Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
Indonesia's property market offers diverse opportunities from Jakarta's urban apartments to Bali's luxury villas, with prices varying significantly by location and property type.
As of June 2025, Jakarta apartments average 25-35 million IDR per square meter, while Bali commands 55-66 million IDR per square meter, and Yogyakarta remains the most affordable at 10-20 million IDR per square meter.
If you want to go deeper, you can check our pack of documents related to the real estate market in Indonesia, based on reliable facts and data, not opinions or rumors.
Indonesia's property market shows strong regional variations, with Bali leading price growth at 7% annually and Yogyakarta showing the highest recent increase at 8.9% year-over-year.
Total purchase costs including taxes and fees typically add 8-12% to the base property price, making a 2.5 billion IDR Jakarta apartment cost approximately 2.7-2.8 billion IDR all-inclusive.
| City/Area | Average Price per m² | Total Cost (100m²) | Annual Growth Rate | Rental Yield Range |
|---|---|---|---|---|
| Jakarta | 25-35 million IDR | 2.7-3.8 billion IDR | 0-2% | 5-6% |
| Bali | 55-66 million IDR | 5.9-7.3 billion IDR | 7% | 7-15% |
| Yogyakarta | 10-20 million IDR | 1.1-2.2 billion IDR | 8.9% | 4-6% |
| Jakarta Premium | 40-60 million IDR | 4.3-6.7 billion IDR | 1-3% | 4-5% |
| Bali Luxury Villas | 70-90 million IDR | 7.6-9.9 billion IDR | 10-12% | 10-20% |
| Yogyakarta Premium | 25-35 million IDR | 2.7-3.8 billion IDR | 10-12% | 6-8% |
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What type of property should you consider in Indonesia?
The Indonesian property market offers four main categories: apartments, houses, villas, and commercial units.
Apartments dominate urban centers like Jakarta and are increasingly popular in Bali, especially among expats and investors seeking turnkey solutions. Houses remain the preferred choice in Yogyakarta and Jakarta's suburban areas, offering more space and land ownership potential.
Villas are predominantly found in Bali, catering to the luxury tourism market and offering the highest rental yields of 7-15%. Commercial units are available across all major cities, with Jakarta serving as Indonesia's primary commercial hub.
Your choice depends on your budget, location preference, and investment strategy, with apartments offering easier management while houses and villas provide more growth potential.
Which Indonesian cities offer the best property investment opportunities?
Jakarta, Bali, and Yogyakarta represent Indonesia's three most attractive property markets as of June 2025.
Jakarta serves as Indonesia's capital and economic center, offering the widest variety of property types with highest prices concentrated in central districts like Menteng and Kuningan. The city provides stable returns with modest growth expectations.
Bali has emerged as the star performer, driven by tourism recovery and international demand, particularly from digital nomads and expats. Areas like Seminyak, Canggu, and emerging locations like Ubud show consistent 7% annual growth.
Yogyakarta stands out as Indonesia's cultural and educational hub, currently showing the highest year-over-year price increase at 8.9% in 2025. The city offers the most affordable entry point while maintaining strong rental demand from students and tourists.
It's something we develop in our Indonesia property pack.
What are the current price per square meter rates across Indonesia?
| Location | Apartment (IDR/m²) | House (IDR/m²) | Villa (IDR/m²) |
|---|---|---|---|
| Jakarta Average | 25,000,000 - 35,000,000 | 18,000,000 - 40,000,000 | N/A |
| Jakarta Premium | 40,000,000 - 60,000,000 | 35,000,000 - 55,000,000 | N/A |
| Bali Average | 55,000,000 - 66,000,000 | 25,000,000 - 40,000,000 | 12,000,000 (luxury construction) |
| Bali Premium | 70,000,000 - 90,000,000 | 40,000,000 - 60,000,000 | 15,000,000 - 20,000,000 |
| Yogyakarta Average | 19,900,000 | 10,200,000 | N/A |
| Yogyakarta Premium | 25,000,000 - 35,000,000 | 15,000,000 - 25,000,000 | N/A |
What is the total cost including all fees and taxes?
The total purchase cost in Indonesia includes the base property price plus mandatory taxes and fees totaling 8-12% of the transaction value.
Transaction taxes consist of a 2.5% income tax paid by the seller and a 5% acquisition duty (BPHTB) paid by the buyer. Legal and notary fees add another 1-2% of the transaction value, while real estate agent fees typically range from 2-3%.
For a practical example, consider a 100 square meter Jakarta apartment priced at 25 million IDR per square meter, totaling 2.5 billion IDR base price. Additional costs include approximately 125 million IDR in acquisition duty, 62.5 million IDR in income tax, 25-50 million IDR in legal fees, and potentially 50-75 million IDR in agent fees.
The final total cost reaches 2.7-2.8 billion IDR, representing a 8-12% premium over the base property price before considering any renovation or furnishing expenses.
How have property prices changed over the past 1 and 5 years?
Indonesian property markets have shown divergent trends, with Jakarta maintaining stability while Bali and Yogyakarta experience significant growth.
Jakarta property prices have remained largely flat over the past year, showing only a modest 0.4% increase in 2024 and essentially no change in 2025. Over the five-year period, Jakarta has averaged 2-4% annual growth, reflecting the mature nature of the capital's real estate market.
Bali has demonstrated exceptional performance with consistent 7% annual growth over the past five years, translating to approximately 35% total appreciation. This growth is driven by tourism recovery, international buyer demand, and limited supply in prime locations.
Yogyakarta has emerged as the surprise leader, recording the highest year-over-year increase in Indonesia at 8.9% in 2025. Over five years, the city has achieved approximately 20% total growth, supported by its cultural appeal and educational sector demand.
What are the expected price trends for the next 1, 5, and 10 years?
Indonesia's property market outlook varies significantly by location, with Bali and Yogyakarta expected to outperform Jakarta.
Jakarta is projected to experience modest growth over the next decade, driven by infrastructure development and limited land supply in central areas. Expected annual growth ranges from 2-4%, with total appreciation of 20-40% over 10 years.
Bali's upward trajectory is expected to continue, particularly in tourist hotspots and luxury villa segments. Projected annual growth of 5-8% over the next five years could result in 50-80% total appreciation by 2035, supported by continued international demand and tourism expansion.
Yogyakarta is forecast to maintain strong performance due to its cultural tourism appeal and limited supply. Expected annual growth of 6-10% over the next five years positions it as potentially the best-performing Indonesian property market through 2030.
These projections assume continued economic stability and tourism growth, with potential risks including global economic downturns and changes in foreign ownership regulations.
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Which areas are most expensive, budget-friendly, and up-and-coming?
Indonesia's property market shows clear geographical price segmentation across all major cities.
Most Expensive Areas:
- Jakarta: Menteng, Kuningan, and the Central Business District command premium prices of 40-60 million IDR per square meter
- Jakarta: South Jakarta areas like Pondok Indah and Kemang average 35-50 million IDR per square meter
- Bali: Seminyak and Canggu luxury properties reach 70-90 million IDR per square meter
- Bali: Denpasar central areas average 60-75 million IDR per square meter
- Yogyakarta: Premium central locations reach 25-35 million IDR per square meter
Budget-Friendly Areas:
- Jakarta: East and West Jakarta suburbs offer 15-25 million IDR per square meter
- Jakarta: Outer ring areas provide entry-level options at 12-20 million IDR per square meter
- Bali: Tabanan and Gianyar regions offer 20-35 million IDR per square meter
- Bali: Non-coastal areas provide opportunities from 15-30 million IDR per square meter
- Yogyakarta: Suburban districts start from 8-15 million IDR per square meter
Up-and-Coming Areas:
- Bali: Ubud has emerged as a digital nomad hotspot with 25-40% price appreciation potential
- Bali: Sanur attracts long-term expats with steady 5-8% annual growth
- Jakarta: Areas near new MRT and LRT lines show 10-20% growth potential
- Jakarta: Bekasi and Tangerang benefit from infrastructure development
- Yogyakarta: Areas near the new international airport show strong potential
What are current property listings and recent sales examples?
As of June 2025, Indonesian property listings reflect the diverse price ranges across major markets.
In Jakarta, a luxury Kemang townhouse recently sold for 8.2 billion IDR, featuring three stories, a private pool, and premium finishes. Central and South Jakarta apartments typically range from 2.5-4.5 billion IDR for 100-150 square meter units in modern developments.
Bali's villa market shows listings from 2-10 billion IDR depending on size and location, with beachfront properties commanding premium prices. Bali apartments in prime areas like Seminyak and Canggu range from 3-6 billion IDR for 50-100 square meter units.
Yogyakarta offers the most accessible entry point, with houses ranging from 700 million to 1.4 billion IDR for 70-140 square meter properties. Premium developments in central Yogyakarta can reach 2-3 billion IDR for larger family homes.
Recent sales data indicates strong transaction volumes in Bali and Yogyakarta, while Jakarta shows steady but lower activity levels reflecting market maturity.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Indonesia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How do Indonesian property prices compare to Southeast Asia?
Indonesia's property market positions competitively within Southeast Asia, offering value compared to premium markets while exceeding emerging ones.
Jakarta property prices remain significantly lower than Singapore and Kuala Lumpur's prime locations, where prices can reach 100-200 million IDR per square meter. However, Jakarta's 25-35 million IDR per square meter average exceeds Manila (15-25 million IDR) and Hanoi (10-20 million IDR) for comparable quality.
Bali's 55-66 million IDR per square meter places it below Phuket's premium areas (80-120 million IDR per square meter) but above most Thai secondary cities. The island's rapid 7% annual growth is closing this gap quickly.
Yogyakarta's 10-20 million IDR per square meter represents exceptional value compared to any major Southeast Asian city, while still offering modern amenities and infrastructure. This positioning makes it attractive for both budget-conscious buyers and value investors.
Indonesia's competitive advantage lies in its combination of reasonable pricing, growing economy, and improving infrastructure, particularly in secondary markets like Yogyakarta and emerging Bali areas.
What mortgage and financing options are available?
Indonesian property financing varies significantly between local citizens and foreign buyers, with distinct requirements and limitations.
Local buyers can access standard bank mortgages with down payments typically ranging from 20-30% of the property value. Interest rates currently range from 7-10% annually, mostly variable rates tied to Bank Indonesia's benchmark rate.
Foreign buyers face more restrictive options, limited to properties with "right of use" (Hak Pakai) status rather than freehold ownership. Foreign buyers typically require 30-40% down payments and may face higher interest rates due to additional risk premiums.
Foreign investors without a local tax identification number (NPWP) may be subject to a 20% withholding tax rate, significantly impacting overall investment returns. Obtaining an NPWP can reduce this burden but requires establishing tax residency.
Alternative financing through developer schemes or private lenders is available but often comes with higher costs and shorter terms. It's something we develop in our Indonesia property pack.
What's the smartest choice for living, renting out, or reselling?
Your property strategy in Indonesia should align with market strengths and your personal goals as of mid-2025.
For personal residence, Jakarta and Bali offer the strongest lifestyle appeal with international amenities and expat communities. Yogyakarta provides a quieter, more affordable option with rich cultural experiences but fewer international facilities.
Rental investment yields favor Bali significantly, with villa and apartment rentals generating 7-15% gross returns, particularly for short-term vacation rentals. Jakarta apartments typically yield 5-6% annually, while Yogyakarta properties average 4-6% but with lower management complexity.
For capital appreciation and resale potential, Bali and Yogyakarta show the strongest recent performance. Bali's 7% annual growth and Yogyakarta's 8.9% year-over-year increase in 2025 outperform Jakarta's stable but slower growth trajectory.
Mixed-use strategies work well in Bali, where properties can serve as vacation homes with rental income during absence. Jakarta suits long-term rental strategies, while Yogyakarta offers the best entry point for first-time investors.
What are the total annual ownership costs?
Indonesian property ownership involves several recurring costs that significantly impact total returns.
| Cost Category | Annual Rate | Notes |
|---|---|---|
| Property Maintenance | 1-2% of property value | Higher for villas with pools and gardens |
| Property Insurance | 0.1-0.3% of property value | Earthquake and fire coverage recommended |
| Utilities (Monthly) | 1-2 million IDR | Varies by size, usage, and AC needs |
| Land Tax (PBB) | 0.1-0.2% of assessed value | Lower rate for residential properties |
| Building Tax (PBB) | 0.5% of assessed value | Higher rate for commercial use |
| Management Fees | 200,000-500,000 IDR/month | Apartments and gated communities only |
| Security Services | 300,000-800,000 IDR/month | Common in residential complexes |
For a typical 2.5 billion IDR Jakarta apartment, annual ownership costs total approximately 75-150 million IDR (3-6% of property value). Bali villas with pools and extensive grounds may reach 4-8% of property value annually due to higher maintenance requirements.
It's something we develop in our Indonesia property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Indonesia's property market in June 2025 presents compelling opportunities across different price points and investment strategies.
Bali leads in appreciation potential and rental yields, Yogyakarta offers exceptional value with strong growth, while Jakarta provides stability and lifestyle benefits for those prioritizing urban amenities and established infrastructure.
Sources
- Bukit Vista - Bali Construction Pricing 2025
- Properstar - Indonesia Bali House Prices
- Indonesia Real Estate - Property Prices and Buying Process
- BambooRoutes - Jakarta Average Apartment Prices
- Grata International - Legal Aspects of Real Estate Transactions in Indonesia
- EMA Estate - Understanding Indonesia's Tax Laws for Real Estate Investors
- Coco Development Group - Hidden Costs of Buying Property in Bali
- Global Property Guide - Indonesia Price History
- Invest Land Bali - Bali Real Estate 2025 Market Trends
- Katadata - Yogyakarta Leads Annual Property Price Increase