?
One 2026 yield analysis worked three examples: a two-bedroom villa at USD 220,000 and a four-bedroom at USD 750,000, per Cyril Jarnias. These are single worked examples, not a market-wide average.
What Does It Cost to Build a Villa in Canggu?
Teville prices construction at IDR 6 million to 15 million for every square metre across 2025 and 2026. That figure sits on top of the land price, before an architect, a permit or landscaping.
Does Land Value in Canggu Grow After You Buy?
Established Canggu villas are estimated to appreciate 5% to 10% a year, per Cyril Jarnias for 2026, alongside an 8% to 12% net yield case in the same report. Both figures are projections, not guarantees.
Is Buying Off Plan Cheaper in Canggu?
Off plan does not mean cheaper land, but the finished property is estimated to gain 20% to 25% in value by handover, per ASA Group for 2026. That is the reward for waiting out construction.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds. Read that twice before you wire a deposit.
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