Canggu vs Uluwatu vs Ubud: Where to Buy Property in Bali
Canggu is the expat and nomad hub, Uluwatu the luxury surf coast, Ubud the lowest-entry option. Land prices, property prices and leases compared.
Canggu, Uluwatu or Ubud? Canggu has the highest land prices and the most expats and digital nomads. Uluwatu is the luxury and surf coast, with the longest leases in my listings. Ubud has the lowest entry prices and steady demand for villas and retreats. Here is how the three compare on numbers, using land prices from my land guide and my current verified listings (September 2026).
Canggu vs Uluwatu vs Ubud at a Glance
| Canggu | Uluwatu (Bukit) | Ubud | |
|---|---|---|---|
| Land price per are (100 m², 25–30 yr lease) | $72,000–133,000+ | $48,000–100,000 | $30,000–80,000 |
| Character | Trend epicenter, most popular with expats and digital nomads | Luxury and surf hub, boom in high-end villas | Spiritual capital, steady demand for villas and retreat centers |
| My listings from | $165,000 (1-bedroom apartment) | $253,000 (2-bedroom villa) | $99,000 (studio) |
| Lease terms in my listings | 27–80 years | 80–90 years | 27 years |
Canggu: Highest Demand, Highest Land Prices
Canggu (Berawa and Batu Bolong) is where expats and digital nomads live, which keeps demand for long-term rentals high, and land is the most expensive of the three. My Canggu listings include aparthotel units in Berawa (1 bedroom, 43 m², $165,000; 2 bedrooms, 59 m², $195,000) and a ready 3-bedroom townhouse of 200 m² on an 80-year lease for $390,000. Nearby Pererenan and Seseh, called the new Canggu, cost $39,000–75,000 per are and have more room for capital growth.
Uluwatu: Luxury Villas and Longer Leases
The Bukit Peninsula is Bali's luxury and surf hub and is seeing a boom in high-end villa development. It is also where my listings have the longest leases, 80–90 years. Villas run from a 2-bedroom resort villa at $253,000 to a 3-bedroom clifftop villa at $750,000 and an 8-bedroom, 1,190 m² villa at $3,500,000. Jimbaran and Ungasan next door ($24,000–60,000 per are) are close to the airport and beaches.
Ubud: The Lowest Entry Price
Ubud is the island's spiritual capital, with consistent demand for villas and retreat centers. It has the lowest entry point: a studio from $99,000, a 1-bedroom apartment at $119,900 and a penthouse at $159,500. The trade-off is a shorter lease, 27 years in my current Ubud listings, so compare price per year of lease.
Which Area Fits Your Goal?
- Rental income from long-stay expats and nomads: Canggu
- A premium villa on a long lease: Uluwatu
- The smallest budget, or a wellness and retreat angle: Ubud
In every area, check permits and zoning first: the construction moratorium applies island-wide. Browse properties for sale in Bali, or book a free consultation to compare specific options.
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