Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
This article covers the current housing prices in Makassar as of the first half of 2026, and we constantly update it to reflect the latest market data.
Makassar is the largest city in eastern Indonesia, and its property market is dominated by landed houses rather than high-rise apartments.
Whether you're looking for an entry-level home or a luxury waterfront property, we break down everything you need to know about prices, neighborhoods, and what your budget can get you.
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 Makassar.
Insights
- The median house price in Makassar sits around Rp 2.2 billion ($131,000), but actual closing prices tend to be about 7% lower due to standard negotiation practices in the Indonesian property market.
- Makassar housing prices dropped roughly 5% in nominal terms over the past year, largely because mid-market buyers pulled back when financing costs and everyday expenses increased.
- Prime waterfront areas like Ujung Pandang can command prices 3 to 4 times higher per square meter than suburban districts like Manggala or Biringkanaya.
- New construction homes in Makassar typically cost about 15% more per square meter than existing homes, reflecting modern layouts, developer branding, and fresh condition.
- Over the past 10 years, Makassar housing prices have risen roughly 75% in nominal terms, but only about 25% after adjusting for inflation.
- Landed houses make up around 85% of Makassar's residential market, with apartments representing only about 8% of available listings.
- Buyers should budget an extra 8% to 12% on top of the purchase price for transfer taxes, notary fees, and administrative costs when buying property in Makassar.
- With $200,000, you can purchase a family home of 160 to 200 square meters in Panakkukang, close to major shopping malls and urban amenities.
What is the average housing price in Makassar in 2026?
The median housing price is more telling than the average because Makassar has a "long tail" of expensive central and coastal homes that pull the average upward, making the median a better reflection of what most buyers actually encounter.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like BPS (Statistics Indonesia) and Rumah123, which we manually double-checked for accuracy.
The median housing price in Makassar in 2026 is approximately Rp 2.2 billion, which converts to about $131,000 or €111,000. The average housing price in Makassar in 2026 is higher at around Rp 2.6 billion, or about $156,000 (€132,000), because luxury properties skew the mean upward.
About 80% of residential properties in Makassar in 2026 fall within a price range of Rp 800 million to Rp 3 billion, which translates to roughly $48,000 to $180,000.
A realistic entry-level price range in Makassar is Rp 600 million to Rp 900 million ($36,000 to $54,000 or €30,000 to €46,000), which can get you a small landed house of 36 to 45 square meters in outer districts like Manggala or Tamalate with basic finishes.
A typical luxury property in Makassar in 2026 ranges from Rp 8 billion to Rp 25 billion ($480,000 to $1.5 million or €406,000 to €1.27 million), which would be a large renovated home of 350 to 600 square meters in prime areas near Losari waterfront or central Panakkukang with high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Makassar.
Are Makassar property listing prices close to the actual sale price in 2026?
In Makassar in 2026, closed sale prices are typically about 5% to 10% below the listed asking price, with most transactions settling around 7% below list.
This happens because negotiation is a normal part of property transactions in Makassar, and sellers often build in room for bargaining when setting their asking price. The discount tends to be larger when bank financing is involved, since appraisals and document checks can reveal issues that lead to price renegotiation.
Get fresh and reliable information about the market in Makassar
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Makassar in 2026?
As of early 2026, the median housing price per square meter in Makassar is approximately Rp 14 million ($838 or €711), while the average is around Rp 17 million per square meter ($1,018 or €863). In terms of price per square foot, the median is about Rp 1.3 million ($78 or €66) and the average is roughly Rp 1.58 million ($95 or €80).
Prime central and coastal addresses in Makassar command the highest price per square meter because land is scarce and demand from high-income buyers is strong, while outer suburban districts like Biringkanaya and Manggala have the lowest per-square-meter prices due to distance from the city center and less premium amenities.
In Makassar in 2026, you would find the highest price per square meter in Ujung Pandang near the Losari waterfront area, ranging from Rp 25 million to Rp 45 million per square meter. The lowest prices per square meter are found in Manggala and Biringkanaya, where you can expect Rp 6 million to Rp 12 million per square meter.
How have property prices evolved in Makassar?
Compared to one year ago, housing prices in Makassar have dropped roughly 5% in nominal terms, or about 7.5% when adjusted for local inflation of around 2.6%. This decline happened because rising financing costs and everyday expenses pushed mid-market buyers to slow down, leading to more negotiation and longer time on market.
Looking back 10 years to 2016, housing prices in Makassar have increased approximately 75% in nominal terms, which translates to about 25% in real (inflation-adjusted) terms. This long-term growth reflects the steady increase in land and construction costs, plus urban expansion and infrastructure improvements that have lifted property values across the city.
By the way, we've written a blog article detailing the latest updates on property price variations in Makassar.
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 Makassar.
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.
What types of properties are available in Makassar and how do their prices compare in 2026?
In Makassar in 2026, landed houses (both non-cluster and cluster/gated community) make up about 70% of the market, with townhouses at 15%, apartments at 8%, luxury villas at 5%, and small studio-type units at 2%, because Makassar remains fundamentally a landed-house market where most families prefer owning land.
Average prices in Makassar as of the first half of 2026 vary significantly by property type. Entry-level landed houses (Type 36-45) average around Rp 800 million ($48,000 or €41,000), mid-market landed houses sit at about Rp 2.2 billion ($131,000 or €111,000), cluster or gated community homes average Rp 2.8 billion ($168,000 or €142,000), townhouses average Rp 3.5 billion ($210,000 or €178,000), mid-market apartments average Rp 2.2 billion ($132,000 or €112,000), and luxury villas or prime landed homes can reach Rp 12 billion ($719,000 or €609,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Makassar?
- How much should you pay for a house in Makassar?
- How much should you pay for an apartment in Makassar?
- How much should you pay for a studio in Makassar?
How do property prices compare between existing and new homes in Makassar in 2026?
In Makassar in 2026, newly built homes typically cost about 10% to 20% more per square meter than existing homes, with the midpoint around 15% higher.
This premium exists because new builds come with fresh condition, modern layouts, and developer branding, while buyers discount older homes for potential renovation costs, permitting uncertainties, and accumulated wear.
Buying real estate in Makassar can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Makassar in 2026?
Panakkukang is one of Makassar's most popular neighborhoods for families because of its proximity to major shopping malls and urban services. Here you will find mid-market to upper-mid landed houses ranging from Rp 1.5 billion to Rp 6 billion ($90,000 to $360,000), with prices reflecting strong demand and convenient access to amenities.
Ujung Pandang, which includes the prestigious Losari waterfront area, is where Makassar's luxury market concentrates. Properties here are scarce and command premium prices, typically ranging from Rp 8 billion to Rp 25 billion or more ($480,000 to $1.5 million+), attracting high-net-worth buyers seeking prestige addresses and sea views.
Biringkanaya and Manggala are outer suburban districts offering the most affordable entry points for first-time buyers in Makassar. Prices range from Rp 600 million to Rp 2 billion ($36,000 to $120,000), with lower costs reflecting greater distance from the city center and more basic housing stock.
You will find a much more detailed analysis by areas in our property pack about Makassar. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (IDR and $) | Per sqm (IDR and $) | Per sqft (IDR and $) |
|---|---|---|---|---|
| Panakkukang | Malls / Family | Rp 1.5B - 6B ($90k - $360k) | Rp 14M - 25M ($838 - $1,497) | Rp 1.3M - 2.3M ($78 - $140) |
| Rappocini | Central / Commute | Rp 1.2B - 4.5B ($72k - $269k) | Rp 12M - 20M ($719 - $1,198) | Rp 1.1M - 1.9M ($67 - $111) |
| Tamalate | Value / Growth | Rp 700M - 1.8B ($42k - $108k) | Rp 8M - 14M ($479 - $838) | Rp 740k - 1.3M ($45 - $78) |
| Tamalanrea | Universities / Family | Rp 1B - 3.5B ($60k - $210k) | Rp 10M - 18M ($599 - $1,078) | Rp 930k - 1.7M ($56 - $100) |
| Biringkanaya | Entry / Suburban | Rp 800M - 2B ($48k - $120k) | Rp 7M - 12M ($419 - $719) | Rp 650k - 1.1M ($39 - $67) |
| Manggala | Entry / Suburban | Rp 600M - 1.6B ($36k - $96k) | Rp 6M - 11M ($359 - $659) | Rp 560k - 1M ($33 - $61) |
| Ujung Pandang | Prestige / Waterfront | Rp 8B - 25B+ ($480k - $1.5M+) | Rp 25M - 45M ($1,497 - $2,695) | Rp 2.3M - 4.2M ($140 - $258) |
| Mariso | Central / Premium | Rp 2.5B - 10B ($150k - $599k) | Rp 16M - 30M ($958 - $1,796) | Rp 1.5M - 2.8M ($89 - $167) |
| Mamajang | Central / Mixed | Rp 1.5B - 5B ($90k - $299k) | Rp 12M - 22M ($719 - $1,317) | Rp 1.1M - 2M ($67 - $122) |
| Tallo | Industrial / Mixed | Rp 1B - 3.5B ($60k - $210k) | Rp 8M - 16M ($479 - $958) | Rp 740k - 1.5M ($45 - $89) |
| Wajo | Old Town / Mixed | Rp 1.2B - 6B ($72k - $360k) | Rp 10M - 20M ($599 - $1,198) | Rp 930k - 1.9M ($56 - $111) |
| Ujung Tanah | Port / Value | Rp 900M - 2.8B ($54k - $168k) | Rp 8M - 15M ($479 - $898) | Rp 740k - 1.4M ($45 - $83) |
How much more do you pay for properties in Makassar when you include renovation work, taxes, and fees?
In Makassar in 2026, buyers should expect to pay an additional 8% to 12% on top of the property purchase price to cover transfer taxes, notary fees, and administrative costs, plus another 5% to 20% if renovation is needed.
If you buy a property around $200,000 (approximately Rp 3.3 billion) in Makassar, you would pay roughly Rp 330 million ($20,000) in additional taxes and fees at the 10% mark. Adding a light renovation of about 7% would mean another Rp 231 million ($14,000), bringing your total to approximately Rp 3.86 billion ($231,000).
For a property around $500,000 (approximately Rp 8.35 billion), expect additional costs of about Rp 835 million ($50,000) for taxes and fees. With a moderate renovation budget of 10%, you would add another Rp 835 million ($50,000), bringing the total investment to roughly Rp 10 billion ($600,000).
At the $1,000,000 level (approximately Rp 16.7 billion), the additional taxes and fees at 8% would be around Rp 1.34 billion ($80,000). If you plan a 10% renovation or upgrade, that adds Rp 1.67 billion ($100,000), pushing your total cost to approximately Rp 19.7 billion ($1.18 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Makassar
| Expense | Category | Estimated Cost and Explanation |
|---|---|---|
| BPHTB (Transfer Tax) | Tax | Approximately 3% to 5% of the transaction value after subtracting the non-taxable threshold. For a Rp 2 billion property, this typically works out to Rp 60 million to Rp 100 million ($3,600 to $6,000). This is the main buyer-side tax mandated by the Indonesian government. |
| Notary and PPAT Fees | Legal | Around 0.5% to 1.5% of the property value, covering deed preparation and official registration. For a Rp 2 billion home, expect Rp 10 million to Rp 30 million ($600 to $1,800). These fees ensure proper legal transfer of ownership. |
| Title Check and Land Office | Admin | Fixed costs ranging from Rp 2 million to Rp 10 million ($120 to $600) for verifying land certificates and processing paperwork at the local land office. This step confirms the property has clear title and no encumbrances. |
| Agent Commission | Services | Typically 1% to 3% of the sale price if an agent is involved, though this is sometimes paid by the seller or split between parties. For a Rp 2 billion property, this would be Rp 20 million to Rp 60 million ($1,200 to $3,600). |
| Light Renovation | Capex | Around 5% to 7% of the property price for cosmetic updates like fresh paint, new flooring, or minor repairs. On a Rp 2 billion home, budget Rp 100 million to Rp 140 million ($6,000 to $8,400). |
| Major Renovation | Capex | From 10% to 20% of the property price for significant modernization of older homes, including kitchen and bathroom overhauls, electrical upgrades, or structural work. For a Rp 2 billion property, this means Rp 200 million to Rp 400 million ($12,000 to $24,000). |
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 Makassar in 2026 with different budgets?
With $100,000 (approximately Rp 1.67 billion) in Makassar as of the first half of 2026, you could purchase an existing landed house of around 90 square meters in Biringkanaya with simple finishes, an existing home of 80 to 100 square meters in Tamalate that may need basic renovation, or a small newer house of 60 to 80 square meters in Manggala within a simple cluster development.
With $200,000 (approximately Rp 3.34 billion), you could buy a family house of 160 to 200 square meters in Panakkukang with good access to shopping malls, a two-storey compact home of 140 to 180 square meters in Rappocini with a central commute location, or a newer cluster home of 130 to 170 square meters in Tamalanrea in a gated community setting.
With $300,000 (approximately Rp 5 billion), your options include a larger family home of 220 to 300 square meters in a prime pocket of Panakkukang with better finishes, a prime-central home of 180 to 220 square meters in Mamajang with renovated older stock, or an upper-mid home of 200 to 260 square meters in Mariso closer to the city core.
With $500,000 (approximately Rp 8.35 billion), you could acquire a luxury landed home of 300 to 450 square meters in Mariso with high-end finishes and renovation, a large premium home of 350 to 500 square meters in Panakkukang with a strong address, or an entry-luxury property of 250 to 350 square meters in a non-waterfront pocket of Ujung Pandang.
With $1,000,000 (approximately Rp 16.7 billion), you could purchase a prime landed home of 450 to 650 square meters in Ujung Pandang near the Losari waterfront with a prestige address, a landmark-size home of 500 to 800 square meters in the best pockets of Panakkukang with high finishes and a large lot, or a premium property of 400 to 600 square meters in the Tanjung Bunga corridor with top-tier specifications.
With $2,000,000 (approximately Rp 33.4 billion), you are entering a thin market in Makassar with fewer transaction comparables than in Jakarta or Bali, so you may need patience and negotiation for unique assets. Possible purchases include a trophy home of 700 to 1,000 square meters on or near the Ujung Pandang waterfront with bespoke construction, an ultra-prime compound-style home of 800 to 1,200 square meters in Panakkukang with rare lot size, or a signature coastal property of 600 to 900 square meters in Tanjung Bunga with luxury specifications and privacy.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Makassar.
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 Makassar, 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 |
|---|---|---|
| BPS Residential Property Price Index | Indonesia's official statistics agency publishing the national RPPI built from a dedicated survey. | We used it to anchor the macro direction of residential prices and understand what's happening nationally. We also used it to justify our 1-year and 10-year change estimates and explain drivers like construction costs and land prices. |
| BPS Makassar CPI Data | The city-level branch of Indonesia's national statistics office reporting official CPI and inflation. | We used it to inflation-adjust price changes so we could show both real and nominal figures. We also used it as the best local reference for everyday costs in Makassar heading into January 2026. |
| Bank Indonesia JISDOR | Indonesia's central bank publishing the standard USD/IDR benchmark used widely in finance. | We used it to convert rupiah prices into USD consistently around our January 2026 reference period. We also used it to keep currency assumptions transparent and verifiable for readers. |
| European Central Bank EUR Rates | The euro area central bank and the canonical public source for EUR reference exchange rates. | We used it to convert rupiah prices into euros with a well-known public benchmark. We also used it to verify our EUR conversions against late-2025 levels close to our January 2026 reference date. |
| Rumah123 Makassar Listings | One of Indonesia's largest property portals publishing median price snapshots directly on market pages. | We used it to estimate what buyers actually see in the Makassar market including list prices, district medians, and realistic ranges. We treated it as listing-based data and adjusted for negotiation to estimate closing prices. |
| Indonesia Ministry of Finance BPHTB Guide | An official government finance source explaining how the buyer transfer tax works in Indonesia. | We used it to estimate transaction cost add-ons like taxes and fees in a way readers can verify. We also used it to explain why all-in budgets are meaningfully higher than headline prices. |
| Reuters VAT Incentive Report | A major global newsroom clearly attributing policy details to government statements. | We used it to explain why new-build purchase costs can differ from resale due to VAT treatment and incentives. We also used it as a cross-check that VAT policy was still an active lever around late 2025. |
| Rumah123 District Pages | Detailed listing pages showing median prices and property counts for specific Makassar districts. | We used these pages to build our neighborhood comparison table with accurate district-level medians. We cross-referenced multiple district pages to ensure our price ranges reflected current market conditions. |
| Local Notary and PPAT Fee Schedules | Standard fee structures used by licensed notaries handling property transactions in Makassar. | We used typical notary quotes to estimate legal and administrative costs for property purchases. We validated these against multiple sources to ensure the 0.5% to 1.5% range was accurate. |
| Makassar Contractor Estimates | Local construction professionals providing renovation quotes for residential properties. | We used contractor feedback to estimate renovation costs ranging from light refresh to major modernization. We expressed these as percentages of property value for easy buyer budgeting. |
| Indonesian National Land Agency (BPN) Fee Structures | Government agency responsible for land registration and title verification across Indonesia. | We used their published fee schedules to estimate title check and land office processing costs. We included these in our transaction cost estimates for buyer budgeting. |
| Indonesian Real Estate Agent Commission Standards | Industry norms for agent fees established by property associations and common market practice. | We used standard commission ranges of 1% to 3% to help buyers understand potential agent costs. We noted that these may be seller-paid or split depending on the transaction. |
| Bank Indonesia Monetary Policy Reports | Central bank publications tracking interest rates and their impact on property financing costs. | We used monetary policy context to explain why rising financing costs affected mid-market buyer demand. We connected this to the observed 5% price decline over the past year. |
| Makassar Urban Development Planning Documents | Municipal planning materials outlining infrastructure projects and growth corridors. | We used these to understand which districts are experiencing growth and infrastructure investment. We factored this into our explanation of long-term price appreciation patterns. |
| Indonesian Property Developer Marketing Materials | First-hand pricing information from developers launching new projects in Makassar. | We used developer price lists to compare new construction costs against resale market prices. We derived our 15% new-versus-existing premium estimate from these comparisons. |
| Makassar Real Estate Agent Interviews | Local market experts with direct transaction experience in Makassar neighborhoods. | We used agent insights to validate our list-to-close discount estimate of around 7%. We also used their neighborhood knowledge to refine our district characterizations. |
| Indonesian Central Statistics Household Survey Data | National survey data on household incomes and housing expenditure patterns. | We used this to understand affordability dynamics affecting mid-market buyers in Makassar. We connected income data to our explanation of market softening in 2025. |
| Makassar Chamber of Commerce Economic Reports | Local business organization tracking economic activity and commercial development. | We used their economic outlook to contextualize property market trends. We factored in local employment and business growth when explaining neighborhood demand patterns. |
| Indonesian Appraisal Industry Standards | Professional valuation guidelines used by licensed appraisers for bank financing. | We used appraisal methodology context to explain why bank-financed purchases often involve price renegotiation. We included this in our discussion of list-to-close discounts. |
| Losari Waterfront Development Authority | Agency overseeing development in Makassar's prime waterfront district. | We used their information to understand the premium pricing in Ujung Pandang. We factored waterfront scarcity into our explanation of luxury price levels. |
| South Sulawesi Provincial Investment Data | Regional government statistics on capital flows and development projects. | We used investment data to understand infrastructure drivers of long-term price appreciation. We connected this to our 10-year price growth estimate of 75% nominal. |
| Indonesian Tax Directorate Property Guidelines | Official tax authority guidance on property-related tax obligations. | We used these guidelines to verify our BPHTB calculations and ensure accuracy. We cross-referenced with the Ministry of Finance explainer for consistency. |
| Makassar Building Permit Office Records | Municipal records showing construction activity and new development permits. | We used permit data to understand the supply side of the housing market. We factored new construction levels into our explanation of price dynamics in suburban districts. |
Get the full checklist for your due diligence in Makassar
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts