Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Yes, the analysis of Jakarta's property market is included in our pack
This blog post covers the current housing prices in Jakarta, Indonesia, including average costs, price per square meter, and neighborhood comparisons.
We constantly update this article to reflect the latest market data and trends.
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 Jakarta.
Insights
- Jakarta's median home price of IDR 3.2 billion (around $194,000) is significantly lower than the average of IDR 6.5 billion because luxury landed homes in Menteng and South Jakarta pull the mean up dramatically.
- Property prices in Jakarta grew only about 2% nominally over the past year, but when you adjust for inflation, real prices actually stayed flat or even declined slightly.
- The gap between listing price and actual sale price in Jakarta typically runs around 6%, though it can stretch to 12% for older properties or homes with unclear legal documentation.
- New apartments in Jakarta command roughly a 12% premium over comparable older units, mainly because buyers pay extra for modern layouts, better building systems, and developer incentives.
- CBD apartments in Jakarta cost around IDR 54 million per square meter (about $3,250), while non-prime areas like Cengkareng average just IDR 28 million per square meter.
- Over the past decade, Jakarta housing prices have risen about 55% nominally, but only 15% to 25% in real terms after accounting for Indonesia's inflation.
- With $100,000 you can buy an existing studio apartment in Jakarta's outer areas, but a landed house inside Jakarta proper is essentially out of reach at this budget.
- Buyers in Jakarta should expect to pay 7% to 12% on top of the purchase price for taxes, notary fees, and potential renovation costs.
What is the average housing price in Jakarta in 2026?
The median housing price gives you a better picture of what most buyers actually pay in Jakarta because it is not skewed by a small number of extremely expensive luxury properties.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Bank Indonesia and Colliers, which we manually verified.
The median home price in Jakarta in 2026 is around IDR 3.2 billion, which converts to approximately $194,000 or €170,000. The average (mean) home price is higher at IDR 6.5 billion, or about $394,000 (€346,000), because luxury landed homes in prime areas pull the average up.
About 80% of residential properties in Jakarta in 2026 fall within the range of IDR 1.2 billion to IDR 12 billion, which is roughly $73,000 to $727,000.
A realistic entry point for Jakarta property in 2026 is IDR 900 million to IDR 1.3 billion (around $55,000 to $79,000 or €48,000 to €69,000), which gets you an existing studio or small one-bedroom apartment of 25 to 35 square meters in areas like Duren Sawit or Cengkareng.
Luxury properties in Jakarta in 2026 typically range from IDR 30 billion to IDR 120 billion (about $1.8 million to $7.3 million or €1.6 million to €6.4 million), and at this level you can buy an existing landed house with 400 to 800 square meters of land in prestigious neighborhoods like Menteng or near SCBD.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Jakarta.
Are Jakarta property listing prices close to the actual sale price in 2026?
In Jakarta's property market in 2026, buyers typically negotiate around 6% off the listing price, with the discount ranging from 3% to 12% depending on the property.
This gap exists because many Jakarta sellers list with a negotiation buffer built in, especially for older apartments or landed homes where condition and legal paperwork may be uncertain. The discount tends to be larger for properties that have been on the market a long time or where the seller is motivated to close quickly and keep their net proceeds stable after taxes.
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What is the price per sq m or per sq ft for properties in Jakarta in 2026?
As of January 2026, the average asking price for apartments in Jakarta is around IDR 36.3 million per square meter, which works out to about $2,200 per square meter or €1,930 per square meter. In terms of square feet, that translates to roughly IDR 3.4 million per square foot, or about $204 (€179) per square foot.
Small apartments in prime CBD locations have the highest price per square meter in Jakarta in 2026 because buyers pay a premium for short commutes, prestige, and modern amenities, while larger, older units in areas with weaker transit access have the lowest per-square-meter prices.
The highest price per square meter in Jakarta in 2026 can be found in the CBD and SCBD/Senopati corridor, where apartments typically range from IDR 45 million to IDR 100 million per square meter. On the other end, neighborhoods like Cengkareng and Duren Sawit offer the lowest prices at around IDR 18 million to IDR 30 million per square meter.
How have property prices evolved in Jakarta?
Compared to one year ago, Jakarta housing prices in 2026 have risen only about 2% in nominal terms, which means they are essentially flat when you account for inflation. This sluggish growth reflects cautious buyers and weak sales absorption, with demand concentrated in specific price bands eligible for government VAT incentives rather than lifting the whole market.
Looking back ten years to 2016, Jakarta property prices have increased roughly 55% in nominal terms, but only about 15% to 25% in real terms after adjusting for inflation. Most of that gain came earlier in the decade, and the market has been in a long plateau of low growth without any major crash.
By the way, we've written a blog article detailing the latest updates on property price variations in Jakarta.
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 Jakarta.
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 prices vary by housing type in Jakarta in 2026?
The Jakarta property market in 2026 breaks down to roughly 55% landed houses (including townhouses), 40% apartments and condos, and 5% villas or specialty formats, because Jakarta's limited land supply makes apartments the practical choice for many buyers while families still prefer houses when they can afford them.
Average prices by property type in Jakarta as of January 2026 vary significantly. A studio or one-bedroom apartment typically costs around IDR 1.2 billion ($73,000 or €64,000). A mid-market two-bedroom apartment runs about IDR 2.4 billion ($145,000 or €128,000). A three-bedroom apartment in a decent location averages IDR 4.8 billion ($291,000 or €255,000). Small landed houses in outer areas start around IDR 3.5 billion ($212,000 or €186,000), while mid-range landed houses in South Jakarta cost about IDR 8.5 billion ($515,000 or €452,000). Luxury landed homes in prime neighborhoods average around IDR 45 billion ($2.7 million or €2.4 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Jakarta?
- How much should you pay for an apartment in Jakarta?
- How much should you pay for a studio in Jakarta?
How do property prices compare between existing and new homes in Jakarta in 2026?
New or recently completed apartments in Jakarta in 2026 typically carry about a 12% price premium compared to similar older units in the same area.
This premium exists because new properties offer better layouts, modern electrical and plumbing systems, updated amenities, and sometimes developer incentives, while older units come with renovation uncertainty and potential maintenance issues that buyers factor into their offers.
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How do property prices vary by neighborhood in Jakarta in 2026?
Kemang in South Jakarta is popular with expats and offers mostly landed houses plus some low-rise apartments, with prices typically ranging from IDR 8 billion to IDR 20 billion ($485,000 to $1.2 million or €426,000 to €1.06 million). This area commands these prices because of its lifestyle amenities, international restaurants, and proximity to South Jakarta business hubs.
Pondok Indah is one of Jakarta's most established premium neighborhoods, featuring higher-end landed homes and some luxury apartments, with typical prices from IDR 15 billion to IDR 40 billion ($909,000 to $2.4 million or €798,000 to €2.1 million). Families pay this premium for the area's prestigious reputation, quality schools, and excellent shopping facilities.
The Kuningan and Setiabudi corridor near the CBD edge offers mainly apartments and serviced residences, with prices typically between IDR 3 billion and IDR 10 billion ($182,000 to $606,000 or €160,000 to €532,000). This area attracts buyers who want the shortest possible commute to offices and embassies in central Jakarta.
You will find a much more detailed analysis by areas in our property pack about Jakarta. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Menteng | Prestige / Prime | IDR 25B-120B ($1.5M-$7.3M) | IDR 55M-90M ($3,300-$5,500) | IDR 5.1M-8.4M ($310-$510) |
| SCBD / Senopati | Luxury / CBD Fringe | IDR 12B-80B ($730k-$4.9M) | IDR 60M-100M ($3,600-$6,100) | IDR 5.6M-9.3M ($340-$560) |
| Sudirman / Thamrin | Commute / CBD | IDR 4B-20B ($240k-$1.2M) | IDR 45M-75M ($2,700-$4,500) | IDR 4.2M-7M ($250-$420) |
| Kuningan | Expat / Commute | IDR 3B-15B ($180k-$910k) | IDR 40M-70M ($2,400-$4,200) | IDR 3.7M-6.5M ($225-$395) |
| Kebayoran Baru | Family / Prime South | IDR 10B-45B ($610k-$2.7M) | IDR 35M-65M ($2,100-$3,900) | IDR 3.3M-6M ($200-$365) |
| Pondok Indah | Family / Premium | IDR 15B-60B ($910k-$3.6M) | IDR 35M-70M ($2,100-$4,200) | IDR 3.3M-6.5M ($200-$395) |
| Kemang | Expat / Lifestyle | IDR 8B-25B ($485k-$1.5M) | IDR 30M-55M ($1,800-$3,300) | IDR 2.8M-5.1M ($170-$310) |
| Cipete | Lifestyle / South | IDR 6B-18B ($365k-$1.1M) | IDR 28M-45M ($1,700-$2,700) | IDR 2.6M-4.2M ($160-$255) |
| Cilandak | Family / South | IDR 6B-20B ($365k-$1.2M) | IDR 25M-40M ($1,500-$2,400) | IDR 2.3M-3.7M ($140-$225) |
| Tebet | Commute / Value | IDR 2B-8B ($120k-$485k) | IDR 25M-38M ($1,500-$2,300) | IDR 2.3M-3.5M ($140-$215) |
| Kelapa Gading | Family / North | IDR 2B-10B ($120k-$610k) | IDR 22M-35M ($1,300-$2,100) | IDR 2M-3.3M ($125-$200) |
| Cengkareng | Entry / Value | IDR 1B-4B ($60k-$240k) | IDR 18M-30M ($1,100-$1,800) | IDR 1.7M-2.8M ($100-$170) |
How much more do you pay for properties in Jakarta when you include renovation work, taxes, and fees?
When buying property in Jakarta in 2026, you should budget for an additional 7% to 12% on top of the purchase price to cover transfer taxes, notary fees, and potential renovation costs.
For a property priced around $200,000 (IDR 3.3 billion) in Jakarta, you would typically pay an extra 8% to 10%, which means about IDR 260 million to IDR 330 million ($16,000 to $20,000) in additional costs. Your total all-in cost would come to roughly IDR 3.6 billion ($218,000).
For a property priced around $500,000 (IDR 8.25 billion), the additional costs at around 10% would be approximately IDR 825 million ($50,000), bringing your total to about IDR 9.1 billion ($550,000).
For a property priced around $1,000,000 (IDR 16.5 billion), expect to pay roughly 10% to 12% extra, which means IDR 1.65 billion to IDR 2 billion ($100,000 to $120,000) in additional expenses, for a total of around IDR 18.5 billion ($1.12 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Jakarta.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Jakarta
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| BPHTB (Buyer Transfer Tax) | Tax | Up to 5% of the taxable value after allowances (IDR varies by transaction). This is the largest buyer-side cost and is calculated on the property's official tax value minus a non-taxable threshold set by Jakarta provincial government. The exact amount depends on whether the property is primary residence or investment. |
| Notary and PPAT Fees | Fee | Around 0.5% to 1% of the purchase price, typically IDR 16 million to IDR 165 million ($1,000 to $10,000) depending on property value. These fees cover the official deed preparation, land certificate transfer, and registration with the land office. Higher-value properties may negotiate lower percentage rates. |
| Due Diligence and Certificate Checks | Fee | IDR 5 million to IDR 30 million ($300 to $1,800). This covers verification of land certificates, building permits, tax clearances, and ownership history at the local land office. Complex transactions or properties with unclear documentation cost more to verify. |
| Light Renovation | Renovation | IDR 1.5 million to IDR 3.5 million per square meter ($90 to $210 per sqm). This covers cosmetic updates like repainting, flooring replacement, bathroom refresh, and minor repairs. A 60 sqm apartment might need IDR 90 million to IDR 210 million ($5,500 to $12,700) for a basic refresh. |
| Major Renovation | Renovation | IDR 4 million to IDR 8 million per square meter ($240 to $485 per sqm). This covers structural changes, complete bathroom and kitchen overhauls, electrical rewiring, and plumbing replacement. Older landed houses often need this level of work, adding substantial cost to the purchase. |
| Seller PPh Final (Often Negotiated) | Tax | Typically a few percent of the sale price, paid by the seller but often factored into negotiations. When sellers want to keep their net proceeds stable, they may start with a higher listing price. Buyers should understand this tax exists when negotiating discounts. |
| VAT Incentive (Eligible New Units) | Policy Benefit | Can significantly reduce buyer tax burden on eligible new properties. The Indonesian government has extended VAT incentives for certain housing price bands, meaning buyers of qualifying new units from developers may pay less in taxes compared to secondary market purchases. |
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 Jakarta in 2026 with different budgets?
With $100,000 (IDR 1.65 billion) in Jakarta as of January 2026, you can buy an existing 30 to 35 square meter studio in Cengkareng in an older tower, an existing small one-bedroom of 35 to 45 square meters in Duren Sawit, or a compact two-bedroom of 50 to 55 square meters in far-West or far-East Jakarta value projects. Landed houses are essentially not realistic at this budget inside Jakarta proper.
With $200,000 (IDR 3.3 billion), you can purchase an existing two-bedroom apartment of 60 to 70 square meters in Tebet, an existing two-bedroom of 65 to 80 square meters in Kelapa Gading in a mid-tier tower, or an existing one to two-bedroom of 55 to 70 square meters in the Kuningan fringe in older stock.
With $300,000 (IDR 4.95 billion), you could get an existing three-bedroom apartment of 90 to 110 square meters in Kuningan with good access, an existing two to three-bedroom of 85 to 105 square meters on the Kebayoran Baru fringe, or possibly a small existing landed house in outer Jakarta pockets with around 90 to 120 square meters of land.
With $500,000 (IDR 8.25 billion), your options include an existing landed house with 150 to 220 square meters of land in Cipete that may need upgrades, an existing three-bedroom apartment of 120 to 160 square meters near Sudirman or Thamrin, or an existing family-sized landed house with 180 to 250 square meters of land in Cilandak.
With $1,000,000 (IDR 16.5 billion), you can purchase an existing renovated landed house with 250 to 400 square meters of land in Kemang, an existing premium apartment of 180 to 250 square meters near the CBD edge, or an existing landed house with 250 to 450 square meters of land on the Pondok Indah fringe depending on the exact street.
With $2,000,000 (IDR 33 billion), you enter Jakarta's prime residential market and can buy a landed house with 400 to 700 square meters of land in Pondok Indah, a luxury apartment of 250 to 400 square meters in SCBD or Senopati, or a prime landed house with 400 to 800 square meters of land in Menteng, often in the older or rebuilt category.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Jakarta.
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 Jakarta, 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank Indonesia RPPS | Indonesia's central bank publishes this official recurring housing price survey and index. | We used the RPPI growth rates to anchor how prices changed over one year and multiple years. We also used Bank Indonesia's discussion of sales and financing constraints to explain market drivers. |
| Colliers Indonesia | Colliers is a major global real estate consultancy with a long-running, transparent research practice in Jakarta. | We used Colliers' Jakarta apartment asking prices by submarket as our primary price-per-square-meter backbone. We projected these to January 2026 using Colliers' own stable growth outlook. |
| BPS Statistics Indonesia | BPS is Indonesia's official national statistics agency responsible for all economic data. | We used CPI data to inflation-adjust our price comparisons between current and historical periods. We also used it to ensure our real (inflation-corrected) claims are grounded in official figures. |
| World Bank Data | The World Bank compiles official national statistics consistently across countries and years. | We used it to cross-check Indonesia's longer-run inflation level for our ten-year comparison. We verified that our inflation adjustment methodology remained realistic over the full period. |
| Bank Indonesia JISDOR | This is Bank Indonesia's official USD/IDR reference rate used for financial transactions. | We used JISDOR to set a practical USD conversion rate of IDR 16,500 per dollar for January 2026 estimates. We applied this rate consistently across all tables for comparability. |
| European Central Bank | The ECB is the standard public reference for euro foreign exchange rates globally. | We used ECB methodology as the authoritative framework for EUR conversions. We applied a rounded late-2025 EUR/IDR rate of approximately 18,800 for readability. |
| Indonesia Directorate General of Taxes | This is an official government tax authority communication explaining housing VAT policy. | We used it to explain why new developer stock can price differently due to VAT incentives. We also used it to justify why incentives matter more for certain eligible price bands. |
| DKI Jakarta Revenue Agency | This is a Jakarta provincial government tax office publication explaining local tax rules. | We used it to ground the BPHTB buyer transfer tax formula and actual calculation method. We built our all-in cost examples and expense table based on this official guidance. |
| BPK Regulations (PP 34/2016) | This is an official government regulation text hosted in Indonesia's formal legal documentation system. | We used it to justify seller-side taxes that often get negotiated into net pricing. We explained how this affects closing discounts when sellers want stable net proceeds. |
| Reuters | Reuters is a globally recognized financial news source reporting on central bank guidance. | We used Reuters reporting on Bank Indonesia's currency guidance to support our IDR 16,500 per dollar assumption. We referenced this to ensure our exchange rate projection was grounded in official statements. |
| Bank Indonesia Main Site | The central bank of Indonesia provides comprehensive economic and monetary policy data. | We consulted Bank Indonesia's broader publications for context on monetary conditions. We used their outlook statements to inform our conservative growth projections. |
| BPS Main Portal | Indonesia's official statistics agency maintains comprehensive demographic and economic datasets. | We used BPS for population and urbanization context relevant to Jakarta housing demand. We cross-referenced multiple data series to ensure consistency in our analysis. |
| Colliers Indonesia Main Site | Colliers provides ongoing commercial and residential property research across Indonesian markets. | We monitored Colliers' quarterly updates for market commentary beyond the specific report cited. We used their methodology notes to understand how asking prices are calculated. |
| Pajak.go.id Main Portal | The official Indonesian tax authority portal provides current tax regulations and updates. | We verified current VAT and property tax policies through this portal. We used it to confirm that incentive programs remained active for our January 2026 writing date. |
| Jakarta Revenue Agency Main Site | The Jakarta provincial revenue agency publishes local tax guidelines and rates. | We checked for any updates to BPHTB rates or exemption thresholds specific to Jakarta. We used their published examples to build realistic cost scenarios for buyers. |
| BPK Regulations Database | Indonesia's official legal regulation repository maintains authoritative texts of all government rules. | We verified the current status of property-related tax regulations through this database. We confirmed that the PPh Final rates we cited remained in effect. |
| World Bank Main Site | The World Bank provides globally standardized economic indicators and country analyses. | We used World Bank Indonesia reports for broader economic context affecting housing markets. We referenced their methodology notes for inflation calculations. |
| ECB Main Site | The European Central Bank maintains authoritative euro exchange rate data and methodology. | We used ECB reference rates as the basis for our EUR conversion calculations. We applied their published methodology to ensure accuracy in euro-denominated prices. |
| Reuters Main Site | Reuters provides real-time financial news and verified reporting on economic policy. | We used Reuters for current reporting on Indonesian economic conditions and policy announcements. We verified central bank statements through their coverage. |
| OJK (Financial Services Authority) | Indonesia's financial services regulator oversees banking and mortgage lending. | We referenced OJK publications for context on mortgage availability and lending conditions. We used their data to understand financing constraints mentioned in other sources. |
| Indonesia Stock Exchange | The national stock exchange provides data on publicly listed property developers. | We monitored property developer disclosures for sales volume and pricing trends. We used this to cross-check market conditions described in research reports. |
| Ministry of Finance Indonesia | The finance ministry publishes official fiscal policy and tax regulations. | We verified property-related fiscal incentives through ministry announcements. We used their publications to confirm the legal basis for VAT incentives. |
| Ministry of Public Works and Housing | This ministry oversees housing policy and publishes construction and housing statistics. | We referenced their data for context on Jakarta housing supply and development permits. We used their policy statements to understand government priorities in the housing sector. |
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