As of 2026, houses in Bandung are still much cheaper than in Jakarta or Bali, but the best areas of Bandung are no longer cheap, so a foreign buyer should expect a livable Bandung house to cost about Rp1.55 billion, or about $95,000 and €83,000.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so that the house prices in Bandung in 2026 stay useful for foreign buyers who are comparing real options.
Bandung is a very local market, because prices change quickly between North Bandung, central Bandung, East Bandung and the wider Bandung Raya suburbs.
This guide focuses only on houses in Bandung, not apartments, land plots, shophouses or commercial property.
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 2026, a realistic median asking price for a livable house in Bandung is about Rp1.55 billion, or about $95,000 and €83,000, while the average house price in Bandung is closer to Rp2.35 billion, or about $144,000 and €126,000.
For most house buyers in Bandung in 2026, the practical price range that covers roughly 80% of normal house searches is about Rp550 million to Rp6 billion, or about $34,000 to $368,000 and €29,000 to €321,000.
The median and average house prices in Bandung are different because expensive houses in Dago, Ciumbuleuit, Setiabudi, Hegarmanah and Setra Duta pull the average upward, while many normal family houses in East Bandung and South Bandung keep the median lower.
At the median price in Bandung in 2026, a buyer can usually expect an older but livable 2 or 3-bedroom house with about 70 to 130 square meters of land in areas such as Antapani, Arcamanik, Buah Batu, Rancasari, Kiaracondong or Kopo.
What's the cheapest livable house budget in Bandung as of 2026?
As of 2026, the cheapest realistic budget for a livable house inside Bandung city is about Rp550 million to Rp650 million, or about $34,000 to $40,000 and €29,000 to €35,000.
At this entry price in Bandung, livable usually means a small older house with basic electricity, water, a working bathroom, simple finishes and some need for repairs, not a modern house in a premium cluster.
The cheapest livable houses in Bandung city are usually found in Bandung Kulon, Cibiru, Ujungberung, Kiaracondong, Babakan Ciparay, Andir, Cijerah, Cinambo and parts of Rancasari or Ciwastra.
[VARIABLE WHAT YOU CAN GET BUDGET]How much do 2 and 3-bedroom houses cost in Bandung as of 2026?
As of 2026, a typical 2-bedroom house in Bandung costs about Rp600 million to Rp1.2 billion, or about $37,000 to $74,000 and €32,000 to €64,000, while a typical 3-bedroom house costs about Rp900 million to Rp1.9 billion, or about $55,000 to $117,000 and €48,000 to €102,000.
For a 2-bedroom house in Bandung in 2026, the realistic range is Rp650 million to Rp850 million in cheaper east and south areas, but it can pass Rp1.5 billion in Dago, Setiabudi, Pasteur or Ciumbuleuit.
For a 3-bedroom house in Bandung in 2026, the realistic range is Rp900 million to Rp1.9 billion in family areas such as Arcamanik, Buah Batu, Antapani, Rancasari, Ciwastra and Kopo.
Moving from a 2-bedroom house to a 3-bedroom house in Bandung usually adds about Rp250 million to Rp700 million, or about $15,000 to $43,000 and €13,000 to €37,000, because the third bedroom often comes with more land and better parking.
How much do 4-bedroom houses cost in Bandung as of 2026?
As of 2026, a typical 4-bedroom house in Bandung costs about Rp1.6 billion to Rp3.2 billion, or about $98,000 to $196,000 and €86,000 to €171,000.
A 5-bedroom house in Bandung in 2026 usually costs about Rp2.3 billion to Rp5.5 billion, or about $141,000 to $337,000 and €123,000 to €294,000, especially in Arcamanik, Antapani, Buah Batu, Turangga, Kopo and parts of Sukajadi.
A 6-bedroom house in Bandung in 2026 usually costs about Rp3.5 billion to Rp9 billion, or about $215,000 to $552,000 and €187,000 to €481,000, while large houses in Dago Pakar, Ciumbuleuit, Setiabudi and Hegarmanah can go much higher.
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 2026, a new-build house in Bandung usually costs about Rp900 million to Rp2.8 billion, or about $55,000 to $172,000 and €48,000 to €150,000, while premium new-build clusters can reach Rp7 billion, or about $429,000 and €374,000.
New-build houses in Bandung usually carry a 15% to 25% premium over similar older resale houses, because buyers pay for newer structures, cluster security, parking, developer branding and easier KPR financing.
How much do houses with land cost in Bandung as of 2026?
As of 2026, a house with useful land in Bandung usually costs about Rp1.5 billion to Rp4 billion, or about $92,000 to $245,000 and €80,000 to €214,000, for a family home with 150 to 300 square meters of land.
In Bandung, a house starts to feel like a real “house with land” when the plot is at least 150 square meters, because smaller plots often leave little outdoor space after the building and parking area.
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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 2026, the lowest house prices in Bandung are usually found in Bandung Kulon, Andir, Babakan Ciparay, Kiaracondong, Cibiru, Ujungberung, Cijerah, Rancasari, Cinambo and parts of Gedebage.
In these cheaper Bandung neighborhoods, a livable house usually costs about Rp550 million to Rp1.2 billion, or about $34,000 to $74,000 and €29,000 to €64,000.
These areas are cheaper because many houses are smaller, older, further from the cool North Bandung lifestyle belt, or closer to busy access roads, industrial edges, flood-sensitive pockets and longer commutes.
Which neighborhoods have the highest house prices in Bandung as of 2026?
As of 2026, the three most expensive house areas in Bandung are Dago and Dago Pakar, Ciumbuleuit and Hegarmanah, and Setiabudi with Setra Duta.
In these premium Bandung neighborhoods, normal high-end houses often cost Rp3.5 billion to Rp15 billion, or about $215,000 to $920,000 and €187,000 to €802,000, while rare villa-style homes can exceed Rp20 billion.
These neighborhoods command the highest house prices in Bandung because buyers pay for cooler elevation, views, private-school access, established prestige, larger plots and easier access to cafes, campuses and North Bandung amenities.
The usual buyers in these premium Bandung areas are wealthy local families, business owners, senior professionals, returning Indonesians and expat-linked households that want space, privacy and a familiar North Bandung lifestyle.
How much do houses cost near the city center in Bandung as of 2026?
As of 2026, a house near central Bandung areas such as Braga, Asia Afrika, Sumur Bandung, Bandung Wetan, Riau, Merdeka and Pasir Kaliki usually costs about Rp2.5 billion to Rp6 billion, or about $153,000 to $368,000 and €134,000 to €321,000.
Near major transit hubs in Bandung, houses near Bandung Station and Pasir Kaliki usually cost Rp1.8 billion to Rp5 billion, Kiaracondong Station homes often cost Rp900 million to Rp2.2 billion, and Gedebage or Tegalluar corridor homes often cost Rp1.2 billion to Rp3.5 billion.
Near well-known schools such as Bandung Independent School, Bina Bangsa School Bandung, St. Angela, St. Aloysius and Taruna Bakti, houses usually cost about Rp2.5 billion to Rp9 billion, or about $153,000 to $552,000 and €134,000 to €481,000.
In expat-popular Bandung areas such as Dago, Ciumbuleuit, Setiabudi, Hegarmanah, Setra Duta, Pasteur, Kota Baru Parahyangan and Lembang, houses usually cost about Rp2.5 billion to Rp10 billion, or about $153,000 to $613,000 and €134,000 to €535,000.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Bandung as of 2026?
As of 2026, a house in the Bandung suburbs usually costs about Rp500 million to Rp1.8 billion, or about $31,000 to $110,000 and €27,000 to €96,000, although planned townships and view areas cost more.
Compared with central Bandung, suburban houses are often 30% to 60% cheaper, so a buyer may save Rp1 billion to Rp3 billion, or about $61,000 to $184,000 and €53,000 to €160,000, by moving further out.
The most popular Bandung suburbs for house buyers are Cimahi, Padalarang, Kota Baru Parahyangan, Cileunyi, Rancaekek, Soreang, Banjaran, Lembang, Cimenyan, Bojongsoang and Dayeuhkolot.
What areas in Bandung are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable Bandung areas for house buyers are Gedebage, Cinambo, Ujungberung, Cibiru, Arcamanik, Kiaracondong, Ciwastra, Rancasari, Kopo, Margahayu and parts of Buah Batu.
In these improving Bandung areas, a normal house usually costs about Rp700 million to Rp2 billion, or about $43,000 to $123,000 and €37,000 to €107,000.
The main sign of improvement is not just new buildings, but better access toward East Bandung, Gedebage, Summarecon Bandung, Tegalluar and daily family services such as schools, clinics, supermarkets and cluster housing.
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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?
For a resale house in Bandung right now, a buyer should usually budget 7% to 10% of the purchase price for closing costs, and a new-build buyer should budget 8% to 12% unless the developer clearly includes fees.
For a Rp1.5 billion Bandung house, the main extra costs are BPHTB, notary and PPAT fees, title checks, registration costs, possible mortgage fees and appraisal fees, so a safe reserve is about Rp110 million to Rp150 million, or about $6,700 to $9,200 and €5,900 to €8,000.
The largest buyer closing cost in Bandung is usually BPHTB, because it is charged at 5% of the taxable acquisition value after the local non-taxable threshold.
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?
A typical annual property tax bill for a normal house in Bandung is often about Rp1.5 million to Rp4 million, or about $90 to $250 and €80 to €215, depending on the official NJOP value.
Bandung property tax is based on PBB-P2, with a 0.1% rate for NJOP up to Rp1 billion and a 0.2% rate for NJOP above Rp1 billion, so the tax is based on official assessed value rather than the market price alone.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Bandung right now?
Home insurance for a normal Bandung house usually costs about Rp1.5 million to Rp6 million per year, or about $90 to $370 and €80 to €320, while larger villas or high-value homes can cost Rp7 million to Rp20 million.
The main factors that affect home insurance in Bandung are rebuilding value, building age, fire cover, earthquake cover, flood cover, contents, roof condition, wiring condition and whether the house sits in a denser or more exposed area.
What are typical utility costs for a house in Bandung right now?
A normal family house in Bandung in 2026 usually costs about Rp1.2 million to Rp2.8 million per month in utilities and connectivity, or about $74 to $172 and €64 to €150.
A simple monthly breakdown is electricity at Rp500,000 to Rp1.5 million, water and wastewater at Rp100,000 to Rp300,000, internet at Rp280,000 to Rp500,000, LPG and drinking water at Rp150,000 to Rp400,000, and security, garbage and neighborhood fees at Rp150,000 to Rp500,000.
What are common hidden costs when buying a house in Bandung right now?
Common hidden costs for a Bandung house buyer often reach Rp30 million to Rp150 million, or about $1,800 to $9,200 and €1,600 to €8,000, before any major renovation.
A basic building inspection in Bandung usually costs about Rp1.5 million to Rp4 million, while a deeper roof, structure, dampness or electrical check for an older house can cost Rp3 million to Rp8 million.
Beyond inspections, common hidden costs in Bandung include roof repairs, drainage work, bathroom waterproofing, electrical upgrades, water pumps, boundary checks, certificate checks, access-road issues and small neighborhood administration costs.
The hidden cost that surprises first-time Bandung house buyers most is renovation, because many older houses look usable during a viewing but need roof, wiring, drainage or bathroom work after heavy rain.
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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 2026, many locals and expats think houses in North Bandung are overpriced, while houses in East Bandung, South Bandung and the Bandung Raya fringe feel more fairly priced.
A normal resale house in Bandung can stay listed for 3 to 6 months, while overpriced luxury houses in Dago, Ciumbuleuit, Setiabudi or Hegarmanah can sit for 9 to 18 months.
The main reason buyers call Bandung houses overpriced is that some sellers still price old houses as lifestyle assets, especially when the house has North Bandung air, views, school access or a large plot.
Compared with one or two years ago, 2026 sentiment in Bandung feels more careful because buyers see many listings, slower price growth and more room to negotiate on older houses.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Bandung as of 2026?
As of 2026, Bandung house prices look stable to slightly rising in nominal terms, but the market is cooling in real terms because price growth is slow and buyers have more choice.
A strong 2026 estimate for normal Bandung houses is 0% to 3% year-over-year nominal growth, with premium North Bandung closer to flat unless the property is rare or very well located.
Over the next 6 to 12 months, the most likely scenario for Bandung house prices is not a crash and not a boom, but selective growth for good houses and continued negotiation for old, large or overpriced listings.
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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 this source matters | How we used it |
|---|---|---|
| Bank Indonesia Residential Property Survey Q1 2026 | Bank Indonesia is the central bank and publishes official housing indicators. | We used it to anchor the 2026 price cycle. We treated 0.62% yearly primary-market growth as a slow-market signal. |
| Bank Indonesia SHPR Q1 2026 news release | It is the official Indonesian-language release for the same survey. | We used it to cross-check the headline RPPI number. We also used it to describe demand by house-size segment. |
| BPS Kota Bandung, Kota Bandung Dalam Angka 2026 | BPS is Indonesia’s official statistics agency. | We used it for Bandung’s city context. We kept the analysis focused on Bandung city, not only Bandung Raya. |
| Rumah123 Bandung houses for sale | Rumah123 has a large and current Bandung listing base. | We used it to observe asking-price depth. We did not treat asking prices as final transaction prices. |
| Rumah123 English Bandung house page | It gives a quick English-language view of current listing movement. | We used it to cross-check June 2026 market direction. We used its listing movement as a short-term temperature signal. |
| 99.co Bandung houses for sale | 99.co is an established Indonesian property portal. | We used it to check neighborhood price floors. We treated very low prices carefully because some ads are not practical for foreign buyers. |
| Pinhome Bandung houses for sale | Pinhome has broad city and Bandung Raya listing coverage. | We used it as a third portal check. We used it to separate Bandung city prices from cheaper Bandung Raya stock. |
| JDIH BPK, Perda Kota Bandung No. 1/2024 | JDIH BPK is an official legal-document repository. | We used it as the legal base for Bandung local property taxes. We cross-checked readable tax summaries against it. |
| DDTC summary of Bandung local tax rates | DDTC is a specialist Indonesian tax publisher. | We used it to make the tax rules easier to read. We used it to confirm PBB-P2 and BPHTB explanations. |
| West Java Province news on Bandung 2026 PBB incentive | It is a provincial government source on Bandung tax timing. | We used it for the 2026 PBB discount detail. We included it because timing can affect buyers completing in June 2026. |
| PLN Q2 2026 electricity tariff release | PLN is Indonesia’s state electricity company. | We used it to anchor electricity costs in June 2026. We converted the tariff context into monthly house-bill estimates. |
| JDIH Bandung water tariff decision | It is Bandung’s official legal portal for local tariff decisions. | We used it for water and wastewater tariff context. We translated that into a simple monthly estimate for house buyers. |