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If you're looking to rent or invest in Medan, understanding current rental prices is essential to make smart decisions.
This guide breaks down everything you need to know about Medan rental costs in 2026, from studio apartments to family homes, neighborhood by neighborhood.
We constantly update this blog post to reflect the latest market data and trends in Medan's rental market.
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's rental market is split between landed houses (kontrakan) on annual leases and central condos on monthly terms, so comparing prices requires converting annual figures to monthly equivalents.
- Studio apartments in Medan average around Rp 3.5 million per month in 2026, which is roughly 40% cheaper than similar units in Jakarta, making Medan attractive for budget-conscious renters.
- Medan Polonia commands the highest house rents in the city, often two to three times higher than outer districts like Medan Johor or Medan Sunggal.
- Official housing inflation in Medan stayed below 1% year-on-year in late 2025, yet asking rents on listing portals have risen 3% to 6%, showing a gap between CPI and real market movement.
- Furnished apartments in Medan can command a 15% to 25% rent premium over unfurnished units, especially for studios and one-bedrooms targeting students and young professionals.
- Areas within walking distance of Universitas Sumatera Utara (USU) in Medan Baru often rent 10 to 20 days faster than properties in outer suburbs.
- Landlords in Medan pay a flat 10% final income tax on gross rental income under Indonesian tax law, which simplifies accounting but leaves no room for expense deductions.
- Peak rental demand in Medan occurs from June to August, driven by university enrollment cycles and job relocations after the academic year ends.
What are typical rents in Medan as of 2026?
What's the average monthly rent for a studio in Medan as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Medan is around Rp 3.5 million, which works out to roughly $220 USD or €205 EUR.
Most studios in Medan fall within a realistic range of Rp 2.8 million to Rp 5 million per month (about $175 to $310 USD or €165 to €295 EUR), depending on the building and location.
The main factors that cause studio rents to vary in Medan include whether the unit is furnished, the quality of building facilities like security and parking, and proximity to central areas like Medan Baru or the CBD around Kesawan.
What's the average monthly rent for a 1-bedroom in Medan as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Medan is approximately Rp 4.8 million, equivalent to about $300 USD or €280 EUR.
The realistic range for most 1-bedroom units in Medan spans from Rp 3.8 million to Rp 6.5 million per month (roughly $240 to $405 USD or €225 to €380 EUR), with furnished units and newer buildings at the higher end.
In Medan, 1-bedroom rents tend to be cheapest in outer districts like Medan Johor and Medan Sunggal, while the highest prices appear in central neighborhoods such as Medan Baru, Medan Petisah, and the CBD corridor around Medan Kota.
What's the average monthly rent for a 2-bedroom in Medan as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Medan is around Rp 7.5 million, which translates to approximately $470 USD or €440 EUR.
Most 2-bedroom rentals in Medan fall within a range of Rp 6 million to Rp 10 million per month (about $375 to $625 USD or €350 to €590 EUR), though premium furnished condos can reach Rp 15 million or more.
The cheapest 2-bedroom rents in Medan are typically found in residential suburbs like Medan Sunggal and Medan Tuntungan, while the most expensive options cluster in central locations like Medan Barat, Medan Polonia, and around The Reiz Condo near the CBD.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Medan.
What's the average rent per square meter in Medan as of 2026?
As of early 2026, the average rent per square meter for apartments in Medan is approximately Rp 95,000 per month, which equals roughly $6 USD or €5.60 EUR per square meter.
Across different neighborhoods in Medan, the rent per square meter ranges from about Rp 75,000 to Rp 140,000 per month ($4.70 to $8.75 USD or €4.40 to €8.25 EUR), with prime towers and CBD locations at the top of that range.
Compared to Jakarta, where central rents can exceed Rp 200,000 per square meter, Medan offers significantly more affordable space, making it one of the more accessible major Indonesian cities for renters.
In Medan, the property features that typically push rent per square meter above average include full building facilities like pools and gyms, prime locations near the Kesawan corridor, and high-quality furnishing with modern finishes.
How much have rents changed year-over-year in Medan in 2026?
As of early 2026, asking rents in Medan have increased by an estimated 3% to 6% compared to one year ago, depending on property type and location.
The main factors driving rent changes in Medan this year include steady demand from university students around USU, modest economic growth in North Sumatra, and limited new condo supply in central areas.
This year's rent growth in Medan is slightly higher than official housing inflation, which ran below 1% in late 2025, but it remains moderate compared to the sharper increases seen in Jakarta and Bali.
What's the outlook for rent growth in Medan in 2026?
As of early 2026, projected rent growth in Medan for the year ahead is estimated at 3% to 7%, with furnished and well-located properties likely to see the strongest gains.
The key factors likely to influence Medan rent growth include continued student demand around Universitas Sumatera Utara, modest job growth in the regional economy, and limited new apartment supply in the city center.
The neighborhoods expected to see the strongest rent growth in Medan are Medan Baru, Medan Petisah, and the CBD corridor around Medan Kota, where demand consistently outpaces available inventory.
However, risks that could cause rent growth in Medan to differ from projections include a slowdown in the national economy, changes in mortgage or credit conditions, or unexpected new supply entering the market.
We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Medan as of 2026?
Which neighborhoods have the highest rents in Medan as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Medan are Medan Polonia, Medan Baru, and Medan Petisah, where monthly rents can range from Rp 8 million to over Rp 20 million ($500 to $1,250 USD or €470 to €1,175 EUR) for quality properties.
These Medan neighborhoods command premium rents because they offer central locations, established infrastructure, proximity to embassies and business districts, and access to lifestyle amenities like cafes, malls, and quality restaurants.
The typical tenant profile in these high-rent Medan neighborhoods includes corporate executives, expats, diplomats, and affluent local families who prioritize convenience, security, and prestige.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Medan.
Where do young professionals prefer to rent in Medan right now?
The top three neighborhoods where young professionals prefer to rent in Medan are Medan Baru, Medan Petisah, and Medan Kota, all of which offer a balance of affordability, convenience, and urban lifestyle.
Young professionals in these Medan neighborhoods typically pay between Rp 3.5 million and Rp 6 million per month (roughly $220 to $375 USD or €205 to €350 EUR) for studios or 1-bedroom apartments.
What attracts young professionals to these Medan areas includes walkable streets with cafes and coworking spaces, short commutes to offices, proximity to malls like Sun Plaza, and easy access to the city's nightlife and dining scene.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Medan.
Where do families prefer to rent in Medan right now?
The top three neighborhoods where families prefer to rent in Medan are Medan Johor, Medan Selayang, and Medan Sunggal, which offer more space, quieter streets, and better access to schools.
Families in these Medan neighborhoods typically pay between Rp 5 million and Rp 10 million per month (about $310 to $625 USD or €295 to €590 EUR) for 2-3 bedroom landed houses on annual leases.
What makes these neighborhoods attractive to families in Medan includes larger plots with parking, lower density, proximity to reputable schools, and more affordable rents compared to central areas.
Top-rated schools near these family-friendly Medan neighborhoods include Sutomo School in Medan Kota, Methodist School in various locations, and several private international and national-plus schools accessible from these outer districts.
Which areas near transit or universities rent faster in Medan in 2026?
As of early 2026, the three areas that rent fastest in Medan are Padang Bulan near USU, Medan Baru around the university corridor, and areas close to Stasiun Medan (the main railway station).
Properties in these high-demand Medan areas typically stay listed for only 10 to 21 days, compared to 30 days or more in outer suburbs and less accessible locations.
The rent premium for properties within walking distance of USU or Stasiun Medan is typically Rp 500,000 to Rp 1 million per month ($30 to $60 USD or €30 to €60 EUR) above comparable units farther away.
Which neighborhoods are most popular with expats in Medan right now?
The top three neighborhoods most popular with expats in Medan are Medan Polonia, Medan Baru, and the CBD condo nodes around Medan Barat and Medan Kota near the Kesawan corridor.
Expats in these Medan neighborhoods typically pay between Rp 8 million and Rp 18 million per month (roughly $500 to $1,125 USD or €470 to €1,060 EUR) for well-furnished apartments or spacious houses.
What makes these neighborhoods attractive to expats in Medan includes international-standard housing, 24-hour security, proximity to international schools and hospitals, and easy access to restaurants and shopping.
The nationalities most represented in these Medan expat neighborhoods include Malaysians, Singaporeans, South Koreans working in manufacturing, and various European and American professionals in the energy and plantation sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Medan.
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Who rents, and what do tenants want in Medan right now?
What tenant profiles dominate rentals in Medan?
The top three tenant profiles that dominate the rental market in Medan are university students and early-career renters, local families on annual house leases, and corporate or civil-service tenants in central condos.
In terms of market share, students and young professionals account for roughly 40% of Medan rentals, families represent about 35%, and corporate or professional tenants make up around 25%.
Students and young professionals in Medan typically seek furnished studios or 1-bedrooms near USU or the city center, families look for 2-3 bedroom landed houses in quieter suburbs, and corporate tenants prefer fully equipped condos with facilities in the CBD.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Medan.
Do tenants prefer furnished or unfurnished in Medan?
In Medan, approximately 65% of apartment renters prefer furnished units, while landed house tenants are more evenly split, with about 55% opting for unfurnished or semi-furnished properties.
The typical rent premium for furnished apartments in Medan is around Rp 700,000 to Rp 1.2 million per month (roughly $45 to $75 USD or €40 to €70 EUR) compared to unfurnished equivalents.
The tenant profiles that tend to prefer furnished rentals in Medan include students, young professionals, short-term corporate tenants, and expats who want move-in-ready convenience without the hassle of buying furniture.
Which amenities increase rent the most in Medan?
The top five amenities that increase rent the most in Medan are reliable water pressure with backup systems, secure parking with 24-hour security, quality air conditioning, swimming pool and gym access in condos, and modern fitted kitchens.
In Medan, secure parking typically adds Rp 300,000 to Rp 500,000 per month ($19 to $31 USD), pool and gym access adds Rp 500,000 to Rp 1 million ($31 to $63 USD), and high-quality AC can justify Rp 200,000 to Rp 400,000 ($13 to $25 USD) in additional monthly rent.
In our property pack covering the real estate market in Medan, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Medan?
The top five renovations that get the best ROI for rental properties in Medan are bathroom upgrades, efficient AC installation, fresh paint with modern lighting, kitchen refreshes with new countertops and sinks, and improved water systems.
In Medan, a bathroom upgrade typically costs Rp 8 million to Rp 15 million ($500 to $940 USD) and can increase monthly rent by Rp 400,000 to Rp 800,000 ($25 to $50 USD), while AC installation costs around Rp 5 million to Rp 10 million ($310 to $625 USD) and adds Rp 300,000 to Rp 500,000 ($19 to $31 USD) per month.
Renovations that tend to have poor ROI in Medan and should be avoided include luxury marble flooring, high-end imported fixtures, and elaborate landscaping, as most tenants prioritize functionality over prestige finishes.
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 strong is rental demand in Medan as of 2026?
What's the vacancy rate for rentals in Medan as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Medan is around 7%, with mid-market houses running tighter at 5% to 7% and premium condos sitting higher at 10% to 14%.
Across different neighborhoods in Medan, vacancy rates range from as low as 4% in high-demand areas like Medan Baru near USU to over 12% in premium condo towers where supply exceeds the smaller pool of high-budget tenants.
The current vacancy rate in Medan is roughly in line with historical averages, suggesting a balanced market without extreme oversupply or shortage.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Medan.
How many days do rentals stay listed in Medan as of 2026?
As of early 2026, the average rental property in Medan stays listed for approximately 30 days before being rented, assuming it is correctly priced for the market.
Across different property types and neighborhoods in Medan, days on market can range from 10 to 21 days for well-priced units near USU or the city center, up to 45 to 90 days or more for overpriced or premium properties in less accessible areas.
Compared to one year ago, the days-on-market figure in Medan has remained relatively stable, reflecting a steady rental market without dramatic shifts in demand or supply.
Which months have peak tenant demand in Medan?
The peak months for tenant demand in Medan are June through August, followed by a secondary peak in January and February, when academic and employment cycles drive relocation activity.
The factors driving these seasonal patterns in Medan include university enrollment periods at USU and other institutions, end-of-year job changes, and the tradition of moving during school holidays when families can relocate together.
The lowest tenant demand in Medan typically occurs in March through May and again in October through November, when fewer academic or employment transitions take place.
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What will my monthly costs be in Medan as of 2026?
What property taxes should landlords expect in Medan as of 2026?
As of early 2026, landlords in Medan should expect to pay annual property tax (PBB-P2) of roughly 0.12% to 0.28% of the property's taxable value (NJOP), which for a mid-range property worth Rp 500 million works out to about Rp 600,000 to Rp 1.4 million per year ($38 to $88 USD or €35 to €82 EUR).
Depending on property value and location in Medan, annual property taxes can range from as low as Rp 200,000 ($13 USD) for modest homes to over Rp 5 million ($310 USD) for high-value properties in premium districts like Medan Polonia.
Property taxes in Medan are calculated based on the NJOP (government-assessed value) minus a deductible threshold (NJOPTKP), with the applicable rate determined by which value bracket the property falls into under local regulations.
Please note that, in our property pack covering the real estate market in Medan, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Medan right now?
In Medan, landlords most commonly cover internet costs in furnished rentals and short-stay setups, while electricity and water are usually passed through to tenants in standard lease arrangements.
When landlords do cover utilities in Medan, typical monthly costs are around Rp 200,000 to Rp 400,000 ($13 to $25 USD) for basic internet, Rp 250,000 to Rp 800,000 ($16 to $50 USD) for electricity depending on AC usage, and Rp 100,000 to Rp 300,000 ($6 to $19 USD) for water.
The common practice in Medan is for tenants to pay their own electricity and water bills, with the landlord's name on the account but the tenant responsible for usage, though all-inclusive arrangements are more frequent in managed apartments and serviced rentals.
How is rental income taxed in Medan as of 2026?
As of early 2026, rental income from property in Medan is subject to a final income tax of 10% on gross rent under Indonesian tax law (PPh Final Pasal 4(2)), which means landlords pay a flat rate without the ability to deduct expenses.
Because the 10% tax is calculated on gross rent and is final, landlords in Medan cannot claim deductions for maintenance, repairs, or other property expenses against this rental income.
A common tax mistake landlords in Medan should avoid is failing to file or pay the 10% final tax on time, especially when tenants are individuals who do not withhold the tax, which leaves the landlord responsible for self-payment to the tax office.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Medan.
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 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 We Trust It | How We Used It |
|---|---|---|
| BPS Kota Medan | It is the official statistics office for Medan, publishing verified CPI and inflation data. | We used it to anchor official housing-cost inflation in Medan as a proxy for rent pressure. We also grounded neighborhood context with district-level publications. |
| BPS Medan Nov 2025 Inflation Release | It is an official CPI release with clear methodology and defined categories. | We used it to benchmark overall inflation and the housing group change as a sanity check. We cross-checked it against private asking-rent data from listings. |
| Bank Indonesia Property Survey | Bank Indonesia is the central bank and its property survey is a standard national reference. | We used BI's residential price-growth signals as a macro housing market indicator. We used it to support a modest rent-growth outlook rather than a boom narrative. |
| Rumah123 Apartments | Rumah123 is a major Indonesian property portal with large listing volume. | We used it to anchor the asking-rent range for Medan apartments by size and type. We cross-checked it against managed rentals and specific premium listings. |
| Rumah123 Houses | It is the same major portal with district-level median price summaries for houses. | We used it to estimate typical house rents by district and identify top-rent areas. We converted annual figures to monthly equivalents for clarity. |
| Rukita Medan | Rukita is a large managed-rental operator with transparent monthly pricing. | We used it to anchor entry-to-mid studio rent levels in Medan. We cross-checked it with broader portal ranges to avoid under or overestimating. |
| 99.co Indonesia | It is a major portal that publishes timestamped market price snapshots. | We used it as a second private-sector benchmark for monthly apartment rents. We used it to triangulate studio pricing across the Medan market. |
| Direktorat Jenderal Pajak | It is the official Indonesian tax authority guidance page for income tax. | We used it to state the standard 10% final income tax on gross rent. We turned it into a simple rule-of-thumb for what landlords actually pay. |
| PP No. 34/2017 | It is the official regulation text hosted via a reputable legal repository. | We used it to backstop the tax authority guidance with the primary legal source. We referenced it when explaining final tax treatment in plain language. |
| Perda Kota Medan No. 1/2024 | It is the city's official legal text for local taxes and levies. | We used it to summarize Medan's PBB-P2 property tax rate bands in a landlord-friendly way. We explained why tax varies by value bracket. |
| PLN Electricity Tariffs | PLN is the state electricity utility with published official tariff references. | We used it to estimate monthly electricity costs per kWh for typical household tiers. We treated it as the closest official baseline for January 2026. |
| Permendagri 21/2020 | It is a national regulation defining how regional water tariffs are structured. | We used it to explain why water bills differ by usage blocks rather than a flat rate. We combined this with practical Medan billing ranges for monthly estimates. |
| JLL Indonesia Outlook | JLL is a global research consultancy commonly cited by institutions. | We used it only for broad Indonesia-wide housing context and tailwinds. We used it to keep the 2026 outlook grounded in macro conditions. |
| Universitas Sumatera Utara | USU is the major public university in Medan driving significant rental demand. | We used it to anchor education-driven demand patterns in the Padang Bulan and Medan Baru areas. We referenced it when discussing tenant profiles and fast-renting zones. |
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