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This is a complete guide to house prices in Bandung in 2026, written specifically for foreigners thinking about buying property there.
We cover everything from median prices and neighborhood breakdowns to closing costs and hidden fees, so you can make an informed decision.
We constantly update this blog post to reflect the latest market data and trends.
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.
How much do houses cost in Bandung as of 2026?
What's the median and average house price in Bandung as of 2026?
As of early 2026, the median house price in Bandung is around IDR 1.8 billion, which works out to roughly USD 108,000 or EUR 92,000.
The average house price in Bandung sits higher at approximately IDR 2.7 billion (USD 162,000 or EUR 138,000), and about 80% of houses on the market fall between IDR 900 million and IDR 4.5 billion (USD 54,000 to 270,000 or EUR 46,000 to 230,000).
This gap between the median and average tells you something important about Bandung's housing market: luxury properties in areas like Dago and Ciumbuleuit pull the average up significantly, while most buyers actually purchase homes closer to the median price.
At the median price of IDR 1.8 billion in Bandung, you can realistically expect a 3-bedroom house on a modest plot of around 100 to 150 square meters in a middle-class neighborhood like Buah Batu, Arcamanik, or parts of Bandung Timur.
What's the cheapest livable house budget in Bandung as of 2026?
As of early 2026, the minimum budget for a livable house in Bandung is around IDR 350 to 600 million (USD 21,000 to 36,000 or EUR 18,000 to 31,000).
"Livable" at this price point in Bandung means a basic but functional 2-bedroom home with simple finishes, a small yard, and no major structural issues, though you should expect older construction and fewer modern conveniences.
These cheapest livable houses in Bandung are typically found in outer districts like Cibiru, Ujungberung, Baleendah, Cileunyi, and Rancasari, where land is more affordable and commute times to the city center are longer.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Bandung here.
How much do 2 and 3-bedroom houses cost in Bandung as of 2026?
As of early 2026, a typical 2-bedroom house in Bandung costs around IDR 1.1 billion (USD 66,000 or EUR 56,000), while 3-bedroom houses average around IDR 1.7 billion (USD 102,000 or EUR 87,000).
The realistic price range for a 2-bedroom house in Bandung spans from IDR 700 million to IDR 1.6 billion (USD 42,000 to 96,000 or EUR 36,000 to 82,000), depending heavily on location and the age of the property.
For a 3-bedroom house in Bandung, expect to pay anywhere from IDR 1 billion to IDR 2.4 billion (USD 60,000 to 144,000 or EUR 51,000 to 123,000), with newer developments and better locations commanding the higher end.
The price premium when upgrading from a 2-bedroom to a 3-bedroom house in Bandung is typically 40% to 60%, which reflects the added land, extra construction, and the fact that 3-bedroom homes are more in demand from families.
How much do 4-bedroom houses cost in Bandung as of 2026?
As of early 2026, a typical 4-bedroom house in Bandung costs between IDR 1.8 billion and IDR 4.5 billion (USD 108,000 to 270,000 or EUR 92,000 to 230,000).
For a 5-bedroom house in Bandung, the realistic price range is IDR 3 billion to IDR 8 billion (USD 180,000 to 480,000 or EUR 154,000 to 410,000), as these larger homes often come with significant land and premium locations.
6-bedroom houses in Bandung typically range from IDR 4 billion to IDR 12 billion (USD 240,000 to 720,000 or EUR 205,000 to 615,000), and at this size you are usually paying for North Bandung prestige locations like Dago Atas or Ciumbuleuit, not just extra rooms.
Please note that we give much more detailed data in our pack about the property market in Bandung.
How much do new-build houses cost in Bandung as of 2026?
As of early 2026, new-build houses in Bandung typically cost between IDR 1 billion and IDR 3.5 billion (USD 60,000 to 210,000 or EUR 51,000 to 179,000) for mass-market to upper-middle segments.
New-build houses in Bandung carry a premium of around 10% to 20% compared to similar older resale homes in the same area, which reflects better finishes, modern layouts, and often easier financing through developer partnerships with banks.
How much do houses with land cost in Bandung as of 2026?
As of early 2026, houses with meaningful land (at least 200 square meters of land) in Bandung typically cost between IDR 3 billion and IDR 12 billion (USD 180,000 to 720,000 or EUR 154,000 to 615,000).
In Bandung, a "house with land" usually means a property with at least 200 square meters of land, giving you a real garden or compound feel rather than just a small courtyard typical of cluster housing.
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Where are houses cheapest and most expensive in Bandung as of 2026?
Which neighborhoods have the lowest house prices in Bandung as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Bandung include Cibiru, Ujungberung, Rancasari, Baleendah, Cileunyi, Bojongsoang, and Cibeunying Kidul.
In these affordable Bandung neighborhoods, typical house prices range from IDR 500 million to IDR 1.5 billion (USD 30,000 to 90,000 or EUR 26,000 to 77,000), making them accessible for first-time buyers and those relocating from more expensive cities.
These neighborhoods have lower prices primarily because they sit on the city's eastern and southern fringes, meaning longer commutes to central Bandung and fewer premium amenities, though infrastructure improvements are gradually changing that.
Which neighborhoods have the highest house prices in Bandung as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Bandung are Dago (including Dago Atas and Dago Pakar), Ciumbuleuit, and Setiabudi.
In these premium Bandung neighborhoods, typical house prices range from IDR 4 billion to IDR 15 billion (USD 240,000 to 900,000 or EUR 205,000 to 770,000), with some luxury properties exceeding these figures.
These areas command top prices because of their cooler highland climate, scenic hillside views, proximity to top schools and universities like ITB, and an established reputation as Bandung's most prestigious residential addresses.
Buyers in these premium Bandung neighborhoods tend to be wealthy Indonesian families, successful business owners, and returning overseas workers who want a combination of prestige, comfort, and Bandung's famous cool weather.
How much do houses cost near the city center in Bandung as of 2026?
As of early 2026, houses near the city center of Bandung, in areas like Sumur Bandung, Bandung Wetan, Lengkong, and the Braga-Riau corridor, typically cost between IDR 2.5 billion and IDR 7 billion (USD 150,000 to 420,000 or EUR 128,000 to 359,000).
Houses near major transit hubs in Bandung, such as Bandung Station or toll road access points like Buah Batu and Pasteur, typically range from IDR 1.5 billion to IDR 4.5 billion (USD 90,000 to 270,000 or EUR 77,000 to 230,000).
Houses near top-rated schools in Bandung, including Bandung Independent School, BPK PENABUR, St. Aloysius, and St. Angela, generally cost 5% to 15% more than comparable homes farther away, pushing prices into the IDR 2 billion to IDR 6 billion range (USD 120,000 to 360,000 or EUR 103,000 to 308,000).
Houses in expat-popular areas of Bandung, mainly Dago, Setiabudi, Ciumbuleuit, and Sukajadi, typically range from IDR 3 billion to IDR 10 billion (USD 180,000 to 600,000 or EUR 154,000 to 513,000), reflecting the demand for cooler climates, security, and international-standard amenities.
We actually have an updated expat guide for Bandung here.
How much do houses cost in the suburbs in Bandung as of 2026?
As of early 2026, houses in the suburbs of Bandung and Greater Bandung typically cost between IDR 900 million and IDR 3.5 billion (USD 54,000 to 210,000 or EUR 46,000 to 179,000).
Suburban houses in Bandung are generally 30% to 50% cheaper than city-center equivalents, meaning you can get significantly more space for your money if you are willing to commute.
The most popular suburbs for house buyers in Bandung include Cimahi, Padalarang (especially Kota Baru Parahyangan), Lembang, Soreang, and Cileunyi, each offering a balance of affordability, newer housing stock, and improving infrastructure.
What areas in Bandung are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Bandung include Gedebage, Rancasari, Arcamanik, Antapani, Buah Batu, and the Bojongsoang-Baleendah corridor.
Current typical house prices in these improving Bandung areas range from IDR 900 million to IDR 2.5 billion (USD 54,000 to 150,000 or EUR 46,000 to 128,000), which is well below the premium North Bandung neighborhoods.
The main sign of improvement driving buyer interest in these areas is the arrival of new commercial clusters, better road access to toll gates, and modern housing developments that appeal to young families seeking value without sacrificing too much convenience.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Bandung right now?
What are typical buyer closing costs for houses in Bandung right now?
Typical total closing costs for house buyers in Bandung range from 6% to 10% of the purchase price, depending on negotiations and the specific property.
The main closing cost categories in Bandung include BPHTB (buyer acquisition tax) at up to 5% of the transaction value, notary and PPAT fees at around 0.5% to 1%, and various administrative charges for land office checks, document stamps, and certificate processing.
The largest single closing cost for house buyers in Bandung is almost always the BPHTB tax, which alone can account for half or more of your total closing expenses.
We cover all these costs and what are the strategies to minimize them in our property pack about Bandung.
How much are property taxes on houses in Bandung right now?
Annual property tax (PBB-P2) on a typical house in Bandung ranges from a few hundred thousand to several million Indonesian rupiah per year (roughly USD 20 to 300 or EUR 17 to 257), depending on the government-assessed value of your property.
Property tax in Bandung is calculated based on the NJOP (government-assessed value), which is typically lower than market price, and the applicable local tax rates and brackets set by Bandung's regional tax regulations.
If you want to go into more details, we also have a page with all the property taxes and fees in Bandung.
How much is home insurance for a house in Bandung right now?
Annual home insurance for a typical house in Bandung costs around IDR 2 million to IDR 6 million (USD 120 to 360 or EUR 103 to 308), with higher premiums if you add comprehensive coverage for earthquakes or flooding.
The main factors affecting home insurance premiums for houses in Bandung include the sum insured (rebuild value), the perils covered (fire-only versus all-risk), your deductible choice, and whether you add catastrophe riders for flood or earthquake risk.
What are typical utility costs for a house in Bandung right now?
Total monthly utility costs for a typical house in Bandung run between IDR 900,000 and IDR 2.6 million (USD 54 to 156 or EUR 46 to 133), though heavy air conditioning use can push this higher.
The breakdown of typical monthly utilities in Bandung includes electricity from PLN at IDR 500,000 to IDR 1.5 million (USD 30 to 90), water from Perumda Tirtawening at IDR 100,000 to IDR 400,000 (USD 6 to 24), and internet at IDR 300,000 to IDR 700,000 (USD 18 to 42).
What are common hidden costs when buying a house in Bandung right now?
Common hidden costs that house buyers in Bandung often overlook total anywhere from IDR 5 million to IDR 50 million (USD 300 to 3,000 or EUR 257 to 2,564), depending on the property's condition and documentation status.
Inspection fees in Bandung typically range from IDR 2 million to IDR 10 million (USD 120 to 600 or EUR 103 to 513) for a basic walkthrough up to a structured survey covering electrical, plumbing, roof, and moisture issues.
Other common hidden costs when buying a house in Bandung include document verification and title clearing fees, unexpected renovation needs (especially for older homes), and resolving any encumbrances or boundary disputes discovered during due diligence.
The hidden cost that tends to surprise first-time house buyers the most in Bandung is the renovation gap: older homes often look acceptable at viewing but need significant electrical rewiring, plumbing updates, or roof repairs that only become apparent after purchase.
You will find here the list of classic mistakes people make when buying a property in Bandung.
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What do locals and expats say about the market in Bandung as of 2026?
Do people think houses are overpriced in Bandung as of 2026?
As of early 2026, sentiment among locals and expats in Bandung is mixed: many feel that premium North Bandung areas like Dago and Ciumbuleuit are overpriced for what you get, while outer districts and Greater Bandung suburbs still offer reasonable value.
Houses in Bandung typically stay on the market for a few weeks to several months, with well-priced properties in popular areas selling faster and overpriced listings lingering much longer.
The main reason locals and expats cite for feeling house prices are high in premium Bandung areas is that you are paying a steep premium for location prestige, cooler weather, and scarcity, rather than for extra space or better construction quality.
Compared to one or two years ago, sentiment on Bandung house prices has shifted slightly more cautious, as buyers have become more selective and less willing to overpay, even though overall prices have continued to rise slowly.
You'll find our latest property market analysis about Bandung here.
Are prices still rising or cooling in Bandung as of 2026?
As of early 2026, house prices in Bandung are still rising, but at a slow and steady pace rather than a boom, with the market showing limited gains overall.
The estimated year-over-year house price change in Bandung is around 3% to 5%, consistent with Bank Indonesia's residential property price data showing modest growth in the primary market.
Experts and locals expect house prices in Bandung to continue rising moderately over the next 6 to 12 months, supported by ongoing infrastructure improvements, population growth, and relatively affordable mortgage rates, though no sharp spike is anticipated.
Finally, please note that we have covered property price trends and forecasts for Bandung here.
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.
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 Residential Property Price Survey | It's Indonesia's central bank publishing official housing price data. | We used it to anchor overall market direction and keep our 2026 estimates realistic. We referenced it for year-over-year price change figures. |
| Bank Indonesia JISDOR | It's the official daily USD/IDR reference rate from the central bank. | We used it to convert all IDR prices into USD and EUR for foreign buyers. We applied late January 2026 rates as the closest proxy to February 2026. |
| Rumah123 | It's one of Indonesia's largest property portals with extensive listings. | We used it to analyze current asking prices by bedroom count and area. We cross-referenced it against other portals to avoid single-source bias. |
| 99.co Indonesia | It's a major portal publishing area-level average price summaries. | We used it to extract neighborhood-specific price data and identify value zones. We compared its figures against Rumah123 for triangulation. |
| Lamudi Indonesia | It's an established portal useful for area segmentation and premium listings. | We used it to validate neighborhood names and check premium area pricing. We referenced it for expat-focused area identification. |
| JDIH Kota Bandung (Perda 1/2024) | It's the official legal portal for Bandung City regulations. | We used it to ground property tax and BPHTB rules in current local law. We verified it reflects the latest applicable rates for early 2026. |
| Directorate General of Taxes (DJP) | It's Indonesia's official tax authority publishing transfer tax rules. | We used it to explain seller-side PPh Final tax and buyer cost negotiations. We referenced the actual regulation text for accuracy. |
| PLN Official Tariffs | It's the state electricity utility publishing official rate schedules. | We used it to frame realistic monthly electricity costs for Bandung households. We avoided blog-based utility estimates by going to the source. |
| Global Property Guide | It's a respected international property research publication. | We used it to cross-check national price trends and inflation-adjusted growth. We referenced it for broader Indonesian market context. |
| Allianz Indonesia | It's a major insurer offering home coverage in Indonesia. | We used it to estimate typical home insurance costs for Bandung houses. We applied standard premium heuristics to their product offerings. |
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