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Jakarta's property market offers diverse pricing options ranging from affordable apartments at IDR 10-15 million per sqm in emerging East Jakarta districts to ultra-premium commercial spaces exceeding IDR 300 million per sqm in the SCBD financial district.
As of September 2025, the average apartment price stands at IDR 25-35 million per sqm citywide, while houses typically cost IDR 2.8-3 billion for medium-sized properties, with significant variations across Jakarta's distinct neighborhoods and property types.
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Jakarta property prices vary dramatically by location and type, with premium areas commanding 3-10 times higher prices than emerging districts.
Total buying costs including taxes and fees add 8-12% to listed prices, while mortgage rates currently range from 6-8% annually with typical down payments of 20-30%.
| Property Type | Average Price Range | Prime Location Premium |
|---|---|---|
| Apartments | IDR 25-35 million/sqm | IDR 35-53 million/sqm |
| Houses (91-150sqm) | IDR 2.8-3 billion | Up to IDR 5 billion |
| Commercial Office | IDR 150-200 million/sqm | IDR 250-300 million/sqm |
| East Jakarta (affordable) | IDR 10-15 million/sqm | N/A |
| SCBD/CBD (luxury) | IDR 40-300 million/sqm | Premium tier |
| Total Buying Costs | +8-12% of list price | Includes taxes and fees |
| Rental Yields | 7.1% national average | 10-13% in Central Jakarta |
What's the current average property price in Jakarta?
As of September 2025, Jakarta's residential property market shows clear price segmentation across different property types and locations.
Apartments citywide average IDR 25-35 million per square meter, with prime areas like SCBD and Sudirman commanding IDR 35-53 million per sqm. The Central Business District specifically reaches IDR 52.9 million per sqm, while South Jakarta averages IDR 40.6 million per sqm.
Houses in the 91-150 square meter range show median prices of IDR 3 billion in Central Jakarta and IDR 2.8 billion in North Jakarta. Condominiums vary significantly by location, ranging from IDR 1-2.5 billion in less central areas up to IDR 5 billion for premium landed homes.
Non-prime residential areas across Jakarta average IDR 27.2 million per sqm for apartments, providing more accessible entry points for buyers. Commercial office spaces represent the highest price tier, with Grade A buildings in Mega Kuningan and SCBD exceeding IDR 150-300 million per sqm.
These prices reflect Jakarta's position as Indonesia's most expensive property market, driven by limited land availability and concentrated economic activity in central districts.
How do prices vary by property type?
Jakarta's property market shows distinct pricing patterns across residential, commercial, and mixed-use developments.
Residential apartments represent the most accessible segment, with studio units typically priced around IDR 35 million per sqm in central areas. Larger family apartments often show lower per-square-meter rates in suburban locations but maintain premium pricing in prime districts.
Single-family houses command higher absolute prices but vary dramatically by location - from IDR 600 million for a 90sqm property in East Jakarta to IDR 3 billion for similar-sized homes in Central Jakarta. Townhouses average around IDR 3 billion across the city.
Commercial properties occupy the highest price tier, with Grade A office buildings in SCBD reaching IDR 250-300 million per sqm. Retail spaces in premium malls and mixed-use developments follow similar premium pricing structures.
The size-to-price relationship typically favors smaller units in prime locations, where per-square-meter rates increase significantly for compact apartments and office spaces due to land scarcity and high demand from young professionals and expatriates.
What's the price breakdown by Jakarta neighborhoods?
| Neighborhood | Price Range (IDR/sqm) | Character & Notes |
|---|---|---|
| SCBD/CBD | 40-300 million | Central business district, luxury towers, highest prices |
| Mega Kuningan | 150-200 million | Diplomatic quarter, expatriate community |
| Menteng | 35-50 million | Historic heritage area, exclusive residential |
| Kuningan | 30-40 million | Mixed-use development, expat appeal |
| Pondok Indah | 35-45 million | Family-oriented, parks, international schools |
| Tebet/Cipete | 20-30 million | Emerging areas, young professionals |
| West Jakarta | 21.5 million | Middle-class residential, moderate prices |
| East Jakarta | 10-15 million | Most affordable, infrastructure development |
How does pricing differ by size and surface area?
Property pricing in Jakarta follows distinct patterns based on unit size, with smaller spaces generally commanding higher per-square-meter rates in prime locations.
Studio apartments in central districts average IDR 35 million per sqm, while larger family units in the same buildings may see rates drop to IDR 25-30 million per sqm. This inverse relationship reflects high demand for compact living spaces among young professionals and expatriates.
For houses, the 91-150 sqm category represents the median market segment, with prices varying more by location than size. Properties below 90 sqm in premium areas often maintain higher per-sqm values, while larger homes above 200 sqm may show slightly reduced rates per sqm but command significantly higher absolute prices.
Commercial spaces exhibit extreme size premiums, where smaller office units in Grade A buildings can reach IDR 300 million per sqm, while larger floor plates in the same buildings may average IDR 200-250 million per sqm.
Surface area efficiency becomes crucial in Jakarta's dense urban environment, with properties offering better space utilization commanding premium pricing regardless of absolute size.
What's the total cost including fees and taxes?
Buying property in Jakarta involves several mandatory costs beyond the listed purchase price, typically adding 8-12% to your total investment.
The largest additional cost is BPHTB (Land and Building Rights Transfer Fee) at 5% of the transaction or assessed value, whichever is higher. This tax applies to all property transfers and represents a significant portion of closing costs.
Notary and legal fees combined range from 1-2.5% of the property value, covering document preparation, due diligence, and transfer procedures. These services are mandatory and cannot be avoided in Indonesian property transactions.
Real estate agency commissions, when used, add 3-5% to the total cost. While not mandatory, most buyers work with agents for property search and negotiation support.
Value Added Tax (VAT) at 12% applies to new builds valued above IDR 5 billion, though government incentives in 2024-2025 have provided reductions or waivers for certain residential segments. Annual property tax (PBB) runs at 0.5% of assessed value and should be factored into ongoing ownership costs.
How much would a mortgage cost on average property?
As of September 2025, mortgage financing in Jakarta reflects Indonesia's current interest rate environment and banking regulations.
Bank Indonesia's base rate stands at 5.0-5.5%, with commercial banks offering residential mortgages from 6-8% annually for qualified borrowers. Prime customers with strong credit profiles and substantial down payments can secure rates closer to 6%, while standard borrowers typically face 7-8% rates.
Down payment requirements range from 20-30% of the property value, with most banks requiring 25% for foreign buyers. For a typical IDR 2.7 billion property, buyers need IDR 675 million upfront with a 25% down payment.
Monthly mortgage payments for the remaining IDR 2.025 billion would range from IDR 12-16 million over a 15-20 year term, depending on the exact interest rate and loan duration. Banks typically cap mortgage payments at 30% of proven monthly income.
Additional mortgage costs include insurance (typically 0.5-1% annually), appraisal fees, and processing charges that can add IDR 10-20 million to initial loan setup costs.
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Can you give real examples of recent purchase prices?
Recent Jakarta property transactions demonstrate the wide price spectrum across different areas and property types as of September 2025.
A one-bedroom resale apartment in South Jakarta recently sold for IDR 1.2 billion covering 35 square meters, reflecting the premium pricing in established expatriate areas. This translates to approximately IDR 34 million per sqm, consistent with South Jakarta's average pricing.
Central Jakarta landed houses show typical transactions around IDR 3 billion for 120 square meter properties, aligning with median pricing for the 91-150 sqm category in prime central locations.
More affordable options appear in West Jakarta, where studio apartments recently transacted at IDR 37 million per sqm, while East Jakarta offers significant value with family houses selling for IDR 600 million for 90 square meter properties.
At the premium end, Grade A office space in SCBD recently commanded IDR 250-300 million per sqm for smaller units, reflecting the extreme pricing in Jakarta's financial district. These examples illustrate the 10-30x price differential between emerging and premium areas within the same city.
Which neighborhoods offer the best value by category?
Jakarta's neighborhood pricing creates distinct categories for different buyer profiles and investment strategies.
Most Expensive Areas:
- SCBD/Sudirman CBD - Financial district with IDR 40-300 million/sqm for luxury residential and office
- Mega Kuningan - Diplomatic quarter averaging IDR 150-200 million/sqm
- Menteng - Historic premium residential at IDR 35-50 million/sqm
- Pondok Indah - Family luxury area at IDR 35-45 million/sqm
- Kemang/Kebayoran Baru - Expatriate hubs with premium pricing
Up-and-Coming Areas:
- Tebet/Cipete - Young professional areas at IDR 20-30 million/sqm with growth potential
- BSD City - Planned township with infrastructure development
- Kelapa Gading - North Jakarta with improving connectivity
- Cengkareng - Near airport with transport improvements
- Areas near MRT/LRT lines showing rapid appreciation
Budget-Friendly Options:
- East Jakarta - Most affordable at IDR 10-15 million/sqm with infrastructure growth
- Outer West Jakarta - Middle-class residential around IDR 21.5 million/sqm
- Tangerang border areas - Affordable with decent connectivity
- Bekasi corridor - Value pricing with improving transport links
- South Tangerang suburbs - Family-friendly at moderate prices
What are the smartest buying choices right now?
Jakarta's current market conditions create distinct opportunities depending on your primary objective and timeline.
For personal residence, South Jakarta, Central Jakarta, and SCBD areas offer the best quality of life with established infrastructure, international schools, and expatriate communities. While more expensive, these areas provide stability and lifestyle amenities worth the premium.
Short-term rental investment performs best in Central Jakarta and SCBD, generating gross yields of 10-13% annually. These areas attract business travelers and expatriate renters willing to pay premium rates for convenience and location.
Long-term rental strategies work well in emerging areas like Tebet, Cipete, and BSD City, where rental demand remains strong but purchase prices allow better cash flow. These areas typically yield 8-10% annually with better capital appreciation potential.
For property flipping and resale, East Jakarta presents the strongest opportunity with lowest entry costs and significant infrastructure-driven growth potential. Properties near the high-speed rail development show annual appreciation rates up to 26% in some corridors.
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How have Jakarta property prices changed recently?
Jakarta's property market has shown modest but steady growth over recent periods, with distinct patterns across different timeframes.
Over the past year through mid-2025, property prices rose 1.07% year-over-year, reflecting a stable but slow-growing market environment. This modest increase suggests market maturity and reduced speculation compared to previous boom periods.
Looking at the five-year trend, premium districts have achieved cumulative annual growth rates of 5-7%, while the citywide average has been more subdued at 0-2% annually. The market experienced softening after the 2021-2022 peak and has maintained steady conditions since then.
Central business district properties have outperformed suburban areas, benefiting from land scarcity and continued commercial demand. However, emerging areas near new infrastructure projects have shown stronger percentage gains from lower base prices.
The market has demonstrated resilience compared to other regional capitals, maintaining price stability even during economic uncertainties. Foreign investment restrictions and government policies have helped prevent excessive speculation while supporting sustainable growth patterns.
What's the forecast for Jakarta property prices?
Jakarta's property market outlook shows positive momentum driven by infrastructure development and economic growth projections.
For the next 12 months through 2026, analysts expect citywide price increases of 5-7%, with stronger growth in lower-priced areas and transit-oriented developments. The completion of MRT Phase 2 and LRT networks should particularly benefit connected neighborhoods.
Over the five-year horizon through 2030, high-growth districts may see cumulative increases of 30-40%, while established central luxury areas are projected to grow around 20% due to land constraints and infrastructure maturity.
The 10-year outlook suggests continued premiums for central business districts and major transport corridors, with steady appreciation expected unless major policy changes or economic disruptions occur. Indonesia's growing middle class and urbanization trends support long-term demand.
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Key factors supporting growth include government infrastructure spending, foreign investment policies, and Jakarta's role as Southeast Asia's largest economy hub, positioning the market for sustained but measured appreciation.
How does Jakarta compare to other major cities?
Jakarta's property market positioning reflects its status as a regional economic center with distinct advantages and challenges compared to peer cities.
Within Indonesia, Jakarta remains the most expensive market, commanding significant premiums over secondary cities like Surabaya and Bandung. However, certain Bali villa markets exceed Jakarta's absolute pricing for ultra-luxury properties.
Regionally, Jakarta's luxury areas remain more affordable than Singapore, Hong Kong, and even Bangkok's prime districts. A premium apartment in SCBD costs significantly less than comparable properties in Singapore's central business district or Hong Kong Island.
Jakarta's rental yields of 7-12% compare favorably to Bangkok and substantially exceed Singapore and Hong Kong yields, which typically range from 2-4%. This makes Jakarta attractive for income-focused investors seeking current cash flow.
However, capital appreciation has lagged behind other major Asian cities over the past decade. While Jakarta offers value and yield, cities like Bangkok, Ho Chi Minh City, and Manila have shown stronger price growth.
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Overall, Jakarta provides a middle-ground option with reasonable entry costs, strong rental income potential, and steady but modest appreciation prospects compared to other regional metropolitan markets.
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.
Jakarta property market offers diverse opportunities across price segments, from affordable East Jakarta developments to premium SCBD luxury properties.
Total buying costs add 8-12% to purchase prices, while current rental yields of 7-12% make Jakarta competitive for income-focused investors compared to other regional capitals.
Sources
- Global Property Guide - Indonesia Price History
- BambooRoutes - Average House Price Indonesia
- BambooRoutes - Jakarta Price Forecasts
- Statista - Indonesia House Prices by City
- Investasian - Indonesia House Prices
- Juwai - Jakarta Property Market
- Cushman & Wakefield - Jakarta Market Beat
- Expat Indonesia - Most Expensive Jakarta Areas
- BambooRoutes - Jakarta Property Taxes
- Global Property Guide - Indonesia Buying Guide