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 is not one single housing market, as Jakarta's prime districts can be ten times more expensive than outer suburban areas.
In this article, we break down the current housing prices in Indonesia, and we constantly update this blog post with fresh data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Indonesia.
Insights
- Indonesia property prices have grown around 30% over the past 10 years in nominal terms, but once you adjust for inflation, real growth is essentially flat at 0% to 5%.
- Jakarta CBD condos cost roughly IDR 54 million per sqm in 2026, which is almost double the IDR 28 million per sqm you would pay in non-prime Greater Jakarta areas.
- The gap between listing price and actual sale price in Indonesia averages about 7%, with discounts ranging from 5% to 10% depending on how motivated the seller is.
- New-build properties in Indonesia sell for approximately 12% more than comparable existing homes, mainly because buyers pay a premium for warranties and modern layouts.
- Subsidized housing in Indonesia starts below IDR 300 million (under $19,000), creating a two-speed market where government-backed homes cost a fraction of commercial options.
- South Jakarta neighborhoods like Kebayoran Baru and Pondok Indah dominate the luxury segment, with large landed houses often priced between IDR 15 billion and IDR 60 billion.
- Small studio apartments in prime Jakarta towers have the highest price per sqm because developers protect per-sqm pricing on lower total ticket sizes that are easier to sell.
- Buyer transaction costs in Indonesia typically add 8% to 15% on top of the purchase price, covering transfer duty, notary fees, and potential agent commissions.
- Apartments and condos make up roughly 55% of Indonesia's urban property listings, while landed houses account for about 35% and villas represent just 3% of the market.
- Indonesia's property market has been constrained by mortgage rate sensitivity, with Bank Indonesia noting lending rates as a key factor limiting buyer demand in recent years.
Fact-checked and reviewed by our local expert
Daniel Rouquette 🇫🇷
CEO & Co-Founder at Villa Finder
What is the average housing price in Indonesia in 2026?
The median housing price is more useful than the average because Indonesia's luxury Jakarta properties pull the average significantly higher, while the median shows what a typical buyer actually pays.
We are writing this as of January 2026 with the latest data collected from Bank Indonesia's official surveys and top-tier consultancies like Colliers, all manually double-checked for accuracy.
The median home price in Indonesia's urban markets in 2026 is approximately IDR 1.9 billion, which converts to around $115,000 or about €106,000. The average home price is higher at IDR 3.2 billion (roughly $194,000 or €178,000) because expensive Jakarta luxury properties push this figure up.
About 80% of residential properties in Indonesia in 2026 fall within a price range of IDR 900 million to IDR 8.5 billion, which is approximately $55,000 to $515,000 or €50,000 to €472,000.
A realistic entry-level purchase in Indonesia in 2026 would cost between IDR 750 million and IDR 1.3 billion ($45,000 to $79,000 or €42,000 to €72,000), which could get you an existing studio or small one-bedroom condo of 25 to 35 sqm in outer Greater Jakarta areas like Bekasi, Depok, or Tangerang.
Luxury properties in Indonesia in 2026 typically range from IDR 15 billion to IDR 60 billion ($910,000 to $3.6 million or €830,000 to €3.3 million), which could get you a renovated landed house in South Jakarta's Kebayoran Baru or Pondok Indah with 350 to 600 sqm of land and premium security features.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Indonesia.
Are Indonesia property listing prices close to the actual sale price in 2026?
In Indonesia in 2026, closed property prices average about 7% below the listed asking price, with typical discounts ranging from 5% to 10%.
This gap exists because Indonesia's property demand has remained cautious in recent years, giving buyers more negotiating power, and developers often embed room for discounts through promotions like free furnishings or service charge waivers. The discount tends to be largest for older existing stock in non-prime locations and smallest for new developments in high-demand South Jakarta corridors.
Get fresh and reliable information about the market in Indonesia
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What is the price per sq m or per sq ft for properties in Indonesia in 2026?
As of January 2026, the median housing price in Indonesia's Jakarta condo market is approximately IDR 36.3 million per sqm ($2,200/sqm or €2,017/sqm), and the median per sqft is around IDR 3.37 million ($204/sqft or €187/sqft). The average price per sqm sits higher at IDR 40.5 million ($2,455/sqm or €2,250/sqm), and the average per sqft is IDR 3.76 million ($228/sqft or €209/sqft), because prime CBD properties pull these figures up.
Small units in prime Jakarta towers like studios and compact one-bedrooms have the highest price per sqm because their lower total price makes them easier to sell, while larger older condos in non-prime zones have the lowest per-sqm rates due to renovation risk and limited buyer demand.
In Indonesia in 2026, the highest prices per sqm are found in Jakarta's CBD core and Menteng, ranging from IDR 50 million to IDR 90 million per sqm. The lowest prices are in outer Greater Jakarta corridors like Bekasi, where properties range from IDR 18 million to IDR 30 million per sqm.
How have property prices evolved in Indonesia?
Compared to one year ago in January 2025, Indonesia property prices have increased by roughly 1.5% in nominal terms, but when you factor in inflation, prices have actually declined by about 1% in real terms. This sluggish growth is mainly due to mortgage rate sensitivity and cautious buyer demand, with many developers offering incentives rather than raising prices.
Looking back two years to January 2024, Indonesia property prices have risen approximately 3% in nominal terms, which still barely keeps pace with inflation. The main reasons are ongoing affordability constraints and high down payment requirements, which have prevented any significant price acceleration despite steady urbanization.
By the way, we've written a blog article detailing the latest updates on property price variations in Indonesia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Indonesia.
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.
What types of properties are available in Indonesia and how much do they cost in 2026?
In Indonesia's urban property market in 2026, apartments and condos make up roughly 55% of listings, landed houses account for about 35%, townhouses and cluster homes represent around 6%, villas (especially in Bali) comprise about 3%, and other residential types make up the remaining 1%.
Here are the average prices by property type in Indonesia as of January 2026: studio and one-bedroom condos average around IDR 1.2 billion ($73,000 or €67,000), two-bedroom condos average IDR 2.8 billion ($170,000 or €156,000), three-bedroom condos average IDR 5.5 billion ($333,000 or €306,000), small landed houses average IDR 1.6 billion ($97,000 or €89,000), mid-sized landed houses average IDR 3.8 billion ($230,000 or €211,000), and luxury houses or villas in prime areas average around IDR 25 billion ($1.52 million or €1.39 million).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Indonesia in 2026?
In Indonesia in 2026, new-build properties typically sell for about 12% more than comparable existing homes in similar locations.
This premium exists because new units come with warranties, modern layouts, and better-managed developments, while existing properties carry renovation uncertainty and often have higher long-term maintenance costs that buyers factor into their offers.
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How do property prices vary by neighborhood in Indonesia in 2026?
Kemang in South Jakarta is popular with expats and offers a mix of apartments and landed houses, with lifestyle amenities and international schools nearby. Prices here range from IDR 4 billion to IDR 18 billion ($242,000 to $1.09 million or €222,000 to €1 million) because of its reputation as a vibrant residential hub.
Pondok Indah, also in South Jakarta, is dominated by large family homes in gated communities and is considered one of Indonesia's most prestigious addresses. Expect to pay between IDR 12 billion and IDR 40 billion ($727,000 to $2.42 million or €667,000 to €2.22 million) due to premium land values and excellent family infrastructure.
Kuningan and Setiabudi sit on the CBD fringe and feature high-rise condos popular with professionals working in nearby offices and embassies. Prices range from IDR 2.5 billion to IDR 12 billion ($152,000 to $727,000 or €139,000 to €667,000), offering a balance of central location and relatively accessible entry points.
You will find a much more detailed analysis by areas in our property pack about Indonesia. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (IDR / $) | Avg per sqm (IDR / $) | Avg per sqft (IDR / $) |
|---|---|---|---|---|
| Menteng | Prestige / legacy | 12b - 50b / $727k - $3.03m | 55m - 90m / $3,333 - $5,455 | 5.1m - 8.4m / $310 - $505 |
| SCBD / Sudirman | Ultra-commute / CBD | 6b - 25b / $364k - $1.52m | 60m - 85m / $3,636 - $5,152 | 5.6m - 7.9m / $338 - $479 |
| Thamrin | Commute / CBD | 4b - 18b / $242k - $1.09m | 50m - 75m / $3,030 - $4,545 | 4.6m - 7.0m / $281 - $422 |
| Kuningan | Expat / commute | 2.5b - 12b / $152k - $727k | 38m - 60m / $2,303 - $3,636 | 3.5m - 5.6m / $214 - $338 |
| Setiabudi | Expat / mixed | 2.8b - 14b / $170k - $848k | 38m - 60m / $2,303 - $3,636 | 3.5m - 5.6m / $214 - $338 |
| Kebayoran Baru | Family / prestige | 15b - 60b / $909k - $3.64m | 45m - 80m / $2,727 - $4,848 | 4.2m - 7.4m / $253 - $450 |
| Pondok Indah | Family / premium | 12b - 40b / $727k - $2.42m | 40m - 75m / $2,424 - $4,545 | 3.7m - 7.0m / $225 - $422 |
| Kemang | Expat / lifestyle | 4b - 18b / $242k - $1.09m | 35m - 65m / $2,121 - $3,939 | 3.3m - 6.0m / $197 - $366 |
| Cipete | Expat / value | 3b - 12b / $182k - $727k | 32m - 55m / $1,939 - $3,333 | 3.0m - 5.1m / $180 - $310 |
| Kelapa Gading | Family / north | 1.2b - 6b / $73k - $364k | 25m - 40m / $1,515 - $2,424 | 2.3m - 3.7m / $141 - $225 |
| Pluit | Coastal / north | 1.5b - 8b / $91k - $485k | 25m - 42m / $1,515 - $2,545 | 2.3m - 3.9m / $141 - $237 |
| Bekasi corridor | Entry / commute | 0.8b - 3b / $48k - $182k | 18m - 30m / $1,091 - $1,818 | 1.7m - 2.8m / $101 - $169 |
How much more do you pay for properties in Indonesia when you include renovation work, taxes, and fees?
When buying property in Indonesia in 2026, total transaction costs typically add between 8% and 15% on top of the purchase price for existing homes, and this can reach 15% to 30% if renovation work is needed.
For a property priced around $200,000 (approximately IDR 3.3 billion), you should budget an additional IDR 265 million to IDR 500 million ($16,000 to $30,000) for transfer duties, notary fees, and agent commissions. This brings your total cost to roughly IDR 3.6 billion to IDR 3.8 billion ($218,000 to $230,000).
For a property priced around $500,000 (approximately IDR 8.25 billion), expect additional costs of IDR 660 million to IDR 1.2 billion ($40,000 to $73,000) for the same transaction expenses plus potential light renovation. Your total cost would land between IDR 8.9 billion and IDR 9.5 billion ($540,000 to $575,000).
For a $1,000,000 property (approximately IDR 16.5 billion), additional costs could range from IDR 1.3 billion to IDR 4.1 billion ($80,000 to $250,000), especially if significant renovation is planned for an older prime landed home. This means a final total of IDR 17.8 billion to IDR 20.6 billion ($1.08 million to $1.25 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Indonesia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Indonesia
| Expense | Type | Estimated Cost Range (IDR / $) |
|---|---|---|
| BPHTB (buyer transfer duty) | Tax | Approximately 5% of the property value minus a tax-free threshold (NPOPTKP). In practice, this works out to around 4% to 5% of the transaction value for most purchases above the threshold. |
| Seller income tax (PPh final) | Tax | Set at 2.5% of the transaction value under Government Regulation PP No. 34/2016. While technically paid by the seller, this cost often affects price negotiations between parties. |
| Notary and PPAT fees | Fees | Generally runs between 0.5% and 1.0% of the property price. These fees cover deed preparation, land title transfer, and official registration with government authorities. |
| Agent or broker commission | Fees | Typically ranges from 2% to 5% of the sale price, depending on the arrangement. Sometimes paid by the seller, sometimes split, and occasionally embedded in the asking price. |
| Cosmetic renovation | Renovation | Costs approximately IDR 2 million to IDR 5 million per sqm ($120 to $303 per sqm). This covers painting, minor repairs, flooring updates, and basic fixture replacements. |
| Full renovation | Renovation | Runs between IDR 6 million and IDR 12 million per sqm ($364 to $727 per sqm). This includes structural modifications, complete interior redesign, new plumbing, electrical upgrades, and premium finishes. |
We made this infographic to show you how property prices in Indonesia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Indonesia in 2026 with different budgets?
With $100,000 (approximately IDR 1.65 billion) in Indonesia in January 2026, you could buy an existing studio condo of 28 to 32 sqm in the Bekasi corridor in an older tower, an existing one-bedroom condo of 35 to 45 sqm in Kelapa Gading in an older building, or potentially a very small cluster house far outside Jakarta's core in satellite cities.
With $200,000 (approximately IDR 3.3 billion), you could purchase an existing two-bedroom condo of around 70 sqm in non-prime Greater Jakarta areas like outer South or West Jakarta, an existing small cluster house with 90 to 120 sqm of building in the BSD or Bintaro fringe, or an existing one to two-bedroom condo in Cipete fringe in older stock.
With $300,000 (approximately IDR 4.95 billion), your options include an existing two-bedroom condo of about 85 sqm in the Kuningan or Setiabudi fringe, an existing cluster landed home with 120 to 150 sqm of building in BSD City, or an existing three-bedroom older condo of around 110 sqm in Kelapa Gading's premium blocks.
With $500,000 (approximately IDR 8.25 billion), you could buy an existing three-bedroom condo of around 130 sqm on the CBD fringe, an existing landed house with 200 to 250 sqm of building in outer Kemang (renovation likely needed), or an existing prime condo of about 100 sqm in the Sudirman or Thamrin area with a smaller footprint but better location.
With $1,000,000 (approximately IDR 16.5 billion), you could purchase an existing landed house in Pondok Indah in a family-oriented block (often older with renovation common), an existing luxury condo of 180 to 220 sqm in the SCBD or CBD fringe, or an existing landed house in Kebayoran Baru with good access and upgraded interiors.
With $2,000,000 (approximately IDR 33 billion), you enter Indonesia's ultra-premium segment where options include an existing large prime landed home in Kebayoran Baru with 500+ sqm of land, an existing legacy property in Menteng (limited stock and highly sought after), or an existing trophy condo in an SCBD-adjacent location with top-tier building management.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Indonesia.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Indonesia, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank Indonesia (SHPR/RPPI) | Indonesia's central bank publishes this official survey-based house price index quarterly. | We used Bank Indonesia's RPPI to anchor national price momentum and track how Indonesia property prices have changed over time. We also used its index levels (2018=100) to estimate 10-year and 1-year price changes. |
| Colliers Indonesia | Colliers is a major global real estate consultancy with transparent and consistent market reporting. | We used Colliers for price-per-sqm benchmarks across CBD, South Jakarta, and non-prime areas. We treated these as the clearest market level numbers for Jakarta apartments and scaled them to January 2026. |
| BPS Statistics Indonesia | BPS is Indonesia's official national statistics agency publishing the country's CPI inflation series. | We used BPS inflation data to convert nominal price changes into real inflation-adjusted figures. We also used it to keep January 2026 values properly dated within the recent inflation regime. |
| Bank Indonesia (FX reference) | Bank Indonesia publishes the official central bank FX reference framework for the Indonesian rupiah. | We used Bank Indonesia's approach to justify our USD/IDR conversion methodology. We applied a single practical January 2026 working rate across all dollar and euro conversions for simplicity. |
| Reuters | Reuters is a top-tier international wire service and directly quoted the Bank Indonesia governor on rupiah guidance. | We used Reuters' reporting to support our January 2026 USD/IDR assumption of around 16,500. We treated this as a clean conversion assumption rather than a legal exchange rate. |
| Ministry of Public Works (PUPR) | This is an official government decree setting formal price ceilings for subsidized housing in Indonesia. | We used PUPR's decree to anchor the true low-end entry of Indonesia's formal housing market. We contrasted these subsidized home prices with commercial market pricing to show the two-speed market. |
| Government Regulation PP No. 34/2016 | This is the official regulation text in Indonesia's legal documentation system covering property transfer taxes. | We used PP 34/2016 to determine the seller's income tax (PPh final) commonly applied in transactions. We included this in our all-in costs section so buyers understand total transaction expenses. |
| Knight Frank | Knight Frank is a globally recognized real estate research firm with consistent methodology across markets. | We used Knight Frank as a cross-check on high-end pricing levels and to confirm where premium stock concentrates in Jakarta. We used their research to validate our luxury range examples in South Jakarta. |
| BPS (RPPI publication) | BPS officially documents Indonesia's residential property price index program and its coverage. | We used this publication as a second official confirmation that Indonesia tracks property prices via survey-based indices. We relied on it mainly for methodological triangulation. |
| JLL Indonesia | JLL is a leading global commercial real estate services firm with detailed Jakarta market coverage. | We used JLL's commentary to understand demand conditions and developer pricing strategies. We referenced their observations on cautious demand to explain why discounting is common in Indonesia. |
| European Central Bank | The ECB publishes official euro foreign exchange reference rates used internationally. | We used ECB data to derive our EUR/IDR working rate of approximately 18,000. We applied this rounded rate consistently throughout the article for easy readability. |
| Jakarta property portals | Major Indonesian property listing sites aggregate thousands of active listings across all market segments. | We used listing data patterns to estimate the breakdown between apartments, landed houses, townhouses, and villas. We cross-referenced these patterns with Colliers' formal market reports. |
| Local contractor surveys | Indonesian contractors provide current pricing for renovation work across different quality levels. | We used contractor survey data to estimate cosmetic and full renovation costs per sqm. We applied these figures to help buyers understand total all-in costs beyond the property purchase price. |
| Notary and PPAT fee schedules | Indonesian notaries and land deed officials (PPAT) follow standardized fee structures for transactions. | We used these fee schedules to estimate transaction costs at 0.5% to 1.0% of property value. We included these in our comprehensive expense breakdown for Indonesia property buyers. |
| Agent commission standards | Indonesian real estate agents typically follow industry-standard commission ranges. | We used common industry practices to estimate agent fees at 2% to 5% of sale price. We noted that arrangements vary and commissions are sometimes embedded in asking prices. |
| BPHTB regulations | Indonesia's buyer transfer duty (BPHTB) follows a national framework with local threshold variations. | We used BPHTB regulations to calculate the approximately 5% buyer transfer duty applied to most transactions. We explained how the tax-free threshold affects the effective rate. |
| Developer sales materials | Indonesian developers publish pricing and incentive structures for new project launches. | We used developer materials to understand the new-build premium over existing homes. We noted common incentives like free furnishings and service charge waivers that affect pricing. |
| South Jakarta neighborhood research | Local market expertise provides granular insight into prestigious neighborhood price dynamics. | We used neighborhood-level research to map price ranges to specific areas like Kemang, Pondok Indah, and Kebayoran Baru. We validated these ranges against Colliers' broader location buckets. |
| North Jakarta market data | Kelapa Gading and Pluit represent established family-oriented markets with distinct pricing. | We used North Jakarta data to provide price ranges for more affordable established areas. We showed how these neighborhoods offer value compared to South Jakarta's premium pricing. |
| Greater Jakarta corridor analysis | Bekasi, Tangerang, and Depok corridors represent Indonesia's entry-level formal market. | We used corridor analysis to identify where buyers can find the most affordable formal market options. We showed the significant price gap between these areas and Jakarta's core. |
| BSD City and Bintaro market reports | These planned township developments represent major suburban markets with transparent pricing. | We used these reports to provide examples of mid-range cluster housing options. We included these areas in our budget scenarios as realistic alternatives to Jakarta proper. |
| Menteng and Thamrin legacy data | These historic Jakarta neighborhoods have unique market dynamics and limited stock. | We used legacy neighborhood data to understand ultra-premium pricing in Indonesia's most prestigious addresses. We noted the limited availability that makes these markets distinct. |
| Currency market data | Financial market sources track USD/IDR and EUR/USD exchange rates in real time. | We used currency data to validate our working exchange rates of $1 = IDR 16,500 and €1 = IDR 18,000. We applied these rates consistently to make all conversions easy to follow. |
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