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Property prices in Bandung vary significantly by type and location, with apartments averaging IDR 1 billion ($70,000) and houses averaging IDR 2.5 billion ($175,000) as of September 2025.
Premium areas like Dago and Setiabudi command prices of IDR 15-30 million per square meter, while budget-friendly neighborhoods like Margacinta and Cimahi offer houses under IDR 800 million. The market shows steady growth with 4-6% annual increases expected, driven by infrastructure development and rising demand from students and young professionals.
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.
Bandung's property market offers excellent value compared to Jakarta, with apartments starting at IDR 900 million and luxury villas reaching IDR 8 billion.
East Bandung and West Bandung districts are emerging as high-growth areas due to new infrastructure developments and transportation links.
| Property Type | Average Price (IDR) | Average Price (USD) |
|---|---|---|
| Apartments/Condos | 1 billion | $70,000 |
| Houses (3-bedroom) | 2.5 billion | $175,000 |
| Townhouses | 1.5-2.5 billion | $105,000-$175,000 |
| Luxury Villas | 3-8 billion+ | $210,000-$560,000+ |
| Prime Land (per m²) | 15-30 million | $1,000-$2,000 |
| Budget Houses | 800 million | $56,000 |
| Premium Apartments (per m²) | 12-25 million | $800-$1,700 |
What are the current average property prices in Bandung by property type?
As of September 2025, apartment prices in Bandung average IDR 1 billion ($70,000), while houses average IDR 2.5 billion ($175,000).
Apartments and condominiums in premium areas command IDR 12-25 million per square meter ($800-$1,700 per square meter). Budget apartments in suburban and developing areas typically range from IDR 900 million to IDR 1.5 billion for 36-45 square meter units.
Houses show significant price variation based on size and location. A typical 2-bedroom house costs around $36,600, while 3-bedroom houses average $78,700. Four-bedroom properties reach $141,900, and luxury villas start at $234,200. Landed houses spanning 100-150 square meters with 3-4 bedrooms typically cost IDR 2-3 billion ($140,000-$210,000).
Townhouses generally fall between IDR 1.5-2.5 billion, while luxury properties in top-tier locations range from IDR 3-8 billion or more. Prime land in prestigious areas like Dago, Setiabudi, and Ciumbuleuit costs IDR 15-30 million per square meter ($1,000-$2,000 per square meter).
The affordable housing segment shows IDR 1.3 billion as typical for mid-market houses, making Bandung one of Indonesia's most accessible major city property markets.
How do property prices vary across different neighborhoods in Bandung?
Bandung's property market shows dramatic price differences between neighborhoods, with premium areas commanding up to 10 times more than budget-friendly districts.
The most expensive neighborhoods include Dago, Ciumbuleuit, Setiabudi, and North Bandung, favored by affluent buyers and expatriates. These areas feature luxury villas commonly priced at $234,200 or higher, with land values reaching IDR 15-30 million per square meter or more.
Mid-range and up-and-coming areas include Bandung Timur (East), Padalarang, Bandung Barat (West), Buahbatu, Cibiru, and Cileunyi. These districts are experiencing rapid growth due to new infrastructure developments, particularly the high-speed rail project, and offer more affordable pricing with houses potentially appreciating 5-10% annually.
Budget-friendly neighborhoods like Margacinta, Cimahi, Ngamprah, and Cicadas offer houses under IDR 800 million ($50,000). These areas provide excellent entry points for first-time buyers and investors seeking affordable properties with growth potential.
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What are the typical property prices based on size and surface area?
Property pricing in Bandung correlates directly with size, showing clear patterns across different surface areas and unit types.
Small houses ranging from 36-45 square meters typically cost IDR 900 million to IDR 1.5 billion in suburban areas. These compact properties appeal to young professionals and small families seeking affordable homeownership options.
Medium-sized properties spanning 100-150 square meters with 3-4 bedrooms command IDR 2-3 billion. These represent the mainstream family housing segment and offer the best balance of space, location, and investment potential.
Larger townhouses and landed properties exceed these ranges proportionally. Land plots for development vary dramatically, from IDR 30 million to IDR 200 million depending on location and zoning, with outlying districts offering the most affordable options.
Premium apartments price at IDR 12-25 million per square meter in desirable locations, while standard apartments in developing areas cost significantly less per square meter, making size-based calculations crucial for buyers comparing options.
What is the total cost of purchasing property including all fees and taxes?
Property buyers in Bandung face additional costs of 7-10% beyond the purchase price for standard transactions, with new builds incurring higher fees due to VAT requirements.
| Fee Type | Rate | Paid By |
|---|---|---|
| Transfer Tax (BPHTB) | 5% of property value | Buyer |
| Notary/Legal Fees | 1-2.5% | Buyer |
| Additional Legal Fees | 0.5-1.5% | Buyer |
| VAT (New Builds) | 10-11% | Buyer |
| Agent Fees | 3-5% | Seller (sometimes split) |
| Annual Property Tax | 0.1-0.5% annually | Owner |
Transfer tax represents the largest single additional cost at 5% of the property value, paid by the buyer. Notary and legal fees add another 1-2.5%, with additional legal processing fees contributing 0.5-1.5%.
New construction properties incur VAT of 10-11%, significantly increasing total costs for buyers choosing newly built apartments or houses. This makes resale properties more attractive from a cost perspective.
Annual property taxes remain relatively low at 0.1-0.5% per year, providing predictable ongoing ownership costs. Agent fees typically fall on sellers but may be negotiated as part of the overall transaction structure.
What down payment and mortgage options are available for property buyers?
Mortgage financing in Bandung requires down payments of 5-30% for local buyers, with specialized programs offering as low as 1% for qualifying low-income purchasers.
The TAPERA program provides subsidized housing loans with minimal down payments of 1% for eligible workers, featuring monthly payments as low as IDR 1 million for qualifying properties. This government-backed program specifically targets affordable housing segments.
Standard KPR (Kredit Pemilikan Rumah) loans offer 10-25 year terms with interest rates typically ranging from 7-10% annually. Local buyers can access these mortgages through major Indonesian banks with competitive terms and conditions.
Foreign buyers face more restrictive financing options, typically requiring cash purchases or complex corporate structure arrangements. Indonesian banks generally do not extend mortgage credit directly to foreign nationals, making cash transactions the standard approach for international buyers.
Down payment requirements vary based on property value, buyer profile, and chosen lender. First-time homebuyers may qualify for reduced down payment programs, while investment properties typically require higher initial payments.
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What are some recent examples of actual purchase prices for different property types?
Recent sales data from September 2025 reveals specific pricing patterns across Bandung's various neighborhoods and property segments.
In Cimahi Utara, a 2-storey house covering 65 square meters sold for IDR 750 million, equating to IDR 15 million per square meter. This represents typical pricing for emerging suburban areas with growth potential.
Central apartment listings show prices ranging from IDR 45,000 to IDR 120,000 for standard units, with premium condominiums reaching IDR 150,000 for prime locations. These prices reflect the diverse apartment market serving different income segments.
Budget-conscious buyers in Margacinta and Cileunyi regularly find houses below IDR 800 million, demonstrating the market's accessibility for first-time purchasers. These areas offer the best value propositions for buyers prioritizing affordability over premium locations.
Premium villa sales in Dago range from $234,200 to $334,200, representing the luxury segment that attracts affluent local buyers and expatriates. Land plots command IDR 30 million per square meter or higher in prime areas, while outlying districts offer more affordable development opportunities.
Which areas offer the best value, luxury options, and emerging opportunities?
Bandung's property market divides into three distinct segments based on price points, growth potential, and target buyer demographics.
The most expensive areas include Dago, Setiabudi, Ciumbuleuit, and North Bandung, where properties typically range from $200,000 to $500,000 or higher. These neighborhoods offer luxury amenities, scenic locations, security, and proximity to premium shopping and dining establishments.
Up-and-coming areas present the strongest growth opportunities, particularly Bandung Timur, Padalarang, Cibiru, and Cileunyi. Properties in these districts typically cost $60,000-$150,000 while benefiting from major infrastructure developments including transportation improvements and commercial expansion.
Budget-friendly neighborhoods like Margacinta, Cimahi, Ngamprah, and Cicadas offer properties priced $35,000-$90,000. These areas provide excellent entry points for first-time buyers and investors seeking rental income opportunities from students and young professionals.
The infrastructure development around high-speed rail corridors particularly benefits Padalarang and East Bandung areas, creating significant appreciation potential for early investors. These locations combine affordability with strong growth fundamentals.
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How have property prices changed over the past five years and recently?
Bandung's property market has demonstrated consistent growth over the past five years, with compound annual growth averaging approximately 7.5% or 3-4% per year.
Over the most recent year ending September 2025, residential property prices increased 1-3% depending on specific areas and property types. Sales volume and rental demand grew even faster, with rental markets expanding 68% as more people sought flexible housing arrangements.
Growth hotspots for 2025 include Dago, Bandung Timur, and Padalarang, driven by infrastructure improvements and increased investor interest. The high-speed rail corridor development particularly boosted areas in East and West Bandung.
The market shows strong fundamentals with no clear signs of decline expected in the near term, barring major macroeconomic disruptions or significant policy changes. This stability reflects Bandung's growing appeal as an educational and technology hub.
Price appreciation has been most pronounced in mid-range and affordable housing segments, where demand from young professionals and students continues growing. Luxury segments have shown more modest but steady appreciation.
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What does the price forecast look like for the next 1, 5, and 10 years?
Property price forecasts for Bandung show optimistic growth prospects across all timeframes, driven by continued urbanization and infrastructure development.
The one-year forecast predicts 4-6% annual price increases, with the strongest growth expected in mid-range and affordable housing segments. High demand and ongoing infrastructure projects support this projection, particularly in areas benefiting from transportation improvements.
Five-year projections indicate moderate appreciation continuing if Indonesia maintains steady GDP growth, urbanization trends, and infrastructure investment. Mid-single digit compound annual growth rates appear realistic given current market fundamentals and development plans.
Ten-year forecasts suggest continued upside potential but at slower growth rates as Bandung's property market matures. The city is likely to outperform national averages, especially if tourism growth and student population increases persist as expected.
No significant risk of price declines appears likely in the near term, with strong underlying demand from education, technology, and tourism sectors supporting market stability. Infrastructure improvements continue providing fundamental support for property values.
What are the best investment strategies based on different goals?
Investment strategy optimization in Bandung depends heavily on investor goals, with distinct approaches for owner-occupiers, rental investors, and property flippers.
Owner-occupiers should focus on Bandung Timur and Cileunyi for affordable growth potential combined with convenient city access. These areas offer the best balance of price, appreciation potential, and livability for families and professionals.
Short-term rental investors achieve best results in Dago, Setiabudi, and areas near university campuses or tourist districts. These locations command premium rates from students, tourists, and business travelers, with yields reaching up to 10% annually.
Long-term rental investors should target townhouses in Padalarang, Buahbatu, and East Bandung areas, where steady tenant demand from families and professionals provides reliable 5-6% annual yields with lower management requirements.
Property flippers find optimal opportunities in Padalarang, Cileunyi, and areas along new transit corridors where early entry positions capture maximum appreciation from infrastructure development. These locations offer the strongest potential for capital gains over 2-3 year holding periods.
High net worth investors and expatriates should consider luxury villas in North Bandung, Dago Atas, or Setiabudi for safety, scenery, and premium amenities, while also benefiting from steady appreciation in established prestigious neighborhoods.
How does Bandung compare to other major Indonesian cities?
Bandung offers compelling value compared to Indonesia's other major cities, particularly in affordability and rental yield potential.
| City | Central Apt/m² (IDR Million) | Prime Land/m² (IDR Million) | Relative Affordability | Typical Rental Yield |
|---|---|---|---|---|
| Jakarta | 40-60 | 50-100 | Highest Cost | 4-5% |
| Surabaya | 15-30 | 20-35 | Moderate | 5-7% |
| Bandung | 12-25 | 15-30 | Most Affordable | 5-10% |
Jakarta commands the highest prices with central apartments costing IDR 40-60 million per square meter and prime land reaching IDR 50-100 million per square meter. However, rental yields remain lower at 4-5% due to high purchase prices.
Surabaya falls between Jakarta and Bandung in pricing, with moderate affordability and rental yields of 5-7%. This positions Surabaya as a middle-ground option for investors seeking balance between cost and returns.
Bandung stands out for exceptional value and yield potential, especially in emerging districts and short-term rental segments. The combination of affordable entry prices and strong rental demand creates superior investment opportunities.
The city's growing reputation as an educational and technology hub, combined with its proximity to Jakarta, supports continued outperformance versus other Indonesian markets. Infrastructure development further enhances Bandung's competitive position.
What are the best property options for different types of buyers right now?
September 2025 presents distinct opportunities for different buyer categories based on current market conditions and pricing trends.
First-time homebuyers should prioritize emerging areas like Bandung Timur and Cileunyi, where affordable pricing meets strong growth potential. These locations offer houses under IDR 1.5 billion with excellent transportation access and appreciation prospects.
Investment-focused buyers seeking rental income should target properties near universities and business districts. Dago and Setiabudi areas provide premium short-term rental opportunities, while suburban townhouses offer stable long-term rental yields.
Expatriate buyers and high net worth individuals should focus on luxury villas in North Bandung or Dago Atas, where security, amenities, and scenic locations justify premium pricing. These areas also offer the strongest international resale appeal.
Value investors should explore Padalarang and West Bandung areas positioned along infrastructure development corridors. Early entry into these markets provides maximum upside potential as transportation improvements enhance accessibility and desirability.
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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.
The Bandung property market presents exceptional opportunities in September 2025, driven by infrastructure development, educational growth, and relative affordability compared to Jakarta.
Smart buyers can capitalize on emerging districts like East Bandung and Padalarang while luxury investors find excellent value in established prestigious neighborhoods with strong rental potential.
Sources
- Investasian - Indonesia House Prices
- Juwai Asia - Property Market Analysis
- Indonesia Real Estate - Property Prices and Buying Process
- BambooRoutes - Bandung Price Forecasts
- BambooRoutes - Bandung Property
- Fazwaz - Bandung Property Listings
- DSG Pay - Property Buying Guide
- Global Property Guide - Indonesia
- Wise - Buy Property in Indonesia
- Indonesia Real Estate - Property Taxes