What is the average price per sqm in Bandung?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bandung. If you'd like to learn more about us, you can check our presentation page.

How much does the average price per square meter vary by property type in Bandung?

Property prices per square meter in Bandung vary significantly depending on the type of property you're considering.

Apartments in upper-class locations command between IDR 12-25 million per square meter, with higher prices concentrated in city center developments and high-rise buildings. Premium apartment complexes in areas like Dago and Ciumbuleuit can reach the top end of this range due to their prime locations and modern amenities.

Landed houses typically cost between IDR 11.7-15 million per square meter for average to upper segment properties. Townhouses in mid-range cluster housing developments average around IDR 12.2 million per square meter, offering a middle ground between apartments and standalone houses.

Prime land in premium locations like Dago, Setiabudi, and Ciumbuleuit ranges from IDR 15-30 million per square meter. Raw land prices vary dramatically from as low as IDR 100,000 up to IDR 6.59 million per square meter depending on location and development potential.

Affordable housing options, particularly Type 36 properties in suburban areas, can be found for around IDR 900 million total, resulting in lower per square meter costs in fringe areas.

Which areas in Bandung are most expensive, emerging, and budget-friendly per square meter?

Bandung's property market is clearly segmented by location, with distinct price tiers across different neighborhoods.

The most expensive areas per square meter are Dago, Ciumbuleuit, Setiabudi, Bandung Timur (East), and Bandung Barat (West), especially around new rail and toll infrastructure. These premium districts consistently command the highest prices due to their established prestige, accessibility, and urban amenities.

Emerging areas with strong growth potential include Bandung Timur (East Bandung), Padalarang, Cileunyi, Cibiru, and Buahbatu. These neighborhoods benefit from strategic rail and toll access improvements, making them attractive for both residents and investors seeking appreciation potential.

Budget-friendly options are primarily found in suburban and fringe neighborhoods, particularly in less-accessible southern and eastern outer districts. These areas offer significantly lower entry prices while still providing access to Bandung's urban infrastructure.

It's something we develop in our Indonesia property pack.

How does price per square meter differ depending on total lot or building size?

Property size has a notable impact on per square meter pricing in Bandung's real estate market.

Smaller lots, particularly Type 36-45 properties, typically have higher prices per square meter but lower entry points overall. These properties experience strong demand from first-time buyers and returnees, driving up the per-square-meter cost while remaining accessible due to their compact size.

Larger lots with houses ranging from 100-150 square meters generally see decreasing price per square meter as size increases in the lower and mid-market segments. This economies-of-scale effect makes larger properties more cost-effective on a per-square-meter basis for buyers seeking more space.

However, in luxury segments, average price per square meter remains high regardless of size due to location premiums. Premium areas maintain their pricing power across all property sizes because of their desirability and limited supply.

The relationship between size and pricing reflects market dynamics where smaller properties cater to affordability-focused buyers, while larger properties serve space-conscious purchasers willing to pay premium location costs.

What is the typical total purchase price including fees, taxes, and additional costs?

Understanding the complete cost structure is essential when budgeting for property purchases in Bandung.

Base purchase prices start around IDR 724 million for houses and approximately IDR 550-560 million for 35-40 square meter apartment units. These figures represent the core property values before additional transaction costs.

Legal fees and notary costs typically amount to approximately 1% of the transaction value. Transfer tax (BPHTB) is set at 5% of the property value, with the first IDR 60 million exempt from taxation. Agent fees and other administrative costs can add 2-5% if you're using real estate agents or paying various administrative fees.

For a practical example, a IDR 1 billion property purchase would incur approximately IDR 70-100 million in additional transaction costs covering legal fees, administrative expenses, and taxes. This represents a 7-10% addition to the base purchase price.

These additional costs should be factored into your budget planning to avoid surprises during the purchase process.

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How much would a mortgage cost per month for a typical property, and how does that translate into price per sqm when financing?

Mortgage financing in Bandung follows current Indonesian banking rates and terms.

Typical mortgage rates as of 2025 range from 7-9% per annum according to Bank Indonesia guidelines. Most banks offer 20-year loan terms for residential properties, with down payment requirements typically around 20% of the property value.

For a practical example, consider a IDR 1.3 billion house with a 20% down payment financed over 20 years at 7.5% interest rate. This would result in monthly payments of approximately IDR 8-9 million. For a 100 square meter house priced at IDR 13 million per square meter, the mortgage cost translates to approximately IDR 80,000-90,000 per month per square meter.

These financing costs should be evaluated against rental income potential if you're considering investment properties, or against current rental expenses if you're planning to live in the property.

Banks typically require income verification and debt-to-income ratios below certain thresholds, so securing pre-approval helps clarify your actual purchasing power.

What are the best property choices for living in, short-term rentals, and long-term investment?

Different investment strategies require different property selection approaches in Bandung's market.

For owner-occupied residence, suburban or emerging neighborhoods like Padalarang, Bandung Timur, and Buahbatu offer excellent value with larger land areas and good infrastructure. These areas provide more space for your money while maintaining reasonable access to city amenities.

Short-term rental investments perform best with apartments in city center locations such as Dago, Ciumbuleuit, and Setiabudi, or properties close to universities and tourism attractions. These locations attract business travelers, students, and tourists willing to pay premium rates for convenience and accessibility.

Long-term investment opportunities are strongest in areas benefiting from infrastructure development, particularly Cileunyi, Cibiru, and locations along the Bandung Barat rail and toll corridor. These emerging areas are positioned to benefit from improved connectivity and urban expansion.

Each strategy requires different evaluation criteria, from immediate rental yields for short-term investments to long-term appreciation potential for buy-and-hold strategies.

What property types or areas offer the best potential for resale at a higher price later?

Certain property categories and locations in Bandung show stronger appreciation potential for future resale.

Prime districts including Dago, Setiabudi, and Ciumbuleuit demonstrate the strongest historical appreciation and continued investor demand. These established premium areas maintain their value through economic cycles and continue attracting affluent buyers.

Vacant land in strategic corridors, particularly along rail and toll routes, may experience outsized gains as development progresses. Land investments require longer holding periods but can deliver substantial returns when infrastructure improvements materialize.

Affordable cluster developments and small houses show high liquidity and rapid appreciation due to strong demand from young families and returning migrants. These properties benefit from demographic trends and urbanization patterns.

Properties positioned near upcoming infrastructure projects, educational institutions, or commercial developments tend to outperform the broader market as these improvements enhance location desirability.

Can you provide recent example purchase prices per sqm for different property types and areas?

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 have average prices per square meter changed compared to five years ago?

Bandung's property market has shown steady appreciation over the five-year period from 2020 to 2025.

Average house and land prices have increased 15-25% over five years, representing annual growth rates of 1.5-6.3% depending on property type and location. This growth rate reflects both inflation and genuine market appreciation driven by urbanization and infrastructure development.

Prime land in key districts has outperformed houses with annual appreciation of 5-20% since 2020. These premium locations benefit from limited supply and continued demand from affluent buyers and developers.

A typical house valued at IDR 1 billion in 2020 now commands IDR 1.2-1.3 billion in 2025, representing a 20-30% total appreciation over the five-year period. This appreciation has been relatively steady rather than experiencing dramatic spikes or crashes.

The growth has been supported by Bandung's economic development, infrastructure improvements, and its position as a major urban center in West Java.

How have average prices per square meter changed compared to one year ago?

Recent price movements in Bandung's property market show continued momentum.

Average residential property prices have increased by 3% or more over the past year, with slightly higher growth in affordable and mid-market segments. This growth is driven primarily by demand from young families and returning migrants seeking affordable urban housing.

Small houses in the Type 36-45 category have experienced particularly strong performance, with sales volume up 21% year-on-year. This demand surge has translated into price appreciation as supply struggles to meet buyer interest.

The annual growth rate of 3-6% represents healthy market appreciation without the bubble conditions seen in some other Indonesian cities. This sustainable growth pattern suggests market fundamentals rather than speculative activity.

It's something we develop in our Indonesia property pack.

What are the forecasts for average price per square meter over the next one, five, and ten years?

Market projections for Bandung's property prices reflect continued but moderated growth expectations.

Over the next year (2026), property prices are projected to increase 3-6%, reflecting sustainable appreciation supported by economic fundamentals rather than speculative activity. This growth rate aligns with broader Indonesian economic projections and urbanization trends.

The five-year outlook through 2030 suggests compounding growth totaling approximately 20-35%, assuming no major economic disruptions. This projection factors in continued infrastructure development, population growth, and Bandung's expanding role as a regional economic center.

Ten-year projections through 2035 indicate potential for prices in premium locations to double, with broader market growth reaching 2x or more of current levels. These longer-term projections depend heavily on national GDP growth, population trends, and infrastructure development continuation.

All forecasts assume continued political stability and economic growth patterns consistent with Indonesia's recent development trajectory.

How does Bandung's average price per square meter compare with other similar-sized major cities?

Bandung offers significantly better value for money compared to Jakarta, with property prices roughly 40-50% lower for comparable locations and amenities. This price advantage makes Bandung attractive for investors seeking Indonesian urban exposure without Jakarta's premium costs.

Compared to Surabaya, Bandung remains more affordable while offering similar urban amenities and economic opportunities. The price differential reflects Bandung's position as a secondary city with strong growth potential.

Among major Indonesian cities, Bandung strikes an attractive balance between urban sophistication and affordability, making it particularly appealing for both residents and investors seeking sustainable returns.

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.

Sources

1. Bandung Price Forecasts - BambooRoutes
2. Indonesia 2023 Property Prices and Buying Process
3. Bandung Real Estate Market - BambooRoutes
4. Bandung Real Estate Forecasts - BambooRoutes
5. Global Property Guide - Indonesia Price History
6. Juwai Asia - Indonesia Property News
7. Bandung Property Investment - BambooRoutes
8. Numbeo - Bandung Property Investment