Berawa 2026: Analysis of the Most Liquid Hub on Bali's Real Estate Map
Berawa is the epicenter of demand on the island of Bali, where premium lifestyle meets high yields. Situated between cosmopolitan Seminyak and the dynamic center of Canggu, this area has become the 'golden mean' for major investors and expats. Why does buying property in Berawa remain the most sought-after strategy in 2026?
According to: Bali Tourism Board (BTB)
Why does large-scale capital continue to flow into this specific square?
The Berawa district has long ceased to be just a 'surfer village.' Today, it is the location with the most developed infrastructure on the island, oriented towards Western standards.
- World-class beach clubs: The legendary Finns Beach Club and the world's largest Atlas Beach Club are located here, ensuring a constant flow of tourists.
- Top-tier education: The presence of Canggu Community School (CCS) makes the area a priority for expat families, creating stable demand for long-term rentals.
- Sports and health: Top-tier fitness centers like Body Factory and Wanderlust Crossfit attract a high-paying audience from all over the world.
What is the real cost of entry into this market? Due to the scarcity of land in the coastal zone, property capitalization here is growing at an accelerated pace.
The Mathematics of Profitability: What ROI figures can you realistically expect in 2026?
In 2026, the Bali real estate market has entered a stage of maturity. Investors are no longer chasing speculative profits, but are instead focusing on stable rental businesses.
Current statistics:
- Price per m²: On average from $2,500 to $3,200 for a finished property.
- Yield (ROI): Net rental profit is 10–12% per annum. Premium apartments within walking distance to the beach can show up to 15%.
- Occupancy: During peak season, properties in Berawa are booked at 80% or higher.
Example: A one-bedroom apartment (1BR) at the off-plan stage currently costs around $170,000 – $220,000, while a finished 3-bedroom villa will cost from $500,000.
Source: Gapura Bali
A View from Above: Interactive Inspection of the Coastline and Building Density
When choosing a property, it is critically important to understand its real distance to the ocean. Specifically for this article, we have prepared an interactive 3D panorama module.
- Instructions: Use the module below to view drone footage of the entire Berawa coastline. You can zoom in on each section, evaluate the building density, and see how close your chosen project is to the beach or noisy clubs.
Source: Exclusive 3D shoreline footage by Tinora, 2026. All rights reserved. Tinora
Safe Entry: How to Legally Secure Property Ownership in Indonesia?
How to buy a villa in Bali without losing money? In 2026, Indonesian legislation offers transparent schemes for foreign citizens:
- Leasehold (Hak Sewa): Long-term lease (usually 25–30 years) with a guaranteed right of extension. The most popular format for individuals.
- PT PMA (HGB): Ownership through a foreign-owned company. This provides maximum legal protection and the ability to own multiple properties.
- Hak Pakai: Right of use for personal residence (available with a KITAS visa).
Important: Forget about 'Nominee' schemes. In 2026, such deals are recognized as illegal and carry enormous risks of property loss.
Hidden Burden: What is the Cost of Maintenance and Turnkey Taxes?
When calculating your financial investment model, take the following expense items into account:
- VAT (PPN): 11% (usually included in the price by major developers).
- Land and Building Acquisition Tax (BPHTB): 5%.
- Notary services: 1–2% of the transaction amount.
- Rental income tax: For non-residents, it is 20%; however, registration through a company (PT PMA) allows for the optimization of this rate.
Zoning and Infrastructure Collapse: What are brokers silent about?
Can you build a villa on any plot of land you like? No. Checking the zone color is the first step of any Due Diligence:
- Pink Zone (Tourist): The only zone where legal daily rentals are permitted.
- Yellow Zone (Residential): Suitable for living, but difficulties may arise in obtaining a commercial rental license.
- Green Zone (Agricultural): Construction is strictly prohibited.
The transport issue should also be taken into account. Berawa suffers from narrow roads. However, in 2026, the Bali government is actively implementing the Bali Metro project, which should partially relieve the area's main arteries.
| District | Strategy | Liquidity | Entry Barrier |
|---|---|---|---|
| Berawa | Maximum Cash Flow | Highest | Very high |
| Uluwatu | Capital Growth (Capital Gain) | High | Medium / High |
| Ungasan | Speculative (resale) | Medium | Low / Medium |
| Umalas | Long-term rental | High | Medium |
| Ubud | Niche (Wellness/IT) | Medium | Medium |
Explore popular Bali districts: where else is it profitable to buy housing?
Premium Demand and Maximum Traffic (Canggu District)
Highest liquidity and a stable flow of tenants.
- Berawa: The Island's 'Golden Mile'.
Maximum concentration of elite beach clubs (Atlas, Finns) and top-tier infrastructure. The most expensive entry ticket, but also the highest rental cost. The market is practically formed.
- Pererenan: The Main Successor to Berawa.
More modern street planning and fresh development. The district is chosen by those seeking the Canggu aesthetic but with less chaos. High potential for land price growth, as the district is still being actively developed.
Explosive Growth and Capitalization (Bukit Peninsula)
The best choice for speculative investment and premium holidays on the cliffs.
- Uluwatu: The Main Trend of 2026.
'Instagrammable' Bali with the best ocean views. Global hotel brands and luxury developers are entering this area. Ideal for property resale (Capital Gain) and short-term rentals to tourists.
- Ungasan: The Hidden Gem of Bukit.
The southern part of the peninsula with more affordable land than in Uluwatu. An entry point for those wanting to profit from infrastructure development. Price growth here is the fastest due to the 'low base' effect.
Stability and Family Comfort (Umalas)
A conservative choice for a long-term strategy.
- Umalas: A Quiet Center Between Seminyak and Canggu.
A district for 'insiders'. Expats live here, and it's home to the best international schools and French bakeries. The lowest risk of vacancies. Oriented towards long-term rentals (6 months or more) with a steady income.
Niche and Specialized Markets
Districts with a unique target audience.
- Ubud: The Cultural and Spiritual Heart of the Island.
The market for yoga retreats, IT hubs, and jungle lovers. Does not depend on ocean proximity. Stable niche profitability. Year-round demand without sharp seasonal drops.
- Nusa Dua: Corporate and Hotel Sector.
A zone of gated five-star resorts with perfect lawns. Limited to apartments within large complexes or large-scale projects. A less flexible market for a private investor with a single villa.
About the preparation of this material
This analytical review was developed by the Tinora team, a leader in digital real estate auditing in Bali. We believe that in 2026, an investor should make decisions based on transparent data, not on the promises of brokers.
Why we are trusted:
- Proprietary analytics: We do not rewrite old articles; instead, we use up-to-date data from the Badungkab and Bali Tourism Board government portals.
- Technological superiority: The interactive 3D panoramas of the Berawa coastline presented in the article are the intellectual property of Tinora and were filmed by our specialists in January-February 2026.
- Legal purity: Every financial model mentioned in the text is checked for compliance with current tax rates and Indonesian laws on foreign land ownership (HGB/Leasehold).
Important: We constantly update data on zoning and infrastructure plans (including the Bali Metro project) so that you can see the real market picture before making a deal.
Author: Valentina Orlova
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