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In this article, we look at current housing prices in Bandung in 2026, using the latest data we could collect and check.
We constantly update this blog post so buyers can follow the Bandung residential property market with fresh numbers.
The goal is simple: help you understand what a normal home costs in Bandung, without complicated real estate language.
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
- The median housing price in Bandung in 2026 is about IDR 1.4 billion, which is a better guide than the average because luxury homes pull the average upward.
- A normal Bandung buyer should think in broad bands: IDR 600 million to IDR 6.5 billion covers most ordinary residential properties in the city.
- Bandung property listing prices are usually not final prices, and a serious buyer can often negotiate around 5% to 9% below the asking price.
- The average housing price in Bandung in 2026 is about IDR 2.3 billion, or roughly $127,000, but that number hides big neighborhood differences.
- Entry-level Bandung homes are still available below IDR 750 million, but buyers usually need to accept a smaller house, older construction, or a longer commute.
- Prime northern Bandung areas such as Dago, Setiabudi, Ciumbuleuit, and Cigadung remain the most expensive because good land is limited there.
- New cluster homes in Bandung usually cost 15% to 30% more than similar older resale homes because buyers pay for easier paperwork, security, and lower renovation risk.
- Bandung residential prices look stable in real terms in 2026 because nominal growth is only slightly above 2025 levels, while local inflation still matters.
- A $200,000 budget in Bandung in 2026 is strong enough for a good family home, but it does not usually buy a large prime house in Dago or Setiabudi.
What is the average housing price in Bandung in 2026?
The median housing price in Bandung in 2026 is more useful than the average because it shows what a typical buyer is more likely to pay, while the average is pushed up by large houses in Dago, Setiabudi, Ciumbuleuit, Cigadung, Batununggal, and premium estates.
We are writing this as of 2026, with the latest data collected from official sources, large property portals, new-project listings, and market references that we manually double checked.
As of June 2026, the median housing price in Bandung is about IDR 1.4 billion, which is about $77,000 or €67,000. The average housing price in the Bandung market in 2026 is about IDR 2.3 billion, which is about $127,000 or €110,000.
For around 80% of normal residential properties in the Bandung market in 2026, a realistic price range is about IDR 600 million to IDR 6.5 billion, or about $33,000 to $358,000, or about €29,000 to €311,000.
A realistic entry range in Bandung in 2026 is about IDR 450 million to IDR 750 million, or about $25,000 to $41,000, or about €22,000 to €36,000, for a small existing landed house of roughly 36 to 60 square meters in areas such as Ujung Berung, Cibaduyut, the Gedebage fringe, the Ciwastra fringe, or parts of Bandung Regency near the city edge.
A typical luxury property in Bandung in 2026 costs about IDR 6 billion to IDR 15 billion, or about $331,000 to $826,000, or about €287,000 to €718,000, for a large house or villa of roughly 250 to 500 square meters in Dago, Cigadung, Setiabudi, Ciumbuleuit, Kota Baru Parahyangan, or the upper-end stock in Podomoro Park and Summarecon Bandung.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Bandung.
Are Bandung property listing prices close to the actual sale price in 2026?
In Bandung in 2026, we estimate that actual sale prices are usually about 5% to 9% below listed prices, with a practical central estimate of about 7% below asking price.
This happens because many Bandung sellers leave room for negotiation, and some online listings stay visible even when the price is stale or optimistic. The gap is usually smaller for well-priced new launches or rare homes in Dago, Setiabudi, and Ciumbuleuit, but it can be larger for older houses that need renovation or listings that have been online for months.
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What is the price per sq m or per sq ft for properties in Bandung in 2026?
As of June 2026, the median housing price per square meter in Bandung is about IDR 17 million, or about $940, or about €813, which is about IDR 1.58 million per square foot, or about $87, or about €76. The average housing price per square meter in Bandung is about IDR 22 million, or about $1,210, or about €1,053, which is about IDR 2.04 million per square foot, or about $112, or about €98.
The highest price per square meter in Bandung in 2026 is usually found in small central apartments and prime northern Bandung houses, while the lowest price per square meter is usually found in larger older homes in outer areas because location and renovation risk matter a lot.
The highest price per square meter in Bandung in 2026 is usually in Dago, Setiabudi, Ciumbuleuit, Cigadung, Riau/Martadinata, Batununggal, and premium gated clusters, where prices often run from about IDR 24 million to IDR 45 million per square meter. The lowest range is usually in Ujung Berung, Cibaduyut, the Gedebage fringe, Cisaranten, the Arcamanik fringe, and parts of Ciwastra, where prices often run from about IDR 8 million to IDR 15 million per square meter.
How have property prices evolved in Bandung?
Compared with one year ago, Bandung residential property prices in 2026 are probably about 2% to 4% higher in nominal terms, with a central estimate of about 3%. This is a slow increase because Indonesia’s official residential price data shows limited growth, and Bandung buyers are still sensitive to mortgage costs and household budgets.
Compared with two years ago, Bandung housing prices in 2026 are probably about 5% to 8% higher in nominal terms. The increase is not dramatic because demand has stayed selective, and older resale homes outside the strongest neighborhoods have not risen as quickly as prime northern Bandung homes.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Indonesia.
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 Bandung.
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How do prices vary by housing type in Bandung in 2026?
In Bandung in 2026, we estimate that landed houses and townhouses make up about 60% of active residential supply, apartments about 20%, premium houses and villas about 8%, new township or cluster homes about 8%, and older compact homes needing renovation about 4%.
As of June 2026, a small apartment in Bandung averages around IDR 750 million, or about $41,000 and €36,000, while a mid-market apartment is closer to IDR 1.4 billion, or about $77,000 and €67,000. A standard landed house is around IDR 1.8 billion, or about $99,000 and €86,000, a new cluster or townhouse is around IDR 2.4 billion, or about $132,000 and €115,000, a large family house is around IDR 4.5 billion, or about $248,000 and €215,000, and a luxury house or villa is around IDR 9.5 billion, or about $523,000 and €455,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Bandung?
- How much should you pay for an apartment in Bandung?
How do property prices compare between existing and new homes in Bandung in 2026?
In Bandung in 2026, new homes usually cost about 15% to 30% more than similar existing homes, with a central estimate of about 22%.
This new-build premium exists because Bandung buyers often pay extra for gated clusters, cleaner paperwork, developer financing, security, shared facilities, and lower immediate renovation risk.
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How do property prices vary by neighborhood in Bandung in 2026?
Dago is one of the most expensive residential areas in Bandung in 2026, with villas, large houses, and premium apartments often ranging from about IDR 3.5 billion to IDR 12 billion, or about $193,000 to $661,000, or about €167,000 to €574,000. Buyers pay more in Dago because the area offers cooler air, a hillside lifestyle, cafes, universities, and a strong north Bandung address.
Ciumbuleuit is a popular Bandung area for students, academics, families, and expats, with apartments, townhouses, and family houses often ranging from about IDR 1.2 billion to IDR 6 billion, or about $66,000 to $331,000, or about €57,000 to €287,000. Prices are high because Ciumbuleuit sits close to Setiabudi and Dago while still offering many apartment and compact-house options.
Buah Batu is a more practical family and value area in Bandung in 2026, with homes often ranging from about IDR 900 million to IDR 3.5 billion, or about $50,000 to $193,000, or about €43,000 to €167,000. Buyers like Buah Batu because it offers more space for the money than north Bandung, while still giving access to daily services and major roads.
You will find a much more detailed analysis by areas in our property pack about Bandung. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Bandung area | Market label | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Dago | Luxury and lifestyle | IDR 3.5B-12B $193k-661k |
IDR 28M-45M $1,543-2,479 |
IDR 2.60M-4.18M $143-230 |
| Setiabudi | Expat and family | IDR 2.5B-9B $138k-496k |
IDR 24M-40M $1,322-2,204 |
IDR 2.23M-3.72M $123-205 |
| Ciumbuleuit | Student and expat | IDR 1.2B-6B $66k-331k |
IDR 22M-38M $1,212-2,094 |
IDR 2.04M-3.53M $112-194 |
| Cigadung | Hillside family | IDR 2B-8B $110k-441k |
IDR 20M-35M $1,102-1,928 |
IDR 1.86M-3.25M $103-179 |
| Riau / Martadinata | Central prestige | IDR 3B-10B $165k-551k |
IDR 25M-45M $1,377-2,479 |
IDR 2.32M-4.18M $128-230 |
| Batununggal | Established family | IDR 2.5B-7B $138k-386k |
IDR 19M-32M $1,047-1,763 |
IDR 1.77M-2.97M $97-164 |
| Buah Batu | Popular value | IDR 900M-3.5B $50k-193k |
IDR 13M-24M $716-1,322 |
IDR 1.21M-2.23M $67-123 |
| Antapani | Family commute | IDR 900M-3B $50k-165k |
IDR 12M-22M $661-1,212 |
IDR 1.11M-2.04M $61-112 |
| Arcamanik | East growth | IDR 800M-2.8B $44k-154k |
IDR 11M-20M $606-1,102 |
IDR 1.02M-1.86M $56-102 |
| Gedebage | Infrastructure growth | IDR 700M-2.5B $39k-138k |
IDR 10M-18M $551-992 |
IDR 929k-1.67M $51-92 |
| Cibaduyut | Budget local | IDR 600M-2B $33k-110k |
IDR 9M-16M $496-882 |
IDR 836k-1.49M $46-82 |
| Ujung Berung | Entry outer city | IDR 500M-1.8B $28k-99k |
IDR 8M-15M $441-826 |
IDR 743k-1.39M $41-77 |
How much more do you pay for properties in Bandung when you include renovation work, taxes, and fees?
In Bandung in 2026, buyers should usually budget about 7% to 14% extra on top of the agreed price for an existing residential property, and about 12% to 22% extra for some new-build purchases when VAT or larger fit-out costs apply.
If you buy a Bandung property for around $200,000 in 2026, that is about IDR 3.63 billion. With a typical extra-cost budget of about 9% to 12%, you may add roughly IDR 325 million to IDR 435 million, or about $18,000 to $24,000, bringing the total budget to around IDR 3.95 billion to IDR 4.07 billion.
If you buy a Bandung property for around $500,000 in 2026, that is about IDR 9.08 billion. With extra costs around 10% to 14%, you may add about IDR 910 million to IDR 1.27 billion, or about $50,000 to $70,000, so the total budget can reach about IDR 10 billion to IDR 10.35 billion.
If you buy a Bandung property for around $1,000,000 in 2026, that is about IDR 18.15 billion. With legal checks, taxes, possible renovation, and professional fees, an extra 10% to 15% means about IDR 1.82 billion to IDR 2.72 billion more, or about $100,000 to $150,000, for a total budget of roughly IDR 20 billion to IDR 20.87 billion.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Indonesia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bandung
| Extra expense | Type | Estimated cost range |
|---|---|---|
| BPHTB acquisition tax | Tax | Usually up to about 5% of the taxable acquisition value after the local non-taxable threshold. The exact amount depends on the declared value and local rules. Buyers should ask the notary or PPAT to calculate it before signing. |
| Notary / PPAT deed handling | Fees | Often around 0.5% to 1.5% of the property price. For a IDR 2 billion home, this can be around IDR 10 million to IDR 30 million, or about $550 to $1,650. The fee depends on the transaction and the legal work needed. |
| Land office and title registration | Fees | Often around IDR 2 million to IDR 15 million, or about $110 to $830. The cost can change if the title history is complex. Older houses may need more checks. |
| Stamp duty and document checks | Fees | Usually small compared with the home price, often below IDR 2 million, or about $110. This should still be checked because missing documents can delay a purchase. |
| Agent commission, if charged to the buyer | Fees | Often 0% to 2% of the property price, depending on the agreement. In many cases the seller pays the agent, but buyers should confirm this in writing. On a IDR 3 billion property, 2% would be IDR 60 million, or about $3,300. |
| Light renovation | Renovation | Often around IDR 1 million to IDR 3 million per square meter, or about $55 to $165 per square meter. This can cover painting, small repairs, basic kitchen work, and light bathroom updates. It is common for older Bandung resale homes. |
| Medium renovation | Renovation | Often around IDR 3 million to IDR 6 million per square meter, or about $165 to $331 per square meter. This can include flooring, plumbing, electrical updates, bathrooms, and layout improvements. Buyers should inspect the roof and drainage carefully in Bandung. |
| Heavy renovation | Renovation | Often around IDR 6 million to IDR 10 million or more per square meter, or about $331 to $551 or more per square meter. This applies when the structure, roof, wiring, bathrooms, and finishes need major work. A survey before purchase is important. |
| VAT on qualifying new property | Tax | VAT can be material when it applies and is not covered by incentives or developer promotions. The buyer should ask whether the listed price includes VAT. New-project buyers in Bandung should get the tax treatment in writing before paying a booking fee. |
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 Bandung in 2026 with different budgets?
With $100,000 in Bandung in 2026, or about IDR 1.82 billion, you can often buy a compact existing family house of 70 to 100 square meters in Antapani or Arcamanik, a new cluster house of 45 to 75 square meters in the Ciwastra or Gedebage fringe, or a 2-bedroom existing apartment of 50 to 80 square meters in Ciumbuleuit or Buah Batu.
With $200,000 in Bandung in 2026, or about IDR 3.63 billion, you can often buy a larger existing family house of 130 to 200 square meters in Buah Batu or near Batununggal, a premium townhouse of 90 to 140 square meters in Setiabudi fringe or Ciumbuleuit, or a new cluster house of 100 to 160 square meters in Podomoro Park, Summarecon Bandung, or the Gedebage area.
With $300,000 in Bandung in 2026, or about IDR 5.45 billion, you can often buy a large existing family house of 180 to 280 square meters in Batununggal or Buah Batu, a premium north Bandung house of 150 to 230 square meters in Cigadung or Ciumbuleuit, or a high-end new cluster home of 140 to 220 square meters in Podomoro Park or Summarecon Bandung.
With $500,000 in Bandung in 2026, or about IDR 9.08 billion, you can often buy a large premium house of 250 to 400 square meters in Dago or Setiabudi, a luxury family villa-style home of 250 to 450 square meters in Cigadung or Ciumbuleuit, or a premium gated-cluster house of 220 to 350 square meters in Kota Baru Parahyangan or upper-end township stock.
With $1,000,000 in Bandung in 2026, or about IDR 18.15 billion, you can target a trophy hillside house of 500 to 800 square meters in Dago or upper Cigadung, a large estate-style home of 500 to 900 square meters in Setiabudi or Ciumbuleuit, or a premium compound-style residence in north Bandung or Kota Baru Parahyangan.
With $2,000,000 in Bandung in 2026, or about IDR 36.3 billion, there is not a deep mass market, but you can look at a very large private estate in Dago or Setiabudi, a luxury villa compound in Cigadung or Ciumbuleuit, or a development-grade residential land plot with an existing house in prime north Bandung or a premium township.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Indonesia.
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 used | Why we trust it | How we used it |
|---|---|---|
| Bank Indonesia - Residential Property Price Survey Q1 2026 | Bank Indonesia is the country’s central bank, so this is the strongest official source for primary-market housing-price movement. | We used it to anchor the national direction of residential property prices in early 2026. We used its slow-growth signal to avoid overestimating Bandung’s one-year price increase. |
| Bank Indonesia - Q1 2026 news release | This release summarizes the same official survey in a shorter and easier format. | We used it to confirm that residential property price growth remained limited in Q1 2026. We also used it as a cross-check for the 0.62% year-on-year national figure. |
| BPS-Statistics Indonesia - Residential Property Price Index 2025 | BPS is Indonesia’s official statistics agency, and its RPPI publication explains the national residential price-index method. | We used it as official annual housing-price background for Indonesia. We used it to cross-check the broader picture of slow nominal housing-price growth. |
| BPS Bandung Municipality - Official inflation releases | This is the official local statistics office for Bandung, so it is the best source for local inflation data. | We used Bandung inflation to estimate real, inflation-adjusted housing-price movement. We used local inflation because it matters more to Bandung buyers than a national average alone. |
| Rumah123 - Bandung houses for sale | Rumah123 is one of Indonesia’s large property portals, with broad live inventory in Bandung. | We used it to observe current listing depth, asking-price bands, and the type of homes commonly advertised. We discounted listing prices because asking prices are not closed-sale prices. |
| 99.co Indonesia - Bandung houses for sale | 99.co is a major Indonesian property portal with many Bandung listings and area-level price signals. | We used it to cross-check entry prices and neighborhood price bands. We also used it to identify when low headline prices refer to smaller, older, peripheral, or subsidized stock. |
| Cariproperti - Bandung new residential projects | Cariproperti aggregates new residential projects with project-level prices, unit sizes, and locations. | We used it to estimate new-build premiums and new-project price bands. We used it to benchmark areas such as Podomoro Park, Summarecon Bandung, Batununggal, Dago, Ciwastra, and Padasuka. |
| Numbeo - Bandung property price per square meter | Numbeo is not official, but it gives a transparent city-level benchmark for apartment price per square meter. | We used it only as a secondary cross-check. We gave it lower weight because the Bandung sample is user-submitted and can be small. |
| Global Property Guide - Indonesia residential market analysis | Global Property Guide is an international property-market data publisher that tracks housing trends across many countries. | We used it to cross-check the broader Indonesia housing cycle. We used it for context, not as the main Bandung price source. |
| Exchange-rates.org - USD/IDR 2026 history | This source gives dated exchange-rate history, which helps convert rupiah property prices into dollars. | We used a working early-June 2026 rate of about IDR 18,150 per dollar. We rounded dollar conversions because property prices are estimates, not exact quotes. |
| Exchange-rates.org - EUR/IDR 2026 history | This source gives dated exchange-rate history for the euro against the rupiah. | We used a working early-June 2026 rate of about IDR 20,900 per euro. We rounded euro conversions so the article stays easy to read. |
| Pinhome - Indonesia Residential Market Report | Pinhome publishes residential market research based on Indonesian property-market activity. | We used it as a secondary market-context source for Indonesia’s residential demand and supply trends. We did not use it as the main Bandung price source because the article needed city-specific price estimates. |
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