On this page
Pererenan is the quieter western edge of the Canggu corridor, and the asking data reads like a fringe that has already caught up on price. There are 199 tracked Pererenan listings as of June 2026, about 10% of all Bali supply in the database. Six in ten are ready stock, roughly eight in ten are leasehold, and the median asking price of $318k sits a little above Canggu core rather than below it. The land rate is the tell: Pererenan asks more per square metre for land than the wider Canggu market.
What does a villa in Pererenan cost?
The median asking price for a villa in Pererenan is $318k, while the average is $536k. That gap is not noise. It tells you the market is pulled upward by a heavy top end: a cluster of large 5 and 6-bedroom villas asking well over $1M lifts the mean far above the typical listing. For most buyers the median is the more useful anchor. Entry points by bedroom:
These are asking prices, not transaction prices. In a leasehold market negotiation is common, particularly on off-plan stock, and the eventual sale price can differ materially from the listed figure. Treat the numbers here as the shape of supply, not a quote.
Ready vs off-plan: a wide gap driven by the top end
41% of Pererenan listings are off-plan (81 of 199), against 59% ready stock. Off-plan villas ask around $352k versus $664k for ready. That looks like a large discount on paper, but it is mostly a mix effect: the ready pool carries most of Pererenan's big luxury estates, while off-plan skews to smaller two and three-bedroom formats. It does not mean off-plan is a bargain like for like. As elsewhere in Bali, an off-plan buyer is accepting construction timeline and execution risk, plus lost rental income during the build, in exchange for the lower entry price.
The practical rule holds here: if you are weighing an off-plan quote against a ready villa of similar size and location at a similar price, the off-plan option needs a meaningful discount, typically 30% or more, to justify the wait and the risk. Compare within a bedroom band, not against the headline ready-versus-off-plan average.
Leasehold vs freehold: a big premium on scarce stock
85% of Pererenan supply is leasehold (169 of 199 listings), with an average remaining term of about 26 years. Freehold is rare, just 30 listings, and on the averages it asks a very large premium over leasehold: roughly $1.22M against $418k. That headline multiple overstates tenure alone. Freehold stock in Pererenan is thin and skews heavily to large villas on big plots, so the premium is as much about what happens to be titled freehold as about the freehold right itself. Read it as a signal that freehold here is a small, high-end slice of the market, not a like-for-like uplift you should expect on an average villa.
For most buyers Pererenan is a leasehold decision. On a 26-year lease the remaining term is central to the maths: the rental picture needs to clear both operating costs and the amortised cost of the lease itself over the years you actually hold it, and a short remaining term can compress resale interest later. For how tenure translates into a price-per-remaining-year view, see the leasehold vs freehold decision factors guide, and for the Bali-wide picture the full Bali villa price snapshot.
Pererenan is not a cheaper Canggu
Pererenan is often pitched as the affordable overflow west of Canggu. The asking data does not support that framing. Pererenan's median ($318k) sits above Canggu's ($291k), its land asks about $1,841/m² against roughly $1,625/m² across Canggu, and its plots run larger on average (379m² versus 324m²). Administratively Pererenan sits just over the line in Mengwi rather than in Canggu proper, but for a buyer it trades as a premium pocket of the same corridor: quieter and lower-density, with rice-field frontage that carries its own value, rather than a discount alternative.
What you are paying for is space and setting, not a lower basis. If your budget is anchored to a Canggu-core number and you expect Pererenan to undercut it, the numbers will surprise you. The value case rests on land, plot size, and the quieter positioning, weighed against the rental demand the area can actually support.
How the corridor around Pererenan is priced
The dataset tracks Pererenan as a single sub-area, so the useful comparison is against the neighbouring pockets a buyer will realistically weigh against it. To the west and inland, Seseh and Cemagi are quieter still. To the Canggu side, Nelayan and Tumbak Bayuh mark the transition back into the core corridor. The table sets Pererenan against those neighbours so you can see where the same budget reaches a few minutes in either direction.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Pererenan | 199 | $536k | $664k | $352k | $418k | $1.2M | 258 | 379 |
| Tumbak Bayuh | 115 | $418k | $523k | $265k | $363k | $882k | 268 | 326 |
| Cemagi | 56 | $372k | $371k | $374k | $308k | $658k | 240 | 293 |
| Nelayan | 36 | $398k | $512k | $328k | $324k | $1.2M | 215 | 257 |
| Seseh | 31 | $538k | $626k | $431k | $538k | $546k | 268 | 388 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 1 BR | 30 | $182k | $176k | $186k | $182k | N/A | 88 | 93 |
| 2 BR | 59 | $243k | $252k | $234k | $238k | $304k | 135 | 143 |
| 3 BR | 49 | $468k | $499k | $416k | $449k | $528k | 267 | 292 |
| 4 BR | 41 | $720k | $698k | $761k | $681k | $946k | 328 | 497 |
| 5 BR | 15 | $1.6M | $1.7M | N/A | $951k | $2.8M | 649 | 1,526 |
| 6 BR | 5 | $2.2M | $2.2M | N/A | $1.0M | $4.1M | 861 | 1,088 |
Two cautions on the breakdown. The 5 and 6-bedroom rows rest on 15 and 5 listings, almost all ready stock, so their averages jump around and the single off-plan figure behind them is not a market rate. Among the neighbours, Nelayan and Seseh are small samples too. The stable, tradeable part of Pererenan is the 2 to 4-bedroom band, which is where the great majority of buyers are actually competing.
See what a Pererenan pin actually earns
Asking prices tell you the cost of entry. They do not tell you what a villa will earn. Drop a pin in Pererenan and compare occupancy, nightly rate, and revenue against similar Airbnb listings within 500 m. An ArthaBase area report shows those comps for the exact location you are evaluating, so the price you are weighing is set against the income it can support.
Rental context
Supply data is only half the picture. A Pererenan villa's case rests on what comparable listings actually earn, and Pererenan trades on the same short-term rental demand that drives the wider Canggu corridor: strong dry-season occupancy, a beach-and-cafe visitor base, and nightly rates that hold up for well-designed villas in the two to four-bedroom range. Its quieter, lower-density character is part of the appeal, but it also means demand can be thinner than the busiest Canggu-core streets, so the right read comes from comps around your specific pin rather than an area average.
The shape of the year matters as much as the headline. Peak, shoulder, and low seasons move occupancy and nightly rate together, and annualising a single strong month is the fastest way to overpay. For the month-by-month structure, see the monthly occupancy and ADR context for Bali villas. To place Pererenan against the corridor it belongs to, the Canggu villa price breakdown sits alongside this one, and for a framework on combining supply and rental data before you commit, see how to research a Bali villa investment. If you need bedroom-matched comps and an interactive custom report for a specific pin, area reports are Rp 990,000.
What this data does not tell you
Asking supply is a useful map, but it has clear limits:
- Asking, not transacted. These are list prices. Actual sale prices, especially on off-plan and long-standing listings, can differ.
- Small sub-samples. The 5 and 6-bedroom bands, and neighbours like Nelayan and Seseh, rest on a handful of listings. Read their figures as directional, not settled.
- Freehold is thin. Only 30 freehold listings sit behind the premium, and they skew to large villas. Do not expect that multiple on an average leasehold purchase.
- Condition and legal status. Lease terms, zoning, and rental permits vary listing to listing and change what a villa can legally operate as. Verify each before you commit.
- No rental figures here. This page is supply only. The income side comes from bedroom-matched comps around your specific pin.
Pererenan rewards buyers who separate the two questions it raises: what does entry cost, and what does the asset earn. The supply data above answers the first for the area as a whole. For the second, and for the exact location you are weighing, an ArthaBase area report gives you occupancy, nightly rate, and revenue comps within 500 m of your pin, in an interactive custom report. That is the difference between knowing the price of Pererenan and knowing whether one villa in it makes sense.