Flat in Canggu-Berawa

🇮🇩 Canggu-Berawa flats market: modern apartments near Echo Beach, cafes & coworking

Canggu-Berawa is one of Bali’s most sought-after residential micro-markets for flats, combining surf-side lifestyle with growing hospitality and co-working infrastructure. Located in North Kuta, Badung Regency, the area spans Berawa, Batu Bolong, Pererenan and adjacent Kerobokan, offering a mix of low-rise condominiums, serviced apartments, and compact modern residences that appeal to expats, digital nomads, and investors. Demand is driven by beach access, cafés and coworking spaces, and a steady stream of international tourists whose stays support both short-term rental and long-term leasing markets.

💶 How much Flat costs in Canggu-Berawa

Prices for a flat in Canggu-Berawa vary by location, building quality, and whether the unit is a new development or resale. Typical price per square metre in the area ranges from IDR 25 million to IDR 75 million per sqm, translating into widely differing entry points for buyers. Studios and small one-bedroom flats aimed at holiday rental buyers generally start lower, while branded residences and high-spec condominiums command premium prices.

Average price ranges and common unit sizes:

• Studios and 1-bedroom flats: IDR 800 million – IDR 2.5 billion (approx. 25–45 sqm)
• 2-bedroom flats: IDR 2 billion – IDR 6 billion (approx. 60–120 sqm)
• Large penthouses / premium units: IDR 6 billion – IDR 15+ billion (luxury finishes and private pools)

Price breakdown by district in Canggu-Berawa:

• Berawa: IDR 30–60 million per sqm, strong demand for short-term rentals and café/retail proximity
• Batu Bolong: IDR 28–55 million per sqm, nightlife and beach access drive premiums
• Pererenan: IDR 25–50 million per sqm, quieter upscale development with rising prices
• Kerobokan (adjacent): IDR 22–45 million per sqm, more land supply and mixed residential options

Market dynamics to note:

• New developments list higher per-sqm prices than older resales due to modern amenities and developer warranties.
• Short-term rental demand inflates effective yields in central streets near Berawa and Batu Bolong.
• Units sold off-plan typically require staged payments and offer lower effective per-sqm pricing compared with completed inventory.

🎯 Which district of Canggu-Berawa to choose for buying flat

Berawa is the most active submarket for flats in the Canggu-Berawa area. Buyers looking for walkable cafés, restaurants and coworking spaces will find consistent tenant demand and higher occupancy on short-term platforms. Berawa combines lifestyle amenities with quick routes to the main arterial roads linking Seminyak and Ubud.

Advantages of Berawa:

• Proximity to Finns Recreation Club and multiple beach clubs increases tourist footfall.
• Dense cluster of coworking hubs and boutique retail supports digital nomad long-stays.
• Strong resale market for flat in Canggu-Berawa aimed at rental investment.

Batu Bolong is ideal for purchasers targeting nightlife and beach access. The stretch along Batu Bolong Beach and Jalan Pantai Batu Bolong has a high concentration of hospitality businesses and surf schools, supporting both holiday-rental strategies and owner-occupier living.

Advantages of Batu Bolong:

• Immediate beach access and surf breaks boost short-term rental rates.
• High pedestrian traffic near restaurants and bars increases visibility for rental listings.
• Active expatriate community makes long-term leases viable.

Pererenan and Kerobokan suit buyers seeking quieter, higher-end environments with potential for capital growth as infrastructure upgrades continue. Pererenan is particularly attractive for families and buyers preferring larger floor plans and privacy.

Advantages of Pererenan and Kerobokan:

• Less congested streets and larger plots support mid-rise apartment development.
• Increasing international buyer interest as Seminyak supply tightens.
• Good balance between rental yield and capital appreciation potential.

🏙️ Characteristics of Canggu-Berawa and factors influencing the purchase of flat

Canggu-Berawa lies on Bali’s southwest coast with a tropical monsoon climate, offering a dry season and a wet season, warm temperatures year-round and consistent surf. Geography shapes residential design: low- to mid-rise developments dominate to preserve sightlines and integrate with local village zoning.

Infrastructure and transport:

• Main access via Jalan Raya Canggu linking to Seminyak and the Denpasar outer ring road.
• Nearest international gateway is Ngurah Rai International Airport in Denpasar at roughly 20–40 km depending on traffic.
• Public transport remains limited, so proximity to motorbike rental, shuttle services, and ride-hailing apps is essential for convenience.

Business and tourist zones:

• Berawa-Batu Bolong corridor functions as the commercial spine, hosting cafés, boutiques, and coworking spaces.
• Pererenan and southern Kerobokan are gradually urbanizing with low-rise condominium projects aimed at longer-term residents.
• The mix of tourism, hospitality, and lifestyle businesses sustains demand for both short- and long-stay flats.

Lifestyle and housing market structure:

• Flats in Canggu-Berawa are frequently marketed as serviced apartments, aparthotels or compact condominium units, appealing to digital nomads, retirees on long-stay visas, and investors seeking holiday rental income.
• Urban housing is a blend of local kampung housing, villa compounds, and new strata-title buildings that offer maintenance and rental management services.

💼 Economy of Canggu-Berawa and impact on Flat market liquidity

Canggu-Berawa’s economy is driven by hospitality, food and beverage, retail and creative services. High tourist flows and an international expat community create a resilient demand base for flats suited to short-term rentals and long-term stays. Bali’s tourism ecosystem supports a broad spectrum of tenants—from surf holidaymakers to remote workers.

Key economic indicators affecting liquidity:

• Tourist arrivals to Bali maintain a strong recovery trajectory, supporting occupancy rates in coastal markets.
• Growing coworking and creative enterprises increase mid-term rental demand among remote professionals.
• Local employment in F&B and hospitality provides steady demand for staff housing, albeit at lower price points than investor apartments.

Tax and operating cost considerations that affect returns:

• Developers typically factor VAT and local levies into prices for new developments, increasing entry cost for buyers.
• Operating costs for flats include property management, communal maintenance, and local property tax; these reduce net returns and must be modeled into expected ROI.
• Liquidity is seasonally sensitive: peak season sees strong short-term rental performance while low season requires longer-term leasing strategies.

🏗️ Leading developers and projects in Canggu-Berawa where Flat is represented

Branded hospitality residences and boutique developers have begun to offer compact apartment and serviced residence options in and around Canggu-Berawa. Buyers should evaluate the developer’s track record, project permits, and management arrangements for rental handling.

Operators and brands active around Canggu-Berawa:

• COMO Hotels and Resorts with COMO Uma Canggu hotel that has expanded branded offerings and attracts premium guests, supporting branded residence demand
• Regional and local agencies that market strata-title flats and serviced apartments: Ray White Bali, Exotiq Property, Seven Stones Indonesia, Bali Realty
• Local developers and project managers who deliver boutique apartment projects and resort-style living on a smaller scale, often offering on-site property management and rental programs

What to check in any Canggu-Berawa project:

• License and completion status, building permit (IMB), and strata-title registration with BPN
• On-site amenities: pool, gym, 24/7 management and security, which materially affect rental performance
• Payment terms and developer warranties for finishes and equipment

🧾 Mortgage and installment conditions for foreigners in Canggu-Berawa

Financing a flat in Canggu-Berawa as a foreigner involves a mix of bank finance, developer credit and cash arrangements. Indonesian banks offer mortgages selectively to foreigners; terms are generally conservative and vary by bank and residency status.

Typical mortgage and developer financing conditions:

• Down payments commonly 30–50% for foreign buyers, with approvals requiring proof of income, residency documentation, and strong credit profile
• Loan tenors for foreigners typically range from 5 to 15 years, with interest rates varying by bank and prevailing market conditions, often in the mid to high single digits to low double digits percent range
• Developer installment plans: common structures include deposit 10–30% at reservation, staged payments during construction, and a final balance on handover; some developers offer interest-free short-term plans up to 12–24 months

Practical notes:

• Holding a valid residence permit (KITAS) improves financing options but is not an automatic guarantee of bank lending.
• Cross-border buyers frequently use combination financing: part cash, part foreign bank loan via personal arrangements, and developer installments.

🧭 Process of buying flat in Canggu-Berawa step by step

Purchasing a flat in Canggu-Berawa follows a clear sequence that balances market selection with legal verification and registration.

Step-by-step purchase path:

• Selection: view shortlisted units with local agents such as Ray White Bali or Exotiq Property, verify building amenities and management arrangements.
• Reservation: pay a reservation deposit commonly 1–5% to secure the unit and hold the price.
• Due diligence: instruct an independent lawyer to check developer permits, IMB, strata-title eligibility for foreigners, and the validity of the seller’s ownership.
• Contract: sign a Sale and Purchase Agreement (SPA) prepared by a notary or PPAT, outlining payment schedule, handover conditions and warranties.
• Payment and registration: settle balance per SPA, register transfer at the local BPN (Land Office) under the appropriate right (often Hak Pakai for foreigners), and obtain strata title documentation.
• Handover and management: handover inspection, payment of taxes and fees, and enrollment in on-site property management for rentals if required.

Mandatory costs and timelines:

• Buyer usually pays BPHTB (acquisition tax) often around 5% of the transaction value net of thresholds, notary/PPAT fees, and short-term administrative charges.
• Completion and title transfer timelines vary: resale transfers can complete within 30–90 days, off-plan projects take 12–36 months depending on construction stage.

⚖️ Legal aspects of owning flat in Canggu-Berawa

Ownership structure for foreigners in Indonesia is specific and requires careful legal structuring. Foreigners can acquire residential units through legal frameworks designed for non-nationals.

Key legal points:

• Foreigner ownership commonly relies on Hak Pakai (right to use) based on Indonesian law and developer compliance; direct freehold Hak Milik is not available to foreigners.
• Strata title registration for apartments must be issued in accordance with regulations and recorded with BPN; verify that the unit can be legally marketed to foreign buyers.
• Property purchase does not automatically provide a residence permit or citizenship; Indonesia does not operate a golden visa program tied to property value, and citizenship requires a distinct naturalization path.

Taxes and rental rules:

• Property taxes (PBB) and acquisition taxes apply; rental income for non-resident owners is subject to withholding and income tax rules that vary by source and contract structure.
• Short-term holiday rentals are common but must comply with local regulations and building rules; some developments restrict short-term rentals, so check house rules and management contracts.

🏡 Which purposes suit buying flat in Canggu-Berawa

Flats in Canggu-Berawa serve a broad set of buyer goals from lifestyle to pure investment. Match the purpose to district and unit type for optimum outcomes.

Living and relocation:

• Best districts: Pererenan and quieter pockets of Kerobokan, where larger floor plans and calmer streets favor family living.
• Suitable units: 2–3 bedroom flats with storage and parking.

Seasonal residence and second homes:

• Best districts: Berawa and Batu Bolong for immediate access to beaches and social life.
• Suitable units: Studios and 1-bedroom flats in managed buildings with concierge and cleaning services.

Rental and investment:

• Best districts: Berawa and Batu Bolong where tourist demand is highest and rental yields are strongest.
• Typical returns: gross rental yields commonly range 4–8%, with net ROI shaped by management fees and seasonality.

Premium segment and family purchases:

• Best districts: select Pererenan pockets and Kerobokan where deluxe finishes, larger terraces and private amenities appeal.
• Suitable units: high-spec 2+ bedroom flats or branded residences with hotel-style services.

Canggu-Berawa’s position on Bali’s development map suggests the flat market will remain attractive for diverse buyer types. Ongoing infrastructure upgrades, continued inflow of long-stay international visitors and rising interest from lifestyle-driven buyers indicate measured capital growth and steady rental demand for well-located, professionally managed flats in the area.