Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
Bandung is not Jakarta, and that is exactly what makes it appealing for apartment buyers who want value without sacrificing lifestyle.
This guide breaks down real apartment prices in Bandung as of January 2026, covering everything from studio units to three-bedroom apartments, closing costs, ongoing expenses, and neighborhood price differences.
We constantly update this blog post so that the numbers stay fresh and reliable.
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 apartment price in Bandung in 2026 sits around IDR 1 billion (about USD 60,000), making it roughly 50% cheaper than comparable units in Jakarta.
- North Bandung neighborhoods like Dago, Ciumbuleuit, and Setiabudi command prices 30 to 50% higher than city averages due to mountain views and cooler temperatures.
- Buyer closing costs in Bandung typically add 5.5% to 9% on top of the purchase price, with BPHTB transfer tax being the largest expense at around 5%.
- Bank Indonesia extended the 0% down payment incentive through December 2026, though most banks still require 10% to 20% down in practice.
- The Jakarta-Bandung high-speed rail has created a new investment corridor, pushing prices up 8% to 12% annually in areas like Gedebage and Padalarang.
- Property tax (PBB-P2) in Bandung uses a tiered structure, with 0.1% for properties valued under IDR 1 billion and 0.2% above that threshold.
- HOA fees (called IPL) in Bandung apartments range from IDR 10,000 to 25,000 per square meter per month, meaning a 45 square meter unit costs IDR 450,000 to 1.1 million monthly.
- New apartments may qualify for VAT incentives in 2026 under PMK 90/2025, which can shrink the price gap between new builds and resale units significantly.
- Budget neighborhoods like Cicendo and Andir offer apartments at IDR 12 to 18 million per square meter, compared to IDR 25 to 35 million in premium Dago.
How much do apartments really cost in Bandung in 2026?
What's the average and median apartment price in Bandung in 2026?
As of January 2026, the median apartment price in Bandung is approximately IDR 1 billion (around USD 60,000 or EUR 51,000), while the average price sits slightly higher at about IDR 1.2 billion (USD 71,000 or EUR 61,000) due to premium units pulling up the figures.
The median price per square meter for apartments in Bandung is around IDR 22 million (USD 1,300 or EUR 1,120 per square meter), which translates to roughly IDR 2 million per square foot.
Most standard apartments in Bandung fall within a price range of IDR 500 million to IDR 2 billion (USD 30,000 to USD 120,000 or EUR 25,500 to EUR 102,000), though premium north Bandung properties can exceed this range significantly.
How much is a studio apartment in Bandung in 2026?
As of January 2026, the typical price for a studio apartment in Bandung ranges from IDR 500 million to IDR 800 million (USD 30,000 to USD 48,000 or EUR 25,500 to EUR 41,000) for a decent unit in a well-located building.
Entry-level to mid-range studio apartments in Bandung start around IDR 350 million to IDR 650 million (USD 21,000 to USD 39,000 or EUR 18,000 to EUR 33,000) in eastern or southern areas, while high-end studios in prime north Bandung locations like Dago or Ciumbuleuit can reach IDR 900 million to IDR 1.4 billion (USD 54,000 to USD 83,000 or EUR 46,000 to EUR 71,000).
Studio apartments in Bandung typically measure between 24 and 30 square meters, which is relatively compact but standard for the Indonesian market.
How much is a one-bedroom apartment in Bandung in 2026?
As of January 2026, the typical price for a one-bedroom apartment in Bandung falls between IDR 700 million and IDR 1 billion (USD 42,000 to USD 60,000 or EUR 36,000 to EUR 51,000) for a furnished or semi-furnished unit.
Entry-level to mid-range one-bedroom apartments in Bandung are priced from IDR 500 million to IDR 900 million (USD 30,000 to USD 54,000 or EUR 25,500 to EUR 46,000), while premium one-bedroom units in sought-after buildings can reach IDR 1.3 billion to IDR 1.8 billion (USD 77,000 to USD 107,000 or EUR 66,000 to EUR 92,000).
One-bedroom apartments in Bandung typically measure between 30 and 45 square meters, offering more livable space than studios while remaining affordable for young professionals and students.
How much is a two-bedroom apartment in Bandung in 2026?
As of January 2026, the typical price for a two-bedroom apartment in Bandung ranges from IDR 900 million to IDR 1.5 billion (USD 54,000 to USD 89,000 or EUR 46,000 to EUR 77,000) for a standard unit in a good location.
Entry-level to mid-range two-bedroom apartments in Bandung start around IDR 750 million to IDR 1.2 billion (USD 45,000 to USD 71,000 or EUR 38,000 to EUR 61,000), while high-end or luxury two-bedroom units in prime north Bandung areas can reach IDR 2 billion to IDR 3.5 billion (USD 119,000 to USD 208,000 or EUR 102,000 to EUR 179,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Bandung.
How much is a three-bedroom apartment in Bandung in 2026?
As of January 2026, the typical price for a three-bedroom apartment in Bandung ranges from IDR 1.8 billion to IDR 2.8 billion (USD 107,000 to USD 167,000 or EUR 92,000 to EUR 143,000) as this size category skews toward more upscale developments.
Entry-level to mid-range three-bedroom apartments in Bandung start around IDR 1.5 billion to IDR 2.2 billion (USD 89,000 to USD 131,000 or EUR 77,000 to EUR 112,000), while luxury three-bedroom units in premium buildings can reach IDR 3.5 billion to IDR 6 billion (USD 208,000 to USD 357,000 or EUR 179,000 to EUR 306,000).
Three-bedroom apartments in Bandung typically measure between 70 and 110 square meters, and these larger family-sized units are less common in the market, which contributes to their higher price positioning.
What's the price gap between new and resale apartments in Bandung in 2026?
As of January 2026, new-build apartments in Bandung typically carry a price premium of 5% to 15% over comparable resale units, mainly due to developer marketing costs, finishing packages, and the appeal of brand-new amenities.
The estimated average price per square meter for new-build apartments in Bandung is around IDR 24 million to IDR 28 million (USD 1,430 to USD 1,670 or EUR 1,220 to EUR 1,430 per square meter), depending on location and developer reputation.
Resale apartments in Bandung average around IDR 20 million to IDR 24 million per square meter (USD 1,190 to USD 1,430 or EUR 1,020 to EUR 1,220 per square meter), though this gap can narrow in 2026 because new units may qualify for VAT incentives under PMK 90/2025 that reduce the effective buyer cost.
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Can I afford to buy in Bandung in 2026?
What's the typical total budget (all-in) to buy an apartment in Bandung in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Bandung is around IDR 1.05 billion to IDR 1.3 billion (USD 63,000 to USD 77,000 or EUR 54,000 to EUR 66,000) for a property with a purchase price near the median of IDR 1 billion.
The all-in budget includes the purchase price plus BPHTB transfer tax (around 5%), notary and deed fees (0.5% to 1%), due diligence costs, and if using a mortgage, additional bank fees such as appraisal, administration, and insurance that can add another 1% to 3% of the loan amount.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Bandung property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Bandung.
What down payment is typical to buy in Bandung in 2026?
As of January 2026, the typical down payment required to buy an apartment in Bandung is around 15% of the purchase price, which amounts to approximately IDR 150 million (USD 8,900 or EUR 7,650) for a median-priced unit at IDR 1 billion.
The minimum down payment that most Indonesian banks require ranges from 10% to 20%, though Bank Indonesia has extended its 0% down payment policy for property loans through December 2026 for qualifying transactions.
To secure favorable mortgage terms with competitive interest rates (currently around 8% to 11% per year from major banks), a recommended down payment of 20% to 30% will give you stronger negotiating power and lower monthly installments.
You can also read our latest update about mortgage and interest rates in Indonesia.
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.
Which neighborhoods are cheapest or priciest in Bandung in 2026?
How much does the price per m² for apartments vary by neighborhood in Bandung in 2026?
As of January 2026, the price per square meter for apartments in Bandung ranges dramatically from about IDR 12 million to IDR 35 million (USD 710 to USD 2,080 or EUR 610 to EUR 1,790 per square meter), depending heavily on location and building quality.
The most affordable neighborhoods for apartments in Bandung include Gedebage, Rancasari, Cibiru, and parts of Cicendo and Andir, where prices typically range from IDR 12 million to IDR 18 million per square meter (USD 710 to USD 1,070 or EUR 610 to EUR 920 per square meter).
The most expensive neighborhoods for apartments in Bandung are Dago, Ciumbuleuit, and Setiabudi in the northern hills, where prices commonly reach IDR 25 million to IDR 35 million per square meter (USD 1,490 to USD 2,080 or EUR 1,280 to EUR 1,790 per square meter) due to scenic views, cooler climate, and prestigious addresses.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bandung.
What neighborhoods are best for first-time buyers on a budget in Bandung in 2026?
As of January 2026, the top three neighborhoods best suited for first-time buyers on a budget in Bandung are Cicendo, Andir, and Gedebage, which offer the best balance of affordability and city access.
Apartments in these budget-friendly Bandung neighborhoods typically range from IDR 400 million to IDR 900 million (USD 24,000 to USD 54,000 or EUR 20,400 to EUR 46,000), making ownership accessible for young professionals and first-time buyers.
These neighborhoods offer advantages like proximity to train stations and the airport corridor (Cicendo), established commercial areas (Andir), and new infrastructure development with growth potential (Gedebage).
The main drawback of buying in these budget-friendly areas is the lack of premium amenities and scenic views that north Bandung offers, plus some areas like Gedebage are still developing and may feel less established.
Which neighborhoods have the fastest-rising apartment prices in Bandung in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Bandung are Gedebage, the Pasteur-Pasir Kaliki corridor, and Dago, each benefiting from different growth drivers.
Year-over-year price increases in these fast-appreciating Bandung neighborhoods are estimated at 8% to 12% annually, outpacing the city average of 3% to 6% growth.
The main drivers behind rapid price growth are infrastructure development including the Jakarta-Bandung high-speed rail impact (Gedebage and Pasteur corridor), limited supply in premium locations (Dago), and growing demand from affluent buyers and investors seeking mountain-view properties.
You can also read our latest update about property price forecasts in Bandung.
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What extra costs will I pay on top of the apartment price in Bandung in 2026?
What are all the buyer closing costs when you buy an apartment in Bandung?
The estimated total buyer closing cost for a typical apartment purchase in Bandung ranges from IDR 55 million to IDR 90 million (USD 3,300 to USD 5,400 or EUR 2,800 to EUR 4,600) for a property priced at IDR 1 billion, depending on whether you use a mortgage.
The main categories of closing costs buyers must pay in Bandung include BPHTB (transfer tax), notary and PPAT deed fees, administrative charges, certificate verification costs, and if using a mortgage, bank appraisal, administration, and insurance fees.
The largest closing cost expense for buyers in Bandung is BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan), which is calculated at 5% of the property value minus the NPOPTKP non-taxable threshold set by local government.
Some closing costs in Bandung are negotiable, particularly notary fees which can vary between practitioners, and bank fees which may be reduced during promotional periods or for customers with existing relationships.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Bandung?
The estimated typical percentage of the purchase price that buyers should budget for closing costs in Bandung is around 6% to 7% for cash purchases, rising to 7% to 9% when using a mortgage (KPR).
The realistic low-to-high percentage range that covers most standard apartment transactions in Bandung is 5.5% to 9%, with the lower end applying to straightforward cash deals and the higher end covering mortgage purchases with full bank fees.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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.
What are the ongoing monthly and yearly costs of an apartment in Bandung in 2026?
What are typical HOA fees in Bandung right now?
The estimated typical monthly HOA fee (called IPL or Iuran Pengelolaan Lingkungan) for apartments in Bandung ranges from IDR 500,000 to IDR 1.2 million (USD 30 to USD 71 or EUR 26 to EUR 61) for a standard 45 square meter unit.
The realistic range of HOA fees in Bandung spans from IDR 10,000 to IDR 25,000 per square meter per month, with basic buildings at the lower end and luxury buildings with extensive facilities like pools, gyms, and 24-hour security at the higher end.
What utilities should I budget monthly in Bandung right now?
The estimated total monthly utility cost for a typical apartment in Bandung is around IDR 600,000 to IDR 1.5 million (USD 36 to USD 89 or EUR 31 to EUR 77), depending on usage patterns and apartment size.
The realistic range of monthly utility costs in Bandung varies from IDR 400,000 for a small studio with minimal air conditioning use to IDR 2 million or more for a larger unit with heavy electricity consumption (USD 24 to USD 119 or EUR 20 to EUR 102).
The typical monthly utility budget in Bandung includes electricity (the largest variable), piped water from PDAM Tirtawening, internet service, and sometimes gas for cooking.
Electricity tends to be the most expensive utility for apartment owners in Bandung, especially for those who use air conditioning frequently, with rates around IDR 1,444 per kWh for standard household tariffs according to PLN official tariffs.
How much is property tax on apartments in Bandung?
The estimated typical annual property tax (PBB-P2) for an apartment in Bandung ranges from IDR 500,000 to IDR 2 million (USD 30 to USD 119 or EUR 26 to EUR 102), depending on the property's assessed value (NJOP).
Property tax in Bandung is calculated using a tiered rate structure: 0.1% of NJOP for properties valued up to IDR 1 billion, and 0.2% for the portion of NJOP exceeding IDR 1 billion.
The realistic range of annual property tax in Bandung spans from about IDR 300,000 for a modest apartment valued at IDR 300 million to IDR 3 million or more for a premium unit valued at IDR 1.5 billion (USD 18 to USD 179 or EUR 15 to EUR 153).
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 the yearly building maintenance cost in Bandung?
The estimated typical yearly building maintenance cost for apartment owners in Bandung is around IDR 5 million to IDR 10 million (USD 300 to USD 595 or EUR 255 to EUR 510), representing roughly 0.5% to 1% of the property's building value.
The realistic range of yearly maintenance costs in Bandung varies from IDR 3 million for newer buildings requiring minimal upkeep to IDR 15 million or more for older buildings with aging systems (USD 179 to USD 893 or EUR 153 to EUR 765).
Building maintenance costs in Bandung typically cover interior unit upkeep such as air conditioning servicing, painting, minor repairs, appliance maintenance, and plumbing or electrical fixes.
In Bandung apartments, building maintenance costs are generally separate from HOA fees (IPL), which cover common area upkeep, while individual unit maintenance remains the owner's responsibility.
How much does home insurance cost in Bandung?
The estimated typical annual home insurance cost for an apartment in Bandung is around IDR 500,000 to IDR 1 million (USD 30 to USD 60 or EUR 26 to EUR 51) for standard fire and property coverage on a unit valued at IDR 600 million.
The realistic range of annual home insurance costs in Bandung spans from IDR 300,000 for basic coverage on a modest apartment to IDR 2 million or more for comprehensive coverage including flood, earthquake, and extended contents protection (USD 18 to USD 119 or EUR 15 to EUR 102).
Home insurance is optional for apartment owners in Bandung, though it is strongly recommended and often required by banks if you have a mortgage, and policies can be obtained from major insurers like ACA with transparent premium rate tables.
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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 RPPI Release | Indonesia's central bank publishing the official property price index. | We used it to validate that our price estimates align with official market trends. We also used it to ensure our 2026 assumptions remain realistic. |
| BPS Statistics Indonesia RPPI | Indonesia's official statistics agency responsible for national surveys. | We used it to explain what the RPPI measures and its limitations. We cross-checked our asking-price estimates against official trend data. |
| Bank Indonesia Exchange Rate | The central bank's official reference for USD/IDR rates. | We used it to provide accurate USD conversions for foreign readers. We applied early January 2026 rates of around IDR 16,800 per USD. |
| PLN Official Electricity Tariffs | PLN is Indonesia's state electricity utility setting regulated tariffs. | We used it to estimate realistic electricity costs for apartment budgets. We avoided unreliable cost-of-living blogs for this data. |
| Bandung JDIH Local Tax Regulations | Official legal documentation portal for Bandung's local regulations. | We used it as the source of truth for PBB-P2 and BPHTB tax frameworks. We anchored all local tax calculations to this legal basis. |
| DDTCNews Tax Rate Summary | Well-known Indonesian tax publisher that cites underlying regulations. | We used it to extract practical tax rates in plain language. We avoided misreading complex legal documents while staying accurate. |
| Law No. 1/2022 (HKPD) | National law setting the framework and limits for regional taxes. | We used it to confirm the maximum BPHTB rate allowed. We ensured our tax estimates don't exceed legal caps. |
| PwC Indonesia HKPD Overview | Major global firm providing professional tax interpretation. | We used it to sanity-check how regional tax governance works. We kept our tax explanations simple and accurate. |
| DJP Tax Authority Guidance | Official tax authority explaining transfer tax processes and legal basis. | We used it to confirm final income tax requirements before deed signing. We explained why notaries require tax proof. |
| Ministry of Finance PMK 90/2025 | Official legal text for the 2026 VAT incentive policy. | We used it to explain when new apartments may have reduced VAT burden. We clarified why new versus resale pricing can differ. |
| Bandung JDIH Water Tariff Decree | Official decree setting local piped water tariffs from PDAM Tirtawening. | We used it to justify that water costs are regulated locally. We framed a realistic monthly utility budget for apartments. |
| ACA Insurance Premium Rates | Major Indonesian insurer publishing explicit premium rates and coverage. | We used it to give concrete, verifiable insurance cost estimates. We showed how adding riders changes the premium. |
| Rumah123 Bandung Listings | Large established marketplace with thousands of verifiable listings. | We used it to estimate real-world asking prices by size and location. We treated these as asking prices, not transaction prices. |
| 99.co Bandung Apartments | Major portal with frequent listing updates and visible unit specs. | We used it to cross-check typical price bands and identify outliers. We validated neighborhood price differences. |
| Lamudi Bandung Apartments | Established portal showing areas, districts, and many comparable listings. | We used it to gather concrete neighborhood names and unit types. We triangulated price-per-square-meter ranges across portals. |
| FazWaz Bandung Condos | Property platform providing median price benchmarks and market data. | We used it to establish median price and price-per-square-meter estimates. We compared their data against other portal listings. |
| Bank Indonesia Macroprudential Policy | Central bank announcements on LTV/FTV ratios and down payment policies. | We used it to explain the 0% down payment policy extended through 2026. We clarified the gap between policy and bank practice. |
| Trading Economics USD/IDR | Reliable financial data platform tracking currency exchange rates. | We used it to verify current exchange rates for January 2026. We applied rates of approximately IDR 16,800 per USD. |
| Dot Property Bandung | Regional property portal covering Southeast Asia with detailed listings. | We used it to verify premium apartment pricing and unit specifications. We cross-referenced median list price data. |
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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