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This article covers the current housing prices in Medan as of January 2026, and we constantly update this blog post with the latest market data.
Whether you're looking at landed houses, apartments, or newer cluster developments, you'll find practical price ranges and neighborhood comparisons below.
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 Medan.
Insights
- Medan housing prices grew only about 1% in nominal terms over the past year, but after adjusting for local inflation of 3.6%, real prices actually dropped by roughly 2.5%.
- The gap between listing prices and actual sale prices in Medan is around 6%, meaning a property listed at Rp 1 billion typically closes near Rp 940 million after negotiation.
- Medan Polonia remains the most expensive neighborhood, with a median house price of Rp 9.5 billion, which is more than 19 times higher than the Rp 490 million median in Medan Marelan.
- New homes in Medan cost about 12% more than comparable existing homes, partly because developers bundle modern layouts and sometimes benefit from government VAT incentives.
- Landed houses dominate the Medan property market at around 70% of listings, while apartments and condos represent only about 8% of available residential stock.
- The median price per square meter in Medan is approximately Rp 12.6 million, which translates to about $751 or €637 per square meter.
- Over the past 10 years, Medan housing prices rose about 55% in nominal terms, but once you factor in inflation, the real increase is actually a slight decline of 5% to 10%.
- For luxury properties in Medan, expect a wider negotiation gap of 10% to 15% below listing price, because the buyer pool is smaller and homes stay on the market longer.
- Buyers in Medan should budget an extra 10% on top of the purchase price to cover transfer taxes, notary fees, and basic renovation work.
What is the average housing price in Medan in 2026?
The median housing price is more useful than the average because expensive luxury properties in areas like Medan Polonia pull the average up, while the median shows you what a typical buyer actually pays.
We are writing this as of January 2026, using the latest data collected from authoritative sources like Rumah123, Bank Indonesia, and BPS Statistics Indonesia, all of which we manually verified.
The median housing price in Medan in 2026 is Rp 1.14 billion, which converts to approximately $68,000 or €58,000. The average housing price is higher at Rp 1.5 billion (around $89,000 or €76,000) because luxury districts like Medan Polonia push the mean upward.
About 80% of residential properties in Medan in 2026 fall within the Rp 522 million to Rp 1.9 billion range, which is roughly $31,000 to $113,000.
A realistic entry-level range in Medan is Rp 350 million to Rp 650 million ($21,000 to $39,000 or €18,000 to €33,000), which can get you a small existing landed house of 45 to 60 square meters in areas like Medan Marelan.
For a typical luxury property in Medan in 2026, expect to pay between Rp 6 billion and Rp 20 billion ($357,000 to $1.19 million or €303,000 to €1.01 million), which would buy you a large renovated landed house of 350 to 700 square meters in Medan Polonia.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Medan.
Are Medan property listing prices close to the actual sale price in 2026?
In Medan in 2026, the typical gap between listing prices and actual closed prices is around 6%, meaning sellers usually accept about 6% less than their initial asking price.
This gap exists because negotiation is a normal part of Indonesian property transactions, and sellers often add a buffer to their asking price expecting buyers to bargain. The gap is even wider for luxury homes in Medan, often reaching 10% to 15%, because there are fewer buyers at higher price points and properties take longer to sell.
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What is the price per sq m or per sq ft for properties in Medan in 2026?
As of January 2026, the median housing price per square meter in Medan is approximately Rp 12.6 million ($751 or €637), and per square foot it's around Rp 1.17 million ($70 or €59). The average price per square meter is slightly higher at Rp 14.5 million ($864 or €733), reflecting the influence of premium properties.
Newer or renovated homes in central premium districts like Medan Polonia and Medan Baru have the highest price per square meter, while older homes in outer districts with weaker access have the lowest.
In Medan in 2026, you'll find the highest prices per square meter in Medan Polonia (Rp 25 million to Rp 45 million per sqm) and Medan Baru (Rp 18 million to Rp 28 million per sqm). The lowest prices are in Medan Marelan (Rp 6 million to Rp 9 million per sqm) and Medan Tuntungan (Rp 6.5 million to Rp 10 million per sqm).
How have property prices evolved in Medan?
Compared to one year ago, Medan housing prices have risen only about 1% in nominal terms as of January 2026. However, with local inflation running at 3.6%, this means real prices have actually declined by roughly 2.5%, so buyers have slightly more purchasing power now.
Looking back 10 years to January 2016, Medan housing prices have increased about 55% in nominal terms. But after accounting for a decade of inflation, real prices have actually dropped by 5% to 10%, which shows that property hasn't been a strong inflation hedge in this market.
By the way, we've written a blog article detailing the latest updates on property price variations in Medan.
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 Medan.
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 Medan in 2026?
In Medan in 2026, landed houses make up about 70% of the residential market, followed by shophouse-style properties at 15%, apartments and condos at 8%, newer townhouse clusters at 5%, and other niche residential at 2%, because Medan remains primarily a landed-house city unlike Jakarta or Surabaya.
As of January 2026, average prices in Medan vary significantly by property type. Landed houses average around Rp 1.5 billion ($89,000 or €76,000), newer townhouses and clusters run about Rp 1.8 billion ($107,000 or €91,000), apartments and condos have a median of Rp 1.61 billion ($96,000 or €81,000), and luxury landed houses average around Rp 10 billion ($596,000 or €505,000). Entry-level small houses start at about Rp 500 million ($30,000 or €25,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Medan?
- How much should you pay for a house in Medan?
- How much should you pay for an apartment in Medan?
- How much should you pay for a studio in Medan?
How do property prices compare between existing and new homes in Medan in 2026?
In Medan in 2026, new-build homes cost approximately 12% more than comparable existing homes in the same location.
This premium exists because new developments bundle modern layouts, contemporary finishes, and often gated community amenities, plus developers sometimes benefit from government VAT incentives that affect the final pricing structure.
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How do property prices vary by neighborhood in Medan in 2026?
In Medan Polonia, you'll find large luxury landed homes, often renovated, with prices ranging from Rp 6 billion to Rp 20 billion ($357,000 to $1.19 million). This is Medan's most prestigious address, which explains why the median here is nearly 20 times higher than in budget neighborhoods.
Medan Baru offers central, convenient living with good liquidity for resale, featuring family-sized landed homes priced between Rp 2.5 billion and Rp 5 billion ($149,000 to $298,000). The area attracts buyers who want quality housing without paying Polonia prices.
In Medan Marelan, you'll find smaller existing houses perfect for first-time buyers, with prices ranging from Rp 350 million to Rp 650 million ($21,000 to $39,000). This is one of Medan's most affordable areas, ideal for those prioritizing value over location prestige.
You will find a much more detailed analysis by areas in our property pack about Medan. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (Rp and $) | Per Sqm (Rp and $) | Per Sqft (Rp and $) |
|---|---|---|---|---|
| Medan Marelan | Value / Local | Rp 350M-650M ($21k-$39k) | Rp 6M-9M ($358-$536) | Rp 560k-840k ($33-$50) |
| Medan Tuntungan | Value / Space | Rp 500M-950M ($30k-$57k) | Rp 6.5M-10M ($387-$596) | Rp 600k-930k ($36-$55) |
| Medan Tembung | Value / Family | Rp 600M-1.1B ($36k-$66k) | Rp 7M-11M ($417-$655) | Rp 650k-1.02M ($39-$61) |
| Medan Timur | Commute / Mixed | Rp 650M-1.2B ($39k-$72k) | Rp 8M-12M ($477-$715) | Rp 740k-1.11M ($44-$66) |
| Medan Johor | Family / Growing | Rp 650M-1.4B ($39k-$83k) | Rp 8M-12.5M ($477-$745) | Rp 740k-1.16M ($44-$69) |
| Medan Selayang | Family / Near Campuses | Rp 700M-1.5B ($42k-$89k) | Rp 8.5M-13M ($506-$774) | Rp 790k-1.21M ($47-$72) |
| Medan Helvetia | Family / Convenient | Rp 900M-2B ($54k-$119k) | Rp 10M-15M ($596-$894) | Rp 930k-1.39M ($55-$83) |
| Medan Sunggal | Family / New Clusters | Rp 900M-2.1B ($54k-$125k) | Rp 10M-15.5M ($596-$923) | Rp 930k-1.44M ($55-$86) |
| Medan Petisah | Central / Practical | Rp 1B-2.2B ($60k-$131k) | Rp 11M-17M ($655-$1,013) | Rp 1.02M-1.58M ($61-$94) |
| Medan Kota | Central / Mixed | Rp 1.2B-2.8B ($72k-$167k) | Rp 12M-18M ($715-$1,073) | Rp 1.11M-1.67M ($66-$100) |
| Medan Baru | Premium / Liquid | Rp 2.5B-5B ($149k-$298k) | Rp 18M-28M ($1,073-$1,668) | Rp 1.67M-2.6M ($100-$155) |
| Medan Polonia | Luxury / Prestige | Rp 6B-20B ($357k-$1.19M) | Rp 25M-45M ($1,489-$2,681) | Rp 2.32M-4.18M ($138-$249) |
How much more do you pay for properties in Medan when you include renovation work, taxes, and fees?
In Medan in 2026, you should budget approximately 10% on top of your purchase price to cover transfer taxes, notary fees, and basic renovation work.
If you buy a property around Rp 3.36 billion ($200,000) in Medan, expect to pay about Rp 336 million ($20,000) in additional costs. This covers the BPHTB transfer tax (up to 5%), notary and deed fees (about 1%), and light renovation or refresh work, bringing your total to approximately Rp 3.7 billion ($220,000).
For a property around Rp 8.4 billion ($500,000) in Medan, the additional costs come to roughly Rp 840 million ($50,000). Your total investment would be around Rp 9.24 billion ($550,000), assuming you budget for taxes, fees, and some renovation updates.
If you're purchasing a property at Rp 16.8 billion ($1,000,000) in Medan, plan for about Rp 1.68 billion ($100,000) in extra costs. This brings your all-in total to approximately Rp 18.5 billion ($1.1 million), covering everything from government taxes to making the home move-in ready.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Medan
| Expense | Category | Estimated Cost Range (Rp and $) |
|---|---|---|
| BPHTB (Transfer Tax) | Tax | Up to 5% of the taxable value, which is typically close to 3.5% to 5% of the purchase price after deducting the local non-taxable threshold. For a Rp 1 billion home, expect roughly Rp 35 million to Rp 50 million ($2,100 to $3,000). |
| Notary and PPAT Fees | Fees | Approximately 0.5% to 1% of the purchase price, covering deed preparation and legal registration. For a Rp 1 billion property, this means about Rp 5 million to Rp 10 million ($300 to $600). |
| Administrative Costs | Fees | Small fixed amounts for document processing and registration, usually under Rp 5 million ($300). These vary by complexity but rarely exceed 0.5% of the property value. |
| Light Renovation | Renovation | Rp 15 million to Rp 60 million ($900 to $3,600) for paint, minor repairs, and cosmetic updates. Suitable for homes in good condition that just need freshening up. |
| Medium Renovation | Renovation | Rp 80 million to Rp 250 million ($4,800 to $14,900) for partial kitchen or bathroom updates and moderate improvements. Common for older homes needing functional upgrades. |
| Major Renovation | Renovation | Rp 300 million to Rp 800 million ($17,900 to $47,700) for structural changes, full system replacements, or layout modifications. Required for properties needing significant work. |
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 Medan in 2026 with different budgets?
With $100,000 (approximately Rp 1.68 billion) in Medan as of January 2026, you could buy an existing 3-bedroom house of about 110 square meters in Medan Johor, an existing family house of 130 square meters in Medan Timur needing some cosmetic updates, or a newer small cluster townhouse of 95 to 110 square meters in Medan Sunggal.
With $200,000 (approximately Rp 3.36 billion) in Medan, you could purchase an existing large family house of about 200 square meters in Medan Helvetia with good access, a renovated central house of 160 square meters in Medan Petisah, or an entry-level premium family house of 170 square meters in Medan Baru.
With $300,000 (approximately Rp 5 billion) in Medan, you could afford a bigger premium house of 220 to 300 square meters in Medan Baru that has been renovated, a high-end central house of 200 to 250 square meters in Medan Kota, or an entry-level house of 250 to 350 square meters on the edge of Polonia.
With $500,000 (approximately Rp 8.4 billion) in Medan, you could buy a luxury landed house of 400 to 600 square meters in Medan Polonia that has been renovated, a large premium compound-style home of 450 to 650 square meters in Medan Baru, or a showpiece family estate of 500 to 700 square meters in Medan Barat with a big lot.
With $1,000,000 (approximately Rp 16.8 billion) in Medan, you could purchase a prime Polonia luxury home of 700 to 1,000 square meters on the best streets, a multiple-lot family compound in Medan Baru with premium renovations, or an ultra-high-spec custom home in Polonia that is new or fully rebuilt.
With $2,000,000 (approximately Rp 33.6 billion) in Medan, you enter a thin market of trophy assets, but options include a trophy Polonia estate of 1,200 to 2,000 square meters of landmark quality, two adjacent high-end homes combined into a compound in Polonia, or an ultra-custom new build on premium land in Polonia.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Medan.
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 Medan, 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 |
|---|---|---|
| Rumah123 | One of Indonesia's largest property portals with transparent listing data and clearly labeled medians. | We used it to establish Medan-specific median listing prices by district, including Polonia, Medan Baru, and Marelan. We also used the stated citywide "typical range" to define our 80% market band. |
| Bank Indonesia SHPR | The central bank's official quarterly survey on residential property prices with consistent methodology. | We used it to estimate the latest national price growth pace going into 2026. We also used it to understand the buyer-seller negotiation environment in the current market. |
| Bank Indonesia JISDOR | The central bank's official daily reference rate for USD to IDR conversions. | We used the end-December 2025 rate of 16,788 IDR per USD for all currency conversions. We applied this rate consistently throughout the article for transparency. |
| BPS Medan CPI | The local branch of Indonesia's national statistics agency publishing official inflation data for Medan. | We used November 2025 inflation data (3.61% y/y) to calculate real price changes. We also used it to explain why nominal price increases can still mean reduced affordability. |
| BPS RPPI | Indonesia's official statistics agency publishing standardized property price index data. | We used it to anchor long-run price trends and confirm Medan is included in official survey coverage. We also referenced the explanations of what drives price changes. |
| European Central Bank | An official central bank reference rate series widely used for international comparisons. | We used the EUR/USD rate to convert dollar amounts into euros for European readers. We paired this with Bank Indonesia's USD/IDR for transparent multi-currency reporting. |
| Ministry of Finance (Kemenkeu) | The government finance source that explains property transfer taxes in plain terms. | We used it to quantify buyer transfer tax (BPHTB) and how it's calculated. We used it as the anchor for our taxes and fees add-on percentages. |
| Indonesia Tax Authority (DJP) | The official tax authority communicating VAT incentive policies and their legal basis. | We used it to explain why some new homes have different all-in cost outcomes due to government VAT support. We referenced it for the new-versus-existing price gap discussion. |
| Rumah123 Apartments | The apartment listings section of Indonesia's major property portal with median price data. | We used it to establish median apartment prices in Medan for comparison with landed houses. We referenced it to understand market composition by property type. |
| Bank Indonesia Inflation Data | The central bank's official national inflation statistics and historical series. | We used it to cross-check local Medan CPI against national trends. We referenced it to understand the broader macroeconomic context affecting property values. |
| BPS Statistics Indonesia | Indonesia's official national statistics agency providing comprehensive economic data. | We used it to verify long-term property price index movements. We also referenced general economic indicators relevant to housing market analysis. |
| OJK (Financial Services Authority) | Indonesia's financial regulator overseeing banks and mortgage lending practices. | We consulted OJK guidelines to understand mortgage accessibility in Indonesia. We used this context to explain buyer purchasing power in the Medan market. |
| BPS North Sumatra | The provincial statistics office covering the region where Medan is the capital city. | We used provincial data to contextualize Medan's position within North Sumatra. We referenced regional economic indicators affecting local property demand. |
| Lamudi Indonesia | Another major Indonesian property portal providing market listings and price references. | We cross-referenced Lamudi listings against Rumah123 data for validation. We used it to confirm price ranges across different Medan neighborhoods. |
| 99.co Indonesia | A property platform offering detailed listing information and market insights. | We used it as an additional data point for Medan property prices. We compared their listings with other portals to ensure our estimates are representative. |
| REI (Real Estate Indonesia) | The national association of property developers providing industry perspectives. | We referenced REI reports to understand developer pricing strategies in Medan. We used their insights on new-build versus resale market dynamics. |
| Bank BTN | Indonesia's primary housing bank with extensive mortgage lending data. | We referenced BTN's housing loan terms to understand buyer financing constraints. We used this to contextualize affordable entry points in the Medan market. |
| APERSI | The Indonesian housing developers association focused on affordable housing. | We used APERSI data to understand the affordable housing segment in Medan. We referenced their reports on entry-level property pricing. |
| Kompas Property | Indonesia's leading news outlet's property section with regular market reporting. | We monitored Kompas for recent market news affecting Medan property values. We used their analysis to verify current market conditions. |
| Detik Property | A major Indonesian news portal with dedicated property market coverage. | We used Detik's property reporting to stay updated on policy changes affecting Medan. We referenced their market commentary for context. |
| CNBC Indonesia | Business news outlet covering Indonesian economic and property market trends. | We referenced CNBC Indonesia's analysis of property market conditions. We used their economic reporting to understand factors affecting Medan prices. |
| Colliers Indonesia | International property consultancy with professional market research on Indonesian cities. | We referenced Colliers reports for professional market analysis context. We used their research methodology as a benchmark for our estimates. |
| JLL Indonesia | Global real estate services firm providing market intelligence on Indonesian property. | We consulted JLL research to understand institutional perspectives on the market. We used their professional reports to validate our price trend analysis. |
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