Renting Out a Villa in Canggu

What a Canggu Villa Actually Rents For

Long-term tenants pay by the bedroom, and the spread is wider than a single average suggests. One 2026 analysis breaks the long-term monthly rate down like this:

A long-term tenant trades flexibility for a lower unit price than a nightly guest ever pays, which is exactly why most owners weigh the two models against each other before picking one.

Nightly Rates Follow the Same Pattern

Short-stay guests pay a premium for exactly the same bedroom count. The same 2026 analysis puts a one-bedroom at USD 90 to 140 a night, rising to USD 140 to 220 for two bedrooms, USD 220 to 380 for three, and USD 380 to 650 for four, per Cyril Jarnias. A separate market study puts the average nightly rate across Canggu listings generally at USD 185 to 214, per ASA Group for 2026, sitting comfortably inside that same range.

Averages hide the same split here that shows up in occupancy: a design-led villa in good condition can sit well above either figure, and a tired one below it.

Yield Depends Entirely on Management

Self-managed villas net just 4% to 6%, according to Magnum Estate's 2026 figures, while professional management roughly doubles that outcome on the same address. The gap comes down to pricing discipline and marketing, not the street the villa sits on. Our oversupply guide breaks the full occupancy and yield split down by product type.

The Licence Check Coming in 2026

Nine booking platforms are named participants in a government verification programme rolling out through 2026, checking every listing against the OSS system for a business registration matched to the right activity code:

• Traveloka, Agoda, Airbnb, Booking.com and Trip.com.
• Tiket.com, OYO, RedDoorz and Expedia.

Kemenpar's deadline for that check is 31 May 2026, per Bisnis.com, and the scale of the gap still open is not small. As of 6 May 2026, more than 99,000 short-term listings were registered nationally, but only around 31,000 carried a fully completed registration, a 43.9% rise on the year before, per Kompas Travel.

Reporting from August 2026 still found thousands of Airbnb and Agoda listings at risk of being pulled for lacking that step, per Detik Travel. Losing a listing after the deadline is the practical risk here, not a fine on paper, since a villa earning nothing from a delisted account costs more than finishing the paperwork ever would.

What You Actually Keep After Tax

Two different rates apply depending on who is collecting the rent, and mixing them up costs real money. An owner counted as an Indonesian tax resident pays a flat 10 percent, taken as a final tax on the gross rent collected. Residency changes the whole calculation for a non-resident owner, who instead has 20 percent withheld under PPh Pasal 26, a rate that a valid tax treaty and the correct domicile paperwork can lower.

Confirm your own residency and treaty position before you set a rental price, since that is not something a listing page can work out on your behalf.

Zoning Still Decides What You Can Rent

None of the numbers above matter if the plot cannot legally take a paying guest, and the colour on the title decides that before the rent does:

• Pink, Kawasan Pariwisata: nightly letting is the intended use for the land.
• Yellow, Kawasan Permukiman: a villa can stand there, without any guaranteed right to let it nightly.
• Green: the structure should not be there in the first place, which makes renting a secondary concern.

These three colours trace back to Perda Provinsi Bali Nomor 2 Tahun 2023, and reading the wrong one off a brochure is how a rental plan collapses before the first guest arrives. Read Canggu Zoning Explained before you commit to one.