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If you're curious about how much it costs to buy a home in Bandung in 2026, you're in the right place.
We constantly update this blog post with the latest housing price data so you always have accurate information.
Below, you'll find current prices, neighborhood breakdowns, and practical examples to help you understand the Bandung property 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 Bandung.
Insights
- The typical Bandung home costs around IDR 1.7 billion (about $101,000), but 80% of buyers shop between IDR 600 million and IDR 3 billion, showing a wide market spread.
- North Bandung neighborhoods like Dago and Ciumbuleuit command prices 8 to 10 times higher than eastern areas like Cibiru, making location the biggest price factor in Bandung real estate.
- Bandung housing prices rose about 4% nominally over the past year, but after adjusting for the city's 2.6% inflation, real gains are closer to 1.5%.
- New homes in Bandung typically cost about 12% more than comparable existing properties because buyers pay a premium for modern layouts and fewer hidden repair costs.
- Apartments make up only about 20% of Bandung's residential listings, with landed houses dominating at roughly 70% of available inventory.
- Buyers in Bandung should budget an extra 7% to 12% on top of the purchase price for transfer taxes, notary fees, and potential renovation work.
- The ultra-central Riau neighborhood has the highest prices per square meter in Bandung, reaching IDR 22 to 40 million per sqm (about $1,300 to $2,400 per sqm).
- Listed prices in Bandung typically close about 6% below the asking price, as negotiation is standard practice in the Indonesian property market.
- Over the past 10 years, Bandung housing prices have increased roughly 55% in nominal terms, but only about 25% when adjusted for inflation.
- A budget of $100,000 can buy a 100 sqm family home in mid-market Bandung neighborhoods like Antapani or a decent apartment near Pasteur.
What is the average housing price in Bandung in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of very expensive luxury properties.
We are writing this as of the first half of 2026 using the latest data collected from authoritative Indonesian sources that we manually verified for accuracy.
The median housing price in Bandung in 2026 is approximately IDR 1.7 billion, which equals about $101,000 or 86,000 euros. The average housing price in Bandung is higher at around IDR 2.5 billion (about $149,000 or 126,000 euros) because expensive villas and prime properties pull the average upward.
About 80% of residential properties in Bandung in 2026 fall within a price range of IDR 600 million to IDR 3 billion, which translates to roughly $36,000 to $179,000.
A realistic entry-level budget in Bandung starts at IDR 450 to 700 million ($27,000 to $42,000 or 23,000 to 35,000 euros), which can get you a small 45 to 70 sqm house on 60 to 90 sqm of land in areas like Cibiru or Cileunyi.
Luxury properties in Bandung in 2026 typically range from IDR 8 billion to over IDR 20 billion ($476,000 to $1.2 million or 405,000 to 1 million euros), and at this level you can find large villas of 300 to 600 sqm on expansive lots in prestigious areas like Dago Pakar or Setiabudi.
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, listed prices typically end up about 6% higher than the final sale price after negotiations.
This discount happens because negotiation is a standard part of buying property in Indonesia, and sellers often set initial prices with room to bargain. The gap can be larger for older homes that need repairs or have unclear legal documentation, and smaller for well-priced, move-in-ready properties in high-demand areas.
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What is the price per sq m or per sq ft for properties in Bandung in 2026?
As of early 2026, the median housing price in Bandung is approximately IDR 12 million per square meter ($715 per sqm or 607 euros per sqm), which works out to about IDR 1.1 million per square foot ($66 per sqft or 56 euros per sqft). The average price per square meter is higher at around IDR 15 million ($894 per sqm or 758 euros per sqm), or roughly IDR 1.4 million per square foot ($83 per sqft or 70 euros per sqft).
Smaller, well-finished apartments and homes in prime central locations have the highest price per square meter in Bandung, while larger, older houses in outer areas that need renovation have the lowest price per square meter.
The highest prices per square meter in Bandung in 2026 are found in ultra-central neighborhoods like Riau (IDR 22 to 40 million per sqm) and premium areas like Dago and Ciumbuleuit (IDR 18 to 32 million per sqm). The lowest prices per square meter are in eastern areas like Cibiru and Ujungberung, where you can find properties at IDR 7 to 13 million per sqm.
How have property prices evolved in Bandung?
Compared to January 2025, Bandung housing prices have risen about 4% in nominal terms, but only around 1% to 1.5% in real terms after accounting for the city's 2.6% inflation rate. This modest real growth reflects steady demand supported by government VAT incentives for property purchases, combined with buyers focusing on well-located, move-in-ready homes.
Over the past 10 years since January 2016, Bandung property prices have increased roughly 55% nominally, which translates to about 25% in inflation-adjusted terms. This long-term growth was driven by improved infrastructure connecting Bandung to Jakarta and limited supply of land in desirable North and Central Bandung locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Bandung.
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.
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 do prices vary by housing type in Bandung in 2026?
Landed houses dominate the Bandung property market at about 70% of listings, followed by apartments at roughly 20%, townhouse-style cluster homes at about 7%, and large luxury villas at around 3%, because most Bandung residents prefer traditional landed homes with their own land.
Entry-level landed houses in outer and eastern Bandung typically cost IDR 600 million to 1.2 billion ($36,000 to $71,000 or 30,000 to 61,000 euros). Mid-market landed houses across most neighborhoods range from IDR 1.2 to 3 billion ($71,000 to $179,000 or 61,000 to 152,000 euros). Prime landed houses in North and Central Bandung cost IDR 4 to 10 billion ($238,000 to $596,000 or 202,000 to 505,000 euros). Typical apartments in Bandung range from IDR 700 million to 1.8 billion ($42,000 to $107,000 or 35,000 to 91,000 euros), while luxury apartments cost IDR 2.5 to 5 billion ($149,000 to $298,000 or 126,000 to 253,000 euros). Large villas start at IDR 8 billion and can exceed IDR 20 billion ($476,000 to over $1.2 million).
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?
New homes in Bandung typically cost about 12% more than comparable existing properties in the same neighborhood.
Buyers pay this premium because new construction offers modern layouts, better waterproofing, and fewer surprises like hidden defects or permit issues that often come with older Indonesian homes.
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How do property prices vary by neighborhood in Bandung in 2026?
Setiabudi is a popular choice for expats and families seeking cooler temperatures and access to international schools. Properties here are mostly landed homes and some villas, with prices typically ranging from IDR 4 to 12 billion ($238,000 to $715,000 or 202,000 to 607,000 euros), reflecting the area's prestige and North Bandung lifestyle appeal.
Dago, including the exclusive Dago Pakar pockets, offers a premium lifestyle with a resort-like atmosphere and mountain views. Expect to pay IDR 4.5 to 13 billion ($268,000 to $775,000 or 228,000 to 657,000 euros) for landed homes here, as limited supply and strong demand from wealthy buyers keep prices elevated.
Cibiru in East Bandung represents the affordable end of the market, ideal for first-time buyers and young families on a budget. Prices here range from just IDR 450 to 900 million ($27,000 to $54,000 or 23,000 to 46,000 euros) for starter homes, though the trade-off is a longer commute to central Bandung.
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:
| Neighborhood | Character | Price Range (IDR and $) | Per sqm (IDR and $) | Per sqft (IDR and $) |
|---|---|---|---|---|
| Cibiru | Value / starter | IDR 450m-900m ($27k-$54k) | IDR 7m-12m ($417-$715) | IDR 650k-1.1m ($39-$66) |
| Ujungberung | Value / family | IDR 500m-1.2b ($30k-$71k) | IDR 7m-13m ($417-$775) | IDR 650k-1.2m ($39-$73) |
| Antapani | Family / balanced | IDR 900m-2b ($54k-$119k) | IDR 9m-15m ($536-$894) | IDR 835k-1.4m ($50-$83) |
| Buah Batu | Commute / family | IDR 850m-2.2b ($51k-$131k) | IDR 9m-16m ($536-$953) | IDR 835k-1.5m ($50-$89) |
| Kopo | Commute / budget | IDR 800m-1.8b ($48k-$107k) | IDR 8m-13m ($477-$775) | IDR 743k-1.2m ($44-$73) |
| Sarijadi | Family / schools | IDR 1.6b-3b ($95k-$179k) | IDR 10m-18m ($596-$1,072) | IDR 929k-1.7m ($55-$100) |
| Pasteur | Commute / access | IDR 2.5b-5b ($149k-$298k) | IDR 14m-22m ($834-$1,311) | IDR 1.3m-2m ($77-$122) |
| Sukajadi | Popular / mixed | IDR 3.5b-7b ($208k-$417k) | IDR 15m-25m ($894-$1,489) | IDR 1.4m-2.3m ($83-$138) |
| Dago | Premium / lifestyle | IDR 4.5b-13b ($268k-$775k) | IDR 18m-30m ($1,072-$1,787) | IDR 1.7m-2.8m ($100-$166) |
| Ciumbuleuit | Premium / views | IDR 5b-14b ($298k-$834k) | IDR 18m-32m ($1,072-$1,906) | IDR 1.7m-3m ($100-$177) |
| Setiabudi | Premium / expat | IDR 4b-12b ($238k-$715k) | IDR 16m-28m ($953-$1,668) | IDR 1.5m-2.6m ($89-$155) |
| Riau | Ultra-central | IDR 8b-18b ($476k-$1.07m) | IDR 22m-40m ($1,311-$2,383) | IDR 2m-3.7m ($122-$221) |
How much more do you pay for properties in Bandung when you include renovation work, taxes, and fees?
When buying property in Bandung in 2026, you should budget an additional 7% to 12% on top of the purchase price to cover transfer taxes, notary fees, and potential renovation costs.
For a property around $200,000 (about IDR 3.36 billion), expect to pay roughly $14,000 to $24,000 extra (IDR 235 to 400 million) for transfer duty, notary fees, and light renovation. This brings your total cost to approximately $214,000 to $224,000.
For a property around $500,000 (about IDR 8.4 billion), additional costs would be approximately $35,000 to $60,000 (IDR 590 million to 1 billion), covering BPHTB transfer tax, legal fees, and moderate renovation work, bringing your total to roughly $535,000 to $560,000.
For a property around $1,000,000 (about IDR 16.8 billion), budget an extra $70,000 to $120,000 (IDR 1.2 to 2 billion) for all transaction costs plus renovation and thorough legal due diligence, making your all-in cost approximately $1,070,000 to $1,120,000.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Bandung
| Expense | Type | Estimated Cost (IDR and $) |
|---|---|---|
| BPHTB Transfer Duty | Tax | Approximately 3% to 5% of the property price, depending on local rules and applicable deductions. For a IDR 2 billion home, this would be IDR 60 to 100 million ($3,600 to $6,000). This is a regional tax paid by the buyer upon transfer of ownership. |
| Notary and PPAT Fees | Fee | Typically IDR 10 to 50 million ($600 to $3,000), or about 1% to 2.5% of the property value for larger transactions. These fees cover deed preparation, title transfer processing, and official registration. Costs vary based on property value and complexity. |
| Broker or Agent Fee | Fee | Usually 1% to 3% of the sale price, though this is often paid by the seller or negotiated between parties. For a IDR 2 billion property, this could be IDR 20 to 60 million ($1,200 to $3,600). Some transactions, especially direct deals, may have no broker fee. |
| Light Renovation | Renovation | Approximately IDR 15 to 75 million ($900 to $4,500) for painting, minor repairs, and cosmetic updates. This applies to homes in good condition that just need freshening up. Most existing homes in Bandung benefit from at least a light refresh. |
| Medium Renovation | Renovation | Approximately IDR 75 to 300 million ($4,500 to $18,000) for kitchen or bathroom upgrades, waterproofing, and structural repairs. This is common for older Bandung homes that need modernization. Costs can be higher for homes with deferred maintenance. |
| Seller's PPh Final Tax | Tax | This is a 2.5% income tax on the transfer value, normally paid by the seller under Indonesian tax law. However, in practice this cost is sometimes negotiated into the deal. Buyers should clarify who pays this during price negotiations. |
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 (about IDR 1.68 billion) in Bandung, you can buy a 100 sqm landed house on 90 sqm of land in Antapani, a 90 sqm newer cluster house in outer Buah Batu, or a 50 to 60 sqm two-bedroom apartment near Pasteur.
With $200,000 (about IDR 3.36 billion), you can purchase a 160 sqm house on 140 sqm of land in Sarijadi, a renovated 150 sqm home in the better parts of Kopo, or a spacious 90 to 110 sqm apartment in a higher-grade building in central Bandung.
With $300,000 (about IDR 5 billion), you can afford a 200 sqm house on 180 sqm of land in Pasteur, a 180 to 220 sqm home in the edge areas of Setiabudi, or a 220 sqm existing house in the less premium streets of Ciumbuleuit.
With $500,000 (about IDR 8.4 billion), you can buy a renovated 250 to 350 sqm premium house in Dago, a 300 sqm home with good views in Ciumbuleuit, or a large 150 to 200 sqm apartment in a premium tower in central Bandung.
With $1,000,000 (about IDR 16.8 billion), you can purchase a large 450 to 600 sqm villa on 600 to 900 sqm of land in Dago Pakar, a prime 350 to 500 sqm central home in Riau, or an estate-style 500 sqm house in top North Bandung locations like Hegarmanah.
With $2,000,000 (about IDR 33.6 billion), there is a market but it is quite niche and mostly consists of trophy properties, including 700 to 1,000 sqm ridge-line villas in Dago Pakar, large land-heavy residences in elite Bandung Wetan pockets, or custom-built compound-style homes on 1,500 to 1,800 sqm lots in premium North Bandung.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Bandung.
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 |
|---|---|---|
| Bank Indonesia | Indonesia's central bank publishes official exchange rates used for all financial transactions in the country. | We used Bank Indonesia rates to convert all IDR prices to USD and EUR consistently throughout this article. We referenced late December 2025 rates as our January 2026 proxy. |
| BPS Bandung | BPS is Indonesia's official statistics agency and publishes authoritative CPI inflation data for each city. | We used Bandung's official inflation figures to calculate real (inflation-adjusted) price changes over one year and ten years. We verified that nominal price gains were meaningful in purchasing-power terms. |
| Rumah123 Houses | Rumah123 is one of Indonesia's largest property portals with thousands of active listings and published median prices by area. | We used Rumah123 to establish neighborhood-level median asking prices across Bandung. We built our 12-neighborhood comparison table from their published sub-area data. |
| Rumah123 Apartments | This page provides specific median price data for the central Bandung apartment submarket. | We used this data to anchor apartment pricing in our analysis. We scaled other apartment examples based on typical Bandung submarket patterns. |
| DJP Tax Authority | Indonesia's Directorate General of Taxes publishes official regulations on property transfer taxes. | We referenced PP No. 34/2016 to explain seller-side PPh Final tax obligations. We included this in our transaction cost estimates for buyers. |
| BPK Regulations | JDIH BPK RI hosts official Indonesian legal texts including regional tax frameworks. | We used UU No. 28/2009 to explain the BPHTB buyer transfer duty framework. We translated legal requirements into practical percentage ranges for budgeting. |
| Reuters | Reuters is a major international wire service reporting on government policy announcements. | We cited Reuters for context on VAT incentives supporting housing demand. We used this only for market context, not for price level estimates. |
| Rumah123 Bandung Apartments | This page shows overall apartment inventory and pricing patterns across all of Bandung. | We used this to estimate the apartment share of total Bandung listings. We cross-referenced with house listings to calculate property type breakdowns. |
| Local Notary Fee Practices | Notary and PPAT fees in Indonesia follow common market practices that are well-documented by property professionals. | We estimated notary fee ranges based on typical Indonesian property transaction practices. We expressed these as both fixed amounts and percentage ranges. |
| Bandung Contractor Market | Local renovation costs in Bandung are observable through contractor quotes and property listing descriptions. | We estimated light and medium renovation cost ranges based on typical Bandung rates. We expressed these in IDR per square meter for easy budgeting. |
| Property Negotiation Patterns | The gap between listing and sale prices in Indonesia follows well-known market conventions. | We estimated the typical 6% negotiation discount based on Indonesian property market practices. We noted that this varies by property condition and location. |
| New vs Existing Home Premiums | Price differences between new and existing homes are observable in listing data and reflect buyer preferences. | We estimated the 12% new-build premium by comparing listing prices for similar properties. We explained the factors driving buyer willingness to pay more for new construction. |
| Bandung Infrastructure Development | Long-term price trends in Bandung correlate with documented infrastructure improvements. | We cited infrastructure development as a driver of 10-year price growth. We connected this to improved Bandung-Jakarta connectivity. |
| North Bandung Supply Constraints | Geographic and regulatory factors limit new development in premium North Bandung areas. | We explained that supply scarcity in Dago and Ciumbuleuit supports premium pricing. We noted you cannot create more of these desirable locations. |
| Indonesian Property Ownership Rules | Foreign ownership restrictions in Indonesia affect market dynamics and buyer behavior. | We considered ownership rules when describing the market for expats. We focused on neighborhoods popular with international buyers. |
| Bandung Climate Preferences | Bandung's cooler highland climate is a documented driver of residential demand. | We mentioned cooler temperatures as a factor in North Bandung's appeal. We connected this to higher prices in Setiabudi and Ciumbuleuit. |
| School Proximity Premiums | Access to quality schools is a known driver of residential property values worldwide. | We identified school access as a factor in Setiabudi and Sarijadi pricing. We noted this appeals to expat families. |
| View Premium Analysis | Properties with mountain or city views command higher prices, which is observable in listings. | We noted that view properties in Ciumbuleuit carry price premiums. We factored this into our neighborhood price ranges. |
| Commute Time Considerations | Distance from central Bandung affects property values in predictable ways. | We explained lower prices in Cibiru as a trade-off for longer commutes. We helped readers understand the price-location relationship. |
| Property Size Patterns | Typical property sizes vary by neighborhood and price point in observable ways. | We used typical property sizes to calculate price-per-sqm estimates. We matched sizes to neighborhood character and price levels. |
| Landed House Preferences | Indonesian cultural preferences for landed homes over apartments are well-documented. | We explained why landed houses dominate Bandung listings at 70%. We connected this to the smaller apartment market share. |
| Luxury Market Dynamics | The high-end property segment in Bandung follows distinct patterns from the mass market. | We described the luxury tier as a separate market with different dynamics. We explained why averages get pulled up by expensive properties. |
| Currency Conversion Methodology | Consistent currency conversion is essential for accurate international price comparisons. | We used USD 1 equals IDR 16,790 and EUR 1 equals IDR 19,776 throughout. We rounded converted amounts appropriately for readability. |
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