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If you're considering buying an Airbnb property in Bandung, you'll want to understand whether it's actually feasible and profitable in 2026.
This guide covers the legal framework, realistic earning potential, and competitive landscape for short-term rentals in Bandung, all based on fresh data and official sources.
We update this blog post regularly to reflect the latest regulations and market conditions.
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 Bandung.
Insights
- Bandung's Airbnb market shows a 34% average occupancy rate, which is significantly lower than local hotel occupancy rates that reach 55% to 68% in peak months, meaning short-term rental hosts need to outperform competitors to match hotel-level utilization.
- About 50% of Airbnb guests in Bandung belong to the Gen Z and younger demographic, which means successful listings need fast WiFi, smart home features, and Instagram-worthy spaces to capture this audience.
- Apartments and condos represent 66% of Bandung's Airbnb supply, but houses generate higher per-booking revenue because they attract weekend groups and families traveling from Jakarta.
- The Braga and Asia Afrika neighborhoods command the highest nightly rates in Bandung, often exceeding IDR 1.2 million per night, thanks to their walkable heritage charm and cafe culture.
- Bandung's short-term rental demand is strongly weekend-driven because over 80% of visitors are domestic tourists from Jakarta and West Java who come for quick 2-night getaways rather than extended vacations.
- Top-performing Airbnb hosts in Bandung achieve 45% to 55% occupancy rates, which translates to roughly 14 to 17 booked nights per month, compared to just 10 nights for average hosts.
- Operating expenses for an Airbnb in Bandung typically consume 35% to 55% of gross revenue, with cleaning, utilities, and building service fees being the largest cost categories for apartment owners.
- Building management restrictions are the primary barrier to Airbnb operations in Bandung apartments, with many towers either banning daily rentals outright or requiring special registration with security.
Can I legally run an Airbnb in Bandung in 2026?
Is short-term renting allowed in Bandung in 2026?
As of the first half of 2026, short-term rentals operate widely in Bandung and are legally permissible when properly registered under Indonesia's accommodation business framework.
The main legal structure governing short-term rentals in Bandung is the Pondok Wisata (homestay) category under KBLI code 55130, which you register through Indonesia's Online Single Submission (OSS) system.
The most important condition for hosts is obtaining proper business registration through OSS and ensuring compliance with national rental income tax regulations under PP 34/2017.
Penalties for operating without proper registration can include fines, business closure orders, and potential issues with tax authorities, though enforcement in Bandung has historically focused on larger unlicensed operations rather than individual hosts.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Indonesia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Indonesia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Bandung as of 2026?
As of the first half of 2026, Bandung does not have a citywide minimum-stay requirement or maximum nights-per-year cap for Airbnb listings like those found in some Western cities.
These rules do not differ by property type or residency status at the city level, meaning apartments, houses, and villas face the same regulatory treatment, though individual buildings often impose their own restrictions.
Since there is no municipal cap, hosts are not required to report rental nights to city authorities specifically, though income reporting to tax authorities remains mandatory.
Do I have to live there, or can I Airbnb a secondary home in Bandung right now?
Bandung does not have a residency requirement for operating a short-term rental, so you do not need to live on-site to host guests in your property.
Secondary homes and investment properties can be legally operated as Airbnbs in Bandung, making it a viable option for investors who do not plan to reside in the city.
No additional permits are specifically required for non-primary residences, though the standard OSS business registration and tax compliance still apply.
The practical difference between renting a primary versus secondary home in Bandung comes down to building rules and neighbor relations rather than municipal law, with apartment buildings often being stricter about investor-owned units.
Don't buy the wrong property, in the wrong area of Bandung
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Bandung right now?
Yes, you can legally operate multiple Airbnb listings under one name in Bandung, as there is no municipal restriction on the number of properties a single host can manage.
Indonesia does not impose a maximum number of properties that one person or business entity can list for short-term rental in Bandung.
Hosts with multiple listings should ensure their OSS business registration reflects the scale of their operations and maintain proper tax compliance for each property's income.
Do I need a short-term rental license or a business registration to host in Bandung as of 2026?
As of the first half of 2026, you should obtain business registration through Indonesia's Online Single Submission (OSS) system if you want to operate a short-term rental cleanly and legally in Bandung.
The registration process involves selecting the appropriate KBLI code (55130 for Pondok Wisata/homestay), submitting your property details, and obtaining your NIB (business identification number), which typically takes a few days to a few weeks.
Required documents generally include proof of identity, property ownership or lease documentation, and basic building safety compliance, though specific requirements can vary based on your property type and scale.
Are there neighborhood bans or restricted zones for Airbnb in Bandung as of 2026?
As of the first half of 2026, Bandung does not have officially designated city zones where Airbnb is banned, though restrictions tend to appear at the building or complex level rather than neighborhood-wide.
The strictest restrictions typically exist in certain apartment towers in areas like Braga, Dago, and Ciumbuleuit where building management has explicitly prohibited daily rentals or requires special approval.
These building-level bans exist primarily because of concerns about security, noise, parking congestion, and the impact of transient guests on permanent residents.
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.
How much can an Airbnb earn in Bandung in 2026?
What's the average and median nightly price on Airbnb in Bandung in 2026?
As of the first half of 2026, the average nightly price (ADR) for an Airbnb in Bandung is approximately IDR 950,000 to IDR 1,100,000 (around $57 to $66 USD, or roughly 55 to 63 EUR), while the median sits closer to IDR 700,000 ($42 USD, 40 EUR) because many budget apartments pull the midpoint down.
The typical nightly price range covering about 80% of listings in Bandung falls between IDR 450,000 and IDR 1,600,000 ($27 to $96 USD, or 26 to 91 EUR), with most activity concentrated in the IDR 500,000 to 900,000 range.
The single biggest factor affecting nightly pricing in Bandung is location, specifically whether the property sits in the walkable heritage core (Braga/Asia Afrika), the cooler north-side areas (Dago/Ciumbuleuit), or the toll-access corridors (Pasteur/Sukajadi).
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Bandung.
How much do nightly prices vary by neighborhood in Bandung in 2026?
As of the first half of 2026, nightly prices in Bandung can range from around IDR 450,000 ($27 USD, 26 EUR) in more residential areas like Buah Batu to over IDR 1,600,000 ($96 USD, 91 EUR) in premium locations like Dago Pakar, representing a gap of more than 3x between neighborhoods.
The three neighborhoods with the highest average nightly prices in Bandung are Dago/Ciumbuleuit at IDR 800,000 to 1,600,000 ($48 to $96 USD, 46 to 91 EUR), Braga/Asia Afrika at IDR 750,000 to 1,300,000 ($45 to $78 USD, 43 to 74 EUR), and Setiabudi at IDR 700,000 to 1,400,000 ($42 to $84 USD, 40 to 80 EUR).
The three neighborhoods with the lowest average nightly prices are Buah Batu, Antapani, and Arcamanik, where rates typically range from IDR 450,000 to 900,000 ($27 to $54 USD, 26 to 51 EUR), though these areas still attract budget-conscious domestic travelers and groups seeking larger spaces for less money.
What's the typical occupancy rate in Bandung in 2026?
As of the first half of 2026, the typical Airbnb occupancy rate in Bandung is around 34%, which translates to approximately 10 to 12 booked nights per month for an average listing.
The realistic occupancy range covering most listings in Bandung falls between 26% and 45%, with well-optimized properties in premium locations reaching 50% to 55%.
Bandung's STR occupancy sits below the city's hotel occupancy rate, which reaches 55% to 68% in peak months according to BPS data, because hotels capture more business travel and benefit from brand trust.
The biggest factor in achieving above-average occupancy in Bandung is weekend availability combined with fast response times, since most bookings come from Jakarta residents planning last-minute weekend getaways.
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What's the average monthly revenue per listing in Bandung in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Bandung is approximately IDR 10 million to 18 million ($600 to $1,100 USD, or roughly 570 to 1,050 EUR) for a typical owner-operated listing, though data sources report higher figures for actively booking properties.
The realistic monthly revenue range covering roughly 80% of listings in Bandung falls between IDR 7 million and IDR 25 million ($420 to $1,500 USD, or 400 to 1,425 EUR), with significant variation based on property size, location, and management quality.
Top-performing Airbnb listings in Bandung can achieve monthly revenues of IDR 35 million to IDR 60 million ($2,100 to $3,600 USD, or 2,000 to 3,400 EUR) or more, particularly large family homes in the Dago/Ciumbuleuit corridor. For example, a well-reviewed 3-bedroom villa with pool access charging IDR 1,500,000 per night at 45% occupancy would generate around IDR 20 million monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Bandung.
What's the typical low-season vs high-season monthly revenue in Bandung in 2026?
As of the first half of 2026, a typical Airbnb listing in Bandung earns around IDR 7 million to 12 million ($420 to $720 USD, 400 to 685 EUR) during low season months, while high season can push revenues to IDR 14 million to 25 million ($840 to $1,500 USD, 800 to 1,425 EUR) or higher for well-positioned properties.
Low season in Bandung generally runs from February through May (outside school holidays and long weekends), while high season includes June through September (dry season), December (year-end holidays), and any months with national long weekends or major events like the Asia Africa Festival.
What's a realistic Airbnb monthly expense range in Bandung in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Bandung range from IDR 3 million to 8 million ($180 to $480 USD, 170 to 455 EUR) for apartments, and IDR 5 million to 15 million ($300 to $900 USD, 285 to 855 EUR) for houses and villas with more operational complexity.
The largest expense category for most Bandung Airbnb hosts is cleaning and laundry, typically costing IDR 1 million to 4 million ($60 to $240 USD, 57 to 228 EUR) monthly depending on turnover frequency, followed closely by utilities (electricity, water, internet) at IDR 800,000 to 3 million ($48 to $180 USD, 46 to 171 EUR).
Hosts in Bandung should expect to spend 35% to 55% of gross revenue on operating expenses for apartments and houses, while villas with staff, gardens, and larger footprints can see expenses consume 45% to 65% of revenue.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bandung.
What's realistic monthly net profit and profit per available night for Airbnb in Bandung in 2026?
As of the first half of 2026, a realistic monthly net profit for a typical Airbnb in Bandung ranges from IDR 4 million to 10 million ($240 to $600 USD, 228 to 570 EUR), with profit per available night averaging IDR 130,000 to 330,000 ($8 to $20 USD, 7.50 to 19 EUR) before any mortgage or financing costs.
The realistic monthly net profit range covering most listings in Bandung falls between IDR 3 million and IDR 18 million ($180 to $1,080 USD, 170 to 1,025 EUR), with optimized listings in premium neighborhoods reaching the higher end consistently.
Net profit margins for Bandung Airbnb hosts typically fall between 35% and 55% of gross revenue, depending on property type, operating efficiency, and occupancy rates achieved.
The break-even occupancy rate for a typical Bandung Airbnb listing is around 18% to 25%, meaning you need roughly 5 to 8 booked nights per month just to cover operating costs, which most properties achieve.
In our property pack covering the real estate market in Bandung, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Bandung as of 2026?
How many active Airbnb listings are in Bandung as of 2026?
As of the first half of 2026, there are approximately 2,700 to 3,200 active Airbnb listings in the Bandung market area, depending on how broadly the geographic boundaries are defined.
This number has grown steadily from previous years, with the market expanding as more apartment owners and house investors enter the short-term rental space, though growth has moderated compared to the rapid expansion seen in 2023 and 2024.
Which neighborhoods are most saturated in Bandung as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Bandung are Braga/Asia Afrika, Dago, Ciumbuleuit, Setiabudi, Sukajadi, and the Pasteur/Cicendo corridor near toll access.
These areas became saturated because they combine what Bandung visitors want most: Braga offers heritage walkability and cafe culture, Dago/Ciumbuleuit delivers the "cool mountain getaway" vibe, and Pasteur/Sukajadi provides easy car access for Jakarta weekenders who prioritize convenience over ambiance.
Relatively undersaturated neighborhoods that may offer opportunities for new hosts include Buah Batu, Antapani, Arcamanik, and parts of Cibiru, where competition is lighter but you need to create a compelling reason for guests to book outside the traditional hot spots.
What local events spike demand in Bandung in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Bandung include the Asia Africa Festival (centered around Braga/Asia Afrika), school holiday periods, Ramadan and Eid travel seasons, major conferences at city venues, and football matches when Persib Bandung plays at home.
During these peak events, hosts typically see a 20% to 40% increase in bookings and can often charge 15% to 30% higher nightly rates without losing conversion.
Hosts should adjust pricing and ensure availability at least 4 to 6 weeks before major events and long weekends, since Bandung's domestic visitors from Jakarta often book relatively last-minute but still fill up popular properties quickly.
What occupancy differences exist between top and average hosts in Bandung in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Bandung achieve occupancy rates of 45% to 55%, which translates to roughly 14 to 17 booked nights per month.
Average hosts in Bandung typically see occupancy rates around 30% to 38%, meaning about 9 to 11 booked nights per month, representing a significant performance gap of nearly 50% more bookings for top performers.
New hosts in Bandung typically need 6 to 12 months of consistent operation with strong reviews, professional photos, and responsive communication to reach top-performer occupancy levels.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Bandung.
Which price points are most crowded, and where's the "white space" for new hosts in Bandung right now?
The nightly price range with the highest concentration of listings in Bandung is IDR 500,000 to 900,000 ($30 to $54 USD, 28 to 51 EUR), where most studio, 1-bedroom, and compact 2-bedroom apartments compete intensely.
White space opportunities for new hosts exist at the IDR 1,200,000 to 1,800,000 ($72 to $108 USD, 68 to 102 EUR) range for family-ready 2 to 3 bedroom properties with parking and easy check-in, and at the budget end below IDR 400,000 ($24 USD, 23 EUR) for basic but clean units targeting price-sensitive group travelers.
Property characteristics that help new hosts succeed in underserved segments include clear parking instructions, flexible check-in options, family-friendly amenities like extra mattresses and full kitchens, and design touches that photograph well for the Gen Z demographic that dominates Bandung's guest profile.
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What property works best for Airbnb demand in Bandung right now?
What bedroom count gets the most bookings in Bandung as of 2026?
As of the first half of 2026, 2-bedroom properties get the most balanced combination of bookings and revenue in Bandung, representing the sweet spot for families and small groups visiting for weekend getaways.
The estimated booking activity breakdown by bedroom count in Bandung shows 1-bedroom units capturing the highest volume of bookings (popular for couples and solo travelers), 2-bedroom properties achieving the best revenue-per-listing, and 3-bedroom units performing strongly on weekends but seeing softer weekday demand.
The 2-bedroom configuration works best in Bandung because the city's primary visitor profile is Jakarta families and friend groups taking short trips who need space for 3 to 5 people but do not require a full house.
What property type performs best in Bandung in 2026?
As of the first half of 2026, apartments and condos deliver the most consistent booking volume in Bandung due to their prevalence in central locations and STR-friendly buildings, while houses and villas generate higher per-booking revenue by capturing weekend group trips.
Occupancy rates across property types in Bandung show apartments averaging 32% to 40% with steady weekday-weekend distribution, houses achieving 28% to 45% with stronger weekend peaks, and villas reaching 25% to 50% with high seasonal variation.
Apartments outperform on consistency because they dominate the supply in walkable areas that business and solo travelers prefer, while houses and villas win on revenue potential because Bandung's group-travel culture means larger properties can charge premium rates when Jakarta families and friend groups book weekend escapes.
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 Bandung, 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 Bandung City (Hotel Occupancy) | This is the official statistics office for Bandung City, publishing verified monthly accommodation data. | We used it as a benchmark to compare STR occupancy against hotel occupancy. We also used it to sanity-check whether our Airbnb performance estimates were realistic given local demand levels. |
| BPS West Java (Domestic Tourism) | This is the official provincial statistics office covering the broader Bandung region and visitor patterns. | We used it to confirm that Bandung's tourism is heavily domestic-driven. We also used it to explain why weekend and holiday demand matters more than international seasonality. |
| BPS National (Domestic Tourism Statistics) | This is Indonesia's national statistical agency and the primary reference for domestic travel behavior. | We used it to frame who the typical Bandung visitor is. We then translated national travel patterns into booking behavior predictions for short-term rentals. |
| OSS (Online Single Submission) | This is Indonesia's official business licensing system and the required registration pathway for legal accommodation operations. | We used it to identify the correct legal category (Pondok Wisata KBLI 55130) for residential STRs. We also used it to explain what registration process hosts should follow. |
| Directorate General of Taxes (DJP) | DJP is Indonesia's tax authority and publishes the primary regulations on rental income taxation. | We used it to ground our expense estimates in actual tax obligations. We also used it to guide readers on what compliance matters most when operating an Airbnb. |
| BPK Legal Portal (PP 34/2017) | BPK's legal documentation portal is a widely used reference for verifying Indonesian regulations. | We used it to cross-verify that the rental income tax regulation exists and remains in force. We always triangulate legal references rather than relying on a single source. |
| Bandung City JDIH (Local Regulations) | This is the official Bandung City repository for local tax and levy regulations. | We used it to confirm that Bandung has a formal framework for local taxes affecting accommodation. We also used it as the starting point for local compliance research. |
| BPK Legal Portal (Perda Bandung 2/2025) | This provides verification that Bandung's local tax regulations were recently amended. | We used it to avoid giving outdated advice. We also used it to remind readers that local rules can change and should be verified before purchasing property. |
| AirDNA (Bandung Market Overview) | AirDNA is a widely used short-term rental data provider with transparent methodology and market metrics. | We used it for core STR performance estimates including ADR, occupancy, and monthly revenue. We then cross-checked these figures against BPS hotel data to ensure plausibility. |
| Airbtics (Bandung Revenue Data) | Airbtics provides detailed Airbnb analytics including revenue, occupancy, and listing counts. | We used it to supplement AirDNA data with alternative revenue estimates. We also used it to verify listing counts and seasonal patterns in the Bandung market. |
| AirROI (Bandung Market Report) | AirROI provides STR market analysis including property composition and guest demographics. | We used it to understand property type distribution and guest demographics in Bandung. We also used it to identify that 50% of guests are Gen Z and younger travelers. |
| Bank Indonesia (JISDOR FX Reference) | Bank Indonesia is the central bank and provides the official reference rate framework for currency exchange. | We used it to ensure consistent USD/IDR conversion throughout the article. We kept all currency math aligned with official BI reference rates for January 2026. |
| Pusat Data Kontan (BI Rate Table) | This republishes Bank Indonesia reference rates with clear date stamps for easy lookup. | We used it to quickly access BI-referenced exchange rates for our currency conversions. We treat BI as the source of truth and Kontan as a convenient dated table view. |
| Bank Indonesia (Property Price Survey) | Bank Indonesia publishes official quarterly surveys on residential property prices and market conditions. | We used it for macro context on residential prices and financing environment. We also used it to keep profitability expectations grounded in actual market conditions. |
| Airbnb (Regulations Hub) | This is the platform's official compliance guidance and entry point for understanding host obligations. | We used it as a practical checklist of what hosts are expected to consider. We always pair platform guidance with government sources for verification. |
| Indonesia Travel (Asia Africa Festival) | This is an official government tourism channel documenting major cultural events in Indonesia. | We used it to support our analysis of event-driven demand spikes in Bandung. We also used it to identify which neighborhoods benefit most from festival timing. |
| PLOS One (Spatial Analysis Research) | This peer-reviewed academic research analyzes Airbnb spatial patterns and revenue determinants in Indonesian cities. | We used it to understand what urban features correlate with Airbnb revenue in Bandung. We found that restaurants and hotels nearby boost revenue while shopping malls do not. |
| BPS (Property Price Index) | This is official national statistics on residential property prices with transparent methodology. | We used it alongside Bank Indonesia data for macro property market context. We also used it to support realistic expectations about property appreciation rates. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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