As of June 2026, buying an apartment in Bandung is still cheaper than buying in Jakarta or Bali, but the Bandung apartment market is not simple: good deals exist, yet many cheap units sit in buildings with weak resale demand, high similar supply, or uneven maintenance.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so the Bandung apartment prices, taxes, and ownership costs stay as close as possible to the current 2026 market.
In June 2026, most foreign buyers looking at apartments in Bandung should think in simple terms: a usable studio is often around Rp 330 million, a normal one-bedroom around Rp 575 million, and a normal two-bedroom around Rp 900 million.
The real risk in Bandung is not only the purchase price, but also choosing the wrong building, especially in areas where many small investor units compete for the same tenants.
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 apartment prices in 2026 look affordable at first, but the best value is usually in buildings with strong occupancy, not simply in the cheapest listings.
- A realistic median apartment price in Bandung in June 2026 is around Rp 600 million, which is about $33,000 or €29,000 using mid-June exchange rates.
- Bandung’s apartment market is very split: Arcamanik and Soekarno-Hatta can be below Rp 11 million/m², while Hegarmanah can reach Rp 30 million/m².
- The new-build premium in Bandung is often 15% to 30%, but Indonesia’s 2026 VAT incentive can reduce the real gap for eligible apartment units.
- Foreign buyers should not assume local mortgage conditions apply to them, because many Bandung apartment purchases by foreigners still work better as cash deals.
- For a normal one-bedroom apartment in Bandung in 2026, a safe all-in budget is closer to Rp 650 million to Rp 800 million than the listing price alone.
- Asia Afrika can look attractive because it is central and affordable, but small-unit oversupply can make rent and resale weaker than expected.
- Ciumbuleuit, Dago, and Setiabudi are stronger for student and lifestyle demand, but buyers need to avoid paying a north Bandung premium for an average building.
- Monthly ownership costs in Bandung are usually manageable, but IPL, electricity, repairs, and internet can still add Rp 1.5 million to Rp 3 million per month.
- Bandung property tax is low compared with many foreign markets, but buyer-side acquisition costs can still add 6% to 10% to the apartment purchase price.
How much do apartments really cost in Bandung in 2026?
What's the average and median apartment price in Bandung in 2026?
As of June 2026, the estimated median apartment price in Bandung is about Rp 600 million, around $33,000 or €29,000, while the average apartment price in Bandung is closer to Rp 800 million, around $44,000 or €39,000.
Put another way, the average apartment price in Bandung in 2026 is usually around Rp 14.5 million/m², which is about $805/m² or €704/m², equal to roughly Rp 1.35 million/ft², or about $75/ft² and €65/ft².
For most standard apartments in Bandung in June 2026, a realistic price range is Rp 300 million to Rp 1.25 billion, or about $17,000 to $69,000 and €15,000 to €61,000, with cheaper compact units below that and premium north Bandung units above it.
Sources and methodology: we compared Rumah123 Bandung apartment listings, 99.co Bandung apartment complexes, and Bank Indonesia SHPR Q1 2026.
We used listings for local apartment depth, but we kept Bank Indonesia’s slow national price signal as a guardrail.
We converted prices using rounded June 2026 rates of Rp 18,000 per USD and Rp 20,600 per EUR.
How much is a studio apartment in Bandung in 2026?
As of June 2026, a typical studio apartment in Bandung costs about Rp 330 million, which is around $18,000 or €16,000.
Entry-level to mid-range studios in Bandung usually cost Rp 180 million to Rp 450 million, or about $10,000 to $25,000 and €9,000 to €22,000, while better or luxury studios in areas like Dago, Ciumbuleuit, Braga, Pajajaran, and Cicendo can reach Rp 600 million to Rp 900 million, or about $33,000 to $50,000 and €29,000 to €44,000.
Most studio apartments in Bandung are compact, usually around 20 m² to 30 m², which is one reason Bandung studio prices can look low even when the price per square meter is not especially cheap.
Sources and methodology: we checked Rumah123, 99.co apartment listings, and Lamudi Bandung apartment listings.
We focused on live studio-sized units and removed clear outliers from unusual listings.
We also used our own Bandung apartment checks to separate cheap small units from better-located studios.
How much is a one-bedroom apartment in Bandung in 2026?
As of June 2026, a typical one-bedroom apartment in Bandung costs about Rp 575 million, which is around $32,000 or €28,000.
Entry-level to mid-range one-bedroom apartments in Bandung usually cost Rp 300 million to Rp 750 million, or about $17,000 to $42,000 and €15,000 to €36,000, while high-end one-bedroom units in Cicendo, Pajajaran, Braga, Hegarmanah, Dago, and prime Ciumbuleuit can move from Rp 800 million to above Rp 1.3 billion, or about $44,000 to $72,000 and €39,000 to €63,000.
A normal one-bedroom apartment in Bandung is usually around 32 m² to 45 m², although some older or better-designed buildings feel more comfortable than newer small-format investor units.
Sources and methodology: we compared Rumah123, 99.co project inventory, and Rumah123 Bandung market trends.
We treated one-bedroom prices by neighborhood because Ciumbuleuit and Arcamanik do not behave like the same market.
We also used our internal checks to remove listings that were too old, duplicated, or not comparable.
How much is a two-bedroom apartment in Bandung in 2026?
As of June 2026, a typical two-bedroom apartment in Bandung costs about Rp 900 million, which is around $50,000 or €44,000.
Entry-level to mid-range two-bedroom apartments in Bandung usually cost Rp 450 million to Rp 1.25 billion, or about $25,000 to $69,000 and €22,000 to €61,000, while high-end two-bedroom units in Dago, Setiabudi, Hegarmanah, Cicendo, Pajajaran, and Braga can cost Rp 1.3 billion to Rp 2.5 billion, or about $72,000 to $139,000 and €63,000 to €121,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Bandung.
Sources and methodology: we used Rumah123 Bandung listings, 99.co sale listings, and Lamudi.
We gave more weight to units with clear size, bedroom count, and building name.
We then checked the result against our Bandung neighborhood price model.
How much is a three-bedroom apartment in Bandung in 2026?
As of June 2026, a typical three-bedroom apartment in Bandung costs about Rp 1.8 billion, which is around $100,000 or €87,000.
Entry-level to mid-range three-bedroom apartments in Bandung usually cost Rp 1.2 billion to Rp 2.8 billion, or about $67,000 to $156,000 and €58,000 to €136,000, while larger or luxury three-bedroom units in Hegarmanah, Dago, Setiabudi, Cicendo, Pajajaran, and Braga can reach Rp 3 billion to Rp 4 billion, or about $167,000 to $222,000 and €146,000 to €194,000.
Most three-bedroom apartments in Bandung are around 80 m² to 140 m², but buyers should be careful because the market is thinner and resale can take longer than for studios or one-bedroom units.
Sources and methodology: we checked Rumah123, 99.co, and Lamudi.
We separated true family-sized apartments from small two-bedroom units marketed as larger homes.
We also adjusted for the lower liquidity of large Bandung apartment units.
What's the price gap between new and resale apartments in Bandung in 2026?
As of June 2026, new-build apartments in Bandung are usually about 15% to 30% more expensive than comparable resale apartments, although the 2026 VAT incentive can reduce the real gap for eligible new units.
A realistic average price for new-build apartments in Bandung is about Rp 16 million to Rp 22 million/m², or around $890 to $1,220/m² and €780 to €1,070/m².
For resale apartments in Bandung, a realistic average is closer to Rp 12 million to Rp 16 million/m², or around $670 to $890/m² and €580 to €780/m², especially in older compact buildings with more negotiable sellers.
Sources and methodology: we compared PMK 90/2025, Rumah123, and 99.co building inventory.
We treated VAT treatment as a real buyer-cost factor, not only a tax note.
We still kept resale discounts visible because many Bandung resale sellers are more negotiable than developers.
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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 June 2026, a foreign buyer should budget roughly Rp 650 million to Rp 800 million all-in for a decent one-bedroom apartment in Bandung, which is about $36,000 to $44,000 or €32,000 to €39,000.
This all-in Bandung apartment budget usually includes the purchase price, BPHTB acquisition tax, notary or PPAT fees, title checks, legal review, translation help, admin costs, and possible bank costs if the purchase is financed.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Bandung property pack.
[VARIABLE WHAT-YOU-CAN-GET-BUDGET]Sources and methodology: we used Rumah123 prices, JDIH Bandung, and Ministry of Finance VAT rules.
We estimated all-in costs from real purchase categories, not only from listing prices.
We used a conservative foreign-buyer lens because financing and legal checks can be more complex.
What down payment is typical to buy in Bandung in 2026?
As of June 2026, a foreign buyer should expect a typical down payment of 40% to 50% for a Bandung apartment, so a Rp 700 million unit means about Rp 280 million to Rp 350 million, or $16,000 to $19,000 and €14,000 to €17,000.
For local Indonesian buyers, many banks may accept lower down payments around 20% to 30%, but foreigners should not assume the same Bandung mortgage access or loan-to-value terms.
To get safer mortgage terms in Bandung in 2026, a foreign buyer should plan for at least 50% equity, and should also be ready for a cash purchase if bank financing is not attractive.
[VARIABLE MORTGAGE]Sources and methodology: we used Bank Indonesia SHPR, Rumah123 mortgage-linked listings, and standard Indonesian bank practice.
We did not assume foreigners receive the same KPA terms as Indonesian buyers.
We made the estimate deliberately cautious because foreign-buyer financing can change by bank and profile.
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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 June 2026, apartment prices in Bandung vary from about Rp 7 million/m² to more than Rp 30 million/m², which is about $390 to $1,670/m² or €340 to €1,460/m².
The most affordable Bandung apartment neighborhoods are usually Arcamanik, Soekarno-Hatta, Cicadas, Cibeunying Kidul, Buah Batu, and parts of Lengkong, where typical prices are around Rp 7 million to Rp 12 million/m², or about $390 to $670/m² and €340 to €580/m².
The most expensive apartment neighborhoods in Bandung are usually Hegarmanah, Dago, Setiabudi, Cicendo, Pajajaran, and Braga, where typical prices are around Rp 18 million to Rp 30 million/m², or about $1,000 to $1,670/m² and €870 to €1,460/m².
[VARIABLE WHICH-AREA]Sources and methodology: we compared Rumah123 area listings, 99.co apartment complexes, and Rumah123 market trend data.
We gave more weight to neighborhoods with real apartment stock, not only houses.
We also checked whether each area has enough listings to make the estimate useful.
What neighborhoods are best for first-time buyers on a budget in Bandung in 2026?
As of June 2026, the best Bandung neighborhoods for first-time apartment buyers on a budget are usually Buah Batu, Soekarno-Hatta, and Arcamanik, with Cicadas and Cibeunying Kidul also worth checking carefully.
In these budget-friendly Bandung areas, standard apartment prices usually range from Rp 180 million to Rp 650 million, or about $10,000 to $36,000 and €9,000 to €32,000.
Buah Batu gives a more balanced local lifestyle, Soekarno-Hatta gives practical road access, and Arcamanik gives the lowest entry price for buyers who care more about budget than prestige.
The trade-off is that some cheaper Bandung apartment buildings have weaker resale liquidity, older common areas, or more similar small units competing for the same tenants.
Sources and methodology: we checked 99.co project inventory, Rumah123 listings, and Lamudi.
We looked for areas where prices are low but apartment supply is still real.
We also used our own neighborhood scoring to avoid recommending cheap areas with poor exit potential.
Which neighborhoods have the fastest-rising apartment prices in Bandung in 2026?
As of June 2026, the Bandung neighborhoods with the strongest apartment price momentum are likely Cicendo and Pajajaran, Pasteur, and Ciumbuleuit, because these areas mix transport access, student demand, and practical rental demand.
Based on listing movement and market signals, a realistic 2026 year-over-year increase for these stronger pockets is about 3% to 7%, which is higher than Bank Indonesia’s slower national primary-market signal.
The main growth driver in these Bandung neighborhoods is not speculation alone, but a mix of station access, toll access, university demand, hospital access, malls, and a limited number of better-managed buildings.
[VARIABLE PRICE-FORECASTS]Sources and methodology: we compared Bank Indonesia’s 0.62% Q1 2026 signal, Rumah123 market indicators, and 99.co project depth.
We treated fast-rising areas carefully because Bandung listing prices can move faster than completed sale prices.
We also separated price momentum from rental quality, because the two are not always the same.
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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?
For a typical Rp 700 million apartment purchase in Bandung in 2026, buyer closing costs are usually around Rp 55 million to Rp 70 million, or about $3,100 to $3,900 and €2,700 to €3,400.
The main buyer closing costs in Bandung are BPHTB acquisition tax, notary or PPAT fees, title checks, legal review, translation help, small admin fees, and possible bank fees if a mortgage is used.
The largest buyer closing cost in Bandung is usually BPHTB, because the tax is commonly calculated at 5% of the taxable acquisition value after the non-taxable threshold.
Some closing costs in Bandung can vary or be negotiated, especially notary fees, legal review, developer admin fees, and whether the seller or developer includes part of the tax burden in the headline price.
Sources and methodology: we used JDIH Bandung, PMK 90/2025, and standard Indonesian conveyancing practice.
We separated resale costs from developer sale costs because VAT changes the buyer math.
We used conservative buyer-side ranges because foreign buyers often need extra legal checks.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Bandung?
In Bandung in 2026, buyers should usually budget about 8% of the purchase price for closing costs on a resale apartment.
A realistic low-to-high range is about 6% to 10% for most standard Bandung apartment purchases, but new units without clear VAT relief can push the total closer to 12% to 18%.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Bandung.
Sources and methodology: we checked Ministry of Finance VAT rules, BPK regulation references, and Bandung legal documents.
We used 8% as a safe practical budget, not as a legal formula.
We recommend checking each deal because developer packages can hide or include different cost items.
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What are the ongoing monthly and yearly costs of an apartment in Bandung in 2026?
What are typical HOA fees in Bandung right now?
In Bandung, apartment HOA fees are usually called IPL, and a normal one-bedroom apartment owner should expect around Rp 600,000 per month, or about $33 and €29.
A realistic IPL range in Bandung is about Rp 250,000 to Rp 750,000 per month for many studios, Rp 450,000 to Rp 1.2 million for one-bedroom units, and Rp 750,000 to above Rp 2 million for larger or better buildings, equal to roughly $14 to $111 or €12 to €97.
Sources and methodology: we used Rumah123 apartment living-cost guidance, Bandung listing checks, and our own apartment cost model.
We adjusted the national cost guidance downward for many Bandung buildings.
We still kept a high range because premium and older underfunded buildings can cost more.
What utilities should I budget monthly in Bandung right now?
For a typical one-bedroom apartment in Bandung in 2026, a practical monthly utility budget is around Rp 1 million, or about $56 and €49, excluding IPL.
The realistic monthly utility range in Bandung is about Rp 400,000 to Rp 800,000 for a studio, Rp 600,000 to Rp 1.2 million for a one-bedroom, and Rp 900,000 to Rp 1.8 million for a two-bedroom, or roughly $22 to $100 and €19 to €87.
This Bandung apartment utility budget usually includes electricity, water, wastewater charges, internet, gas or electric cooking costs, and small building-admin charges.
Electricity is usually the most expensive utility for Bandung apartment owners, especially when air conditioning, water heaters, and non-subsidized power classes are used often.
Sources and methodology: we used PLN, Bandung Tirtawening water regulation references, and Rumah123 apartment cost guidance.
We used normal urban apartment usage, not a low-use holiday-home budget.
We also allowed for building markups on water and shared utility administration.
How much is property tax on apartments in Bandung?
For a normal Bandung apartment in 2026, annual property tax is usually around Rp 1.2 million, or about $67 and €58.
Bandung property tax, called PBB, is based on the taxable property value and local rules, so the final bill depends on the property’s official value rather than only the market price.
A realistic annual PBB range for apartments in Bandung is around Rp 300,000 to Rp 900,000 for budget units, Rp 900,000 to Rp 2.5 million for mid-market units, and Rp 2.5 million to Rp 8 million for premium units, or about $17 to $444 and €15 to €388.
[VARIABLE PROPERTY-TAXES-FEES]Sources and methodology: we used Bandung City’s 2026 PBB notice, JDIH Bandung, and local tax practice.
We separated the temporary 2026 discount from normal annual ownership cost.
We used conservative estimates because PBB depends on official assessed values.
What's the yearly building maintenance cost in Bandung?
For a normal one-bedroom apartment in Bandung in 2026, yearly unit-level maintenance should be budgeted at around Rp 4 million to Rp 8 million, or about $220 to $440 and €190 to €390.
The realistic yearly maintenance range in Bandung is around Rp 2 million to Rp 5 million for a studio, Rp 4 million to Rp 8 million for a one-bedroom, Rp 7 million to Rp 15 million for a two-bedroom, and more if the building is old or poorly managed.
These costs usually cover small repairs inside the unit, appliance replacement, air-conditioner servicing, plumbing issues, repainting, and occasional furniture or fixture replacement.
In Bandung apartments, common-area maintenance is usually included in IPL, but owners should still keep a separate repair reserve because IPL does not cover everything inside the private unit.
Sources and methodology: we used Rumah123 apartment cost guidance, listing checks, and our Bandung operating-cost assumptions.
We separated owner repairs from IPL because buyers often confuse the two.
We added a risk reserve for older investor-heavy buildings where collection quality may be weaker.
How much does home insurance cost in Bandung?
For a normal Bandung apartment in 2026, a practical annual home insurance budget is about Rp 1.5 million, or around $83 and €73.
A realistic insurance range is about Rp 500,000 to Rp 1.5 million per year for basic cover, Rp 1.5 million to Rp 4 million for better contents and liability cover, and Rp 4 million to Rp 8 million for larger or premium units.
Home insurance is usually optional for apartment owners in Bandung unless required by a lender, but it is still useful because water leaks, electrical issues, and contents damage are realistic everyday risks.
Sources and methodology: we used Indonesian insurance market benchmarks, Rumah123 cost guidance, and our own Bandung ownership-cost model.
We treated insurance as a practical risk-control cost, not only a legal requirement.
We kept the estimate modest because apartment insurance premiums in Bandung are usually not a major cost item.
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 we trust it | How we used it |
|---|---|---|
| Bank Indonesia, SHPR Q1 2026 | Bank Indonesia is the country’s central bank. | We used it to anchor the national residential price trend. We treated Bandung listing data as a local layer, not a replacement for official macro data. |
| Bank Indonesia, SHPR Q1 2026 report page | It gives the underlying official survey material. | We used it to cross-check the Q1 2026 residential price survey context. We used it mainly for price direction, not Bandung apartment prices alone. |
| BPS Kota Bandung, Kota Bandung Dalam Angka 2026 | BPS is Indonesia’s official statistics agency. | We used it for Bandung’s population, economy, and city context. We used it to avoid treating Bandung like a resort market or a capital-city market. |
| Rumah123 Bandung apartment listings | Rumah123 is a major Indonesian property portal. | We used it to read live apartment asking prices in Bandung. We discounted outliers, duplicated listings, and unclear listings. |
| Rumah123 Bandung market trend page | It gives current marketplace demand and supply signals. | We used it to understand buyer bargaining power in Bandung. We did not use it alone for final price estimates. |
| 99.co Bandung apartment complexes | 99.co shows project-level apartment inventory. | We used it to identify active Bandung apartment buildings. We also used it to confirm which neighborhoods have real apartment stock. |
| 99.co Bandung apartment sale listings | It adds another large listing base. | We used it to cross-check unit sizes, prices, and bedroom counts. We used it especially for one-bedroom and two-bedroom checks. |
| Lamudi Bandung apartment listings | Lamudi adds another live market sample. | We used it as a secondary listing check. We mainly used it to confirm price ranges and unusual unit examples. |
| MasukSini Bandung apartment listings | It provides another local listing snapshot. | We used it as a light cross-check for market stability. We did not rely on it as a primary source. |
| Numbeo Bandung property data | It is useful, but crowdsourced and weaker. | We used it only as a secondary affordability and rent cross-check. We discounted it because small samples can distort Bandung results. |
| JDIH Kementerian Keuangan, PMK 90/2025 | It is the official Ministry of Finance legal source. | We used it for the 2026 VAT incentive on houses and apartment units. We used it to separate eligible new units from resale units. |
| BPK regulation reference for PMK 90/2025 | BPK is an official Indonesian regulation archive. | We used it to cross-check the PMK 90/2025 legal reference. We used it as a secondary legal confirmation source. |
| JDIH Kota Bandung | It is Bandung’s official legal-document portal. | We used it for local tax and regulation context. We also used it to frame city-level ownership-cost checks. |
| Bandung City 2026 PBB incentive notice | It is the city government’s own public notice. | We used it for the 2026 PBB discount and penalty-relief context. We separated this temporary incentive from normal annual ownership costs. |
| Bandung Tirtawening water regulation reference | It records Bandung’s official water-service regulation. | We used it to ground water and wastewater cost assumptions. We then translated that into a practical apartment utility budget. |
| PLN official site | PLN is Indonesia’s state electricity utility. | We used PLN as the base for electricity-cost assumptions. We assumed typical non-subsidized apartment power use. |
| Rumah123 apartment living-cost guide | It explains common Indonesian apartment cost items. | We used it to benchmark IPL and operating-cost categories. We adjusted the ranges for Bandung instead of copying Jakarta costs. |
| Exchange-Rates.org USD to IDR 2026 data | It provides transparent exchange-rate history. | We used it to choose a rounded June 2026 USD conversion rate. We rounded the rate to keep the article easy to read. |
| European Central Bank EUR to IDR reference data | The ECB is an official euro reference source. | We used it to cross-check the June 2026 euro conversion. We rounded the EUR figures so readers can process the numbers quickly. |