All Bali property guides — by Balibound Realty, a boutique real estate agency in Bali (sales and 30-day-plus rentals).
By Balibound Realty · Updated 2026-07-23
Short answer: Berawa is the established, beach-side heart of the Canggu corridor, and it prices like it, with median asking around $373,000 and median sold prices around $377,000 in mid-2026. Sellers here get their full price, sold values land at or slightly above asking, which is a mark of a confident, in-demand market rather than a discount opportunity. The trade-off shows up in the time on market: at around 379 days, Berawa is the slowest of the major areas to sell, so this is a hold-for-demand play. You are buying one of Bali's strongest rental locations at a full, firm price, not a bargain.
The numbers below come from our own market intelligence, drawing on 70,000+ tracked Bali records, updated July 2026. They are market estimates, not guarantees.
Berawa is the rare area where the median sold price sits above the median asking, which tells you demand is strong enough that well-priced villas attract competition rather than discounts. That is good news for your own future resale and a reason to price your offer realistically going in, because there is little room to negotiate down. The longer average time on market looks like a contradiction next to that firm pricing, but it reads as sellers holding out for their number rather than a weak market, the villas sell, they just do not sell cheap or fast. This is the beach-club-adjacent core of Canggu, and it prices as premium demand.
Across the whole tracked market, nightly-let villas average roughly 13% gross, and after operating costs of 40 to 50% of revenue, a well-run villa nets in the region of 6 to 8%. Berawa sits inside the strongest rental-demand corridor in Bali, so vacancy risk is low, but you are paying a full entry price for that demand, which places the yield on your money at the steadier end rather than the top. Our full breakdown sits in our guide on the best areas to invest in Bali.
Around 85% of Bali transactions are leasehold, and Berawa's median remaining term is about 25 years, working out to roughly $14,300 per year of tenure at current medians. Factor the years remaining into both what you pay now and what you resell at, especially here where you are already paying a premium entry price.
Berawa fits the investor who wants a premium, beach-side location inside Bali's deepest rental market and is comfortable paying a full, firm price for it. It suits an owner prioritising demand-certainty and a strong resale over a cheap entry or fast appreciation. If you want the same corridor at a slightly quieter, sometimes better-value setting, Pererenan is worth comparing; if you want a lower entry with more upside, Uluwatu. Berawa is the established, premium-demand pick.
Foreigners buy in Berawa through leasehold, Hak Pakai, or a PT PMA company, never through a nominee arrangement. See our guides on how foreigners buy property in Bali and leasehold vs freehold. The binding legal work always goes through a licensed notaris.
Tell us your budget and what you want the property to do, and we will run the real numbers on any specific Berawa villa, gross rent, every cost line, and the true net.
Send us your brief or browse our available Berawa properties.
Median asking prices sit around $373,000 in mid-2026, with median sold prices around $377,000, so villas here tend to sell at or slightly above asking. Beachfront and larger luxury homes climb well above that. The right number for any specific villa is the one on its listing.
Yes, if you want a premium, beach-side location inside Bali's strongest rental corridor and are comfortable paying a full price for it. Demand is high and resale is firm, but entry is not cheap and villas take a while to sell, so it rewards a demand-first hold.
Because demand in this part of the Canggu corridor is strong enough that well-priced villas attract competition rather than discounts, which pushes sold prices to or above asking. That firmness helps your resale but leaves little negotiating room going in.
Across the tracked market, villas average roughly 13% gross and typically net 6 to 8% after costs. Berawa's low vacancy risk supports the income side, but the full entry price places the yield on your money at the steadier end. Treat guaranteed 15 to 20% claims with suspicion.
Yes, through leasehold, Hak Pakai, or a PT PMA company, all legal when set up properly by a notaris. Freehold in your own name and nominee arrangements are not options.
Read this guide on our site: https://baliboundrealty.com/guides/buying-property-in-berawa
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