Analytics · BDA · Canggu district · 2024 → 2025
Scale
Canggu is the largest short-term rental market in Bali. In 2025 the district had 4,746 active listings — about 22% of the island's entire supply and more than in Bukit (3,593) or Ubud (3,020). Combined turnover reached $194.6M versus $145.4M a year earlier — a 33.9% rise.
In absolute terms it is the island's largest district: Canggu accounts for roughly a quarter of Bali's entire market turnover ($194.6M out of $792M, BDA calculation based on report data). For comparison, Bukit's turnover is $140.6M and Ubud's is $86.3M.
Canggu is a broad cluster: in the report it spans locations from Umalas to Nuanu. It is not a classic resort but an established hub of expat and tourist life, which generates year-round demand rather than high-season demand alone.
Canggu · 2025
The core thesis
Canggu's strength has become its main limitation — maturity. Several years of strong interest in the district have driven a substantial rise in the cost of entry, for both land and finished properties. At today's prices, the ratio of entry price to potential yield keeps getting less attractive for anyone entering now.
This is exactly where the difference between a strong market and a good investment lies. High turnover and steady demand are characteristics of the market, not of your deal. An investor's yield is determined not by the size of the market but by the price at which they entered it. Those who bought land and property in Canggu earlier have already locked in capital growth. The new investor is left with steady cash flow at a high entry price.
This is the typical logic of a mature market: demand becomes more predictable, the risk premium falls, and with it the potential for asset appreciation. Canggu has moved past the phase in which most of the profit came from rising land value.
Demand
Occupancy in Canggu fell by just 4.5 percentage points — from 66.3% in 2024 to 61.8% in 2025. This is the smallest drop among the three top districts (Bukit −4.9 pp, Ubud −7.0 pp) and a sign of resilience, not weakness in demand.
The mechanics are simple. Supply in the district grew by 32.4% (from 3,584 to 4,746 listings), while the number of occupied properties grew by 23.9% (from 2,490 to 3,084). Demand grew more slowly than supply, so average occupancy declined. But absolute demand kept rising: the market absorbed almost 600 new operating properties in a single year.
District comparison
Canggu delivers steady rental income, but asset appreciation there is already limited. Comparing how the three districts moved through 2025 shows which one suits which investor.
Canggu is the island's largest and most predictable market, but its growth is the most stable, not the fastest. Bukit grew the most in turnover (+51.8%), yet the market there is uneven: the result depends on how precisely you pick the location within the district.
Ubud, with +29.9% growth, remains the most undervalued district: the entry price hasn't yet caught up with its potential, and demand for strong properties outpaces supply. If you need steady rental income in a mature market, Canggu is the logical choice. If asset appreciation matters more, there is more potential today in Ubud and in select Bukit locations.
| Metric (2025 vs 2024) | Bukit | Canggu | Ubud |
|---|---|---|---|
| Supply growth (Listings) | +54.9% | +32.4% | +39.6% |
| Occupancy change (Occupancy) | −4.9 pp | −4.5 pp | −7.0 pp |
| Growth in occupied properties (demand) | +45.0% | +23.9% | +24.3% |
| Turnover growth (Total Revenue) | +51.8% | +33.9% | +29.9% |
| Market turnover 2025, abs. | $140.6M | $194.6M | $86.3M |
Source: BDA analytical report «Bali Short-Term Rental Market 2024–2025».
The island's most pronounced growth: turnover +51.8% (up to $140.6M). But Bukit is not a single market: within the district, locations vary widely in price and demand, and the result depends on how precisely you pick the specific spot.
Bukit — separate analysisThe largest and most predictable market: $194.6M in turnover (+33.9%) with steady occupancy of 61.8%. Demand is reliable, but the entry price is already high — the district delivers steady rental income, not asset appreciation.
Growing at 29.9% (up to $86.3M) while still far from saturation. A distinct wellness market, barely overlapping with the coast: the entry price is still below the district's potential, and demand for villas with a strong concept outpaces supply. Today this is the most promising entry on the island.
Ubud — separate analysisThere is no «profitable» district in a vacuum — there is a match between the district and the investor's goal. For steady income it's Canggu; for value growth today it's Ubud. We break down Bukit and Ubud in separate pieces.
Strategy
In a mature market, yield comes from the quality of the property, not from the overall trend. Across the island as a whole, supply grew by 35.9% and turnover by 31.4%: supply is growing faster than the money, and the gap between strong and weak properties is widening.
In Canggu's mass-market 2–3BR segment, competition is at its peak. «Just a villa in a popular district» at market price competes on price alone — and that destroys yield.
Well-conceived new villas hold high occupancy and rate, while properties with dated design are the first to slip. The district's high turnover is the sum of very different properties.
District averages hide the real picture. Professional management changes the financial result more than the choice between one location and the next within Canggu.
Revenue and yield
A villa's average revenue and the investor's yield are two different things. The figures below are gross revenue — all the money guests pay for the rental. The investor's yield is noticeably lower: from that revenue you subtract operating expenses — management, maintenance, a renovation reserve, often around half the total — and only then compare the result with the entry price.
Villa revenue in Canggu depends on size: from ≈$22K a year for one-bedroom properties to ≈$115K for large villas with 6+ bedrooms. This is an average across all villas in the segment — the well-performing and the poorly occupied alike.
| Villa type | Listings | Segment turnover | Average revenue per villa* |
|---|---|---|---|
| 1 bedroom | 931 | $20.9M | ≈ $22K/year |
| 2 bedrooms | 1,447 | $42.1M | ≈ $29K/year |
| 3 bedrooms | 1,433 | $57.5M | ≈ $40K/year |
| 4 bedrooms | 483 | $27.5M | ≈ $57K/year |
| 5 bedrooms | 210 | $18.7M | ≈ $89K/year |
| 6+ bedrooms | 242 | $27.9M | ≈ $115K/year |
| Total | 4,746 | $194.6M | — |
*Average gross revenue = segment turnover ÷ all villas of that type (Canggu, 2025). This is revenue before expenses, not the investor's yield.
And most important of all — yield depends on the entry price, and in Canggu that price has risen the most. So even with healthy revenue the new investor's yield shrinks, and the headline «20% a year» simply doesn't apply to Canggu in 2025: real yield has to be calculated for each villa separately.
Conclusion
Canggu remains the largest and most recognizable short-term rental market in Bali: $194.6M in turnover and steady occupancy of 61.8% confirm the resilience of demand. The district is established, the infrastructure is developed, and the tourist flow is predictable.
But it is precisely this maturity that defines the key limitation. Those who entered earlier locked in capital growth. For the new investor, Canggu is a market of steady cash flow, but not of asset appreciation. The result today is determined not by the market's strength, but by the entry price, the product and the timing of the deal.
FAQ
Short answers to questions about investing in Canggu — with figures from the report.
BDA analyzes the market using its own database of 30,000+ properties and calculates real yield by segment — from the choice of location in Canggu to the product and the entry price.
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