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Everything you need to know before buying real estate is included in our Indonesia Property Pack
Buying property in Bandung as a foreigner involves several costs beyond the purchase price, including transfer taxes, notary fees, and various administrative charges that can add up quickly.
Understanding these costs upfront will help you budget properly and avoid surprises during your Bandung property transaction.
We constantly update this blog post to reflect the latest tax rates and fee structures in Bandung's real estate 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.
Overall, how much extra should I budget on top of the purchase price in Bandung in 2026?
How much are total buyer closing costs in Bandung in 2026?
As of early 2026, total buyer closing costs in Bandung typically range from about 6% to 9% of the purchase price for resale properties, which on a Rp 1 billion home would mean roughly Rp 60 to 90 million (around USD 3,750 to 5,600 or EUR 3,400 to 5,100).
If you keep expenses to the bare legal minimum with a simple resale deal and low-end notary fees, you might get away with around 5.5% of the purchase price in Bandung, or about Rp 55 million on that same Rp 1 billion property (roughly USD 3,400 or EUR 3,100).
However, if you are buying a new-build property from a developer without qualifying for the 2026 VAT incentive, your maximum closing costs in Bandung could climb to 18% to 22% of the purchase price, potentially reaching Rp 180 to 220 million on a Rp 1 billion unit (around USD 11,000 to 13,700 or EUR 10,000 to 12,500).
The main factors that determine whether you land at the low or high end in Bandung are whether you are buying resale versus new-build from a developer, whether VAT applies and if you qualify for the government's PPN DTP incentive, how much you negotiate on notary fees, and whether you need extra services like translation and legal review.
What's the usual total % of fees and taxes over the purchase price in Bandung?
For most foreigners buying residential property in Bandung in 2026, the usual total percentage of fees and taxes over the purchase price falls between 6% and 9% for resale transactions, with BPHTB (the buyer acquisition tax) being the anchor cost.
The realistic low-to-high range that covers most standard property transactions in Bandung goes from about 5.5% for a bare-bones resale deal up to around 10% for a resale with higher professional fees, or even 16% to 22% if VAT applies on a new-build purchase.
Out of that total percentage in Bandung, government taxes (mainly BPHTB at around 5% and possibly VAT at 11% for new-builds) make up the bulk, while professional service fees like notary, legal checks, and valuations typically add another 0.5% to 2%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bandung.
What costs are always mandatory when buying in Bandung in 2026?
As of early 2026, the mandatory costs when buying property in Bandung include BPHTB (buyer acquisition tax at effectively up to 5% of the taxable base), notary and PPAT deed fees for legally transferring rights, land office registration fees, stamp duty of Rp 10,000 per applicable document, and VAT if you are purchasing certain new-build properties from a developer.
While not legally required, costs that are highly recommended for foreign buyers in Bandung include independent legal due diligence on the title and permits (Rp 3 to 10 million or USD 190 to 625), professional translation services (Rp 1.5 to 5 million or USD 95 to 310), an independent property valuation, and a tax advisor consultation if you plan to rent out the property.
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What taxes do I pay when buying a property in Bandung in 2026?
What is the property transfer tax rate in Bandung in 2026?
As of early 2026, the property transfer tax rate in Bandung (called BPHTB) is 5% of the taxable acquisition value, which is calculated as the higher of the transaction price or assessed value minus a local deduction called NPOPTKP that is commonly around Rp 80 million in Bandung.
There is no separate "foreigner surcharge" on the BPHTB rate in Bandung, so foreign buyers pay the same 5% rate as Indonesian buyers, though foreigners typically face higher service costs for extra paperwork, translations, and legal support.
Buyers do pay VAT on certain new-build purchases from VAT-registered developers in Bandung, but under the 2026 "PPN DTP" incentive (PMK 90/2025), eligible buyers can have their VAT effectively reduced to 0% on qualifying properties, while those who do not qualify face the standard 11% VAT rate.
Stamp duty in Bandung applies to certain transaction documents at a flat rate of Rp 10,000 (about USD 0.60 or EUR 0.55) per document, making it a small but unavoidable cost on notarized deeds and official paperwork.
Are there tax exemptions or reduced rates for first-time buyers in Bandung?
Indonesia's main buyer tax relief in 2026 is not a BPHTB first-time buyer discount but rather the "PPN DTP" VAT incentive under PMK 90/2025, which can make VAT effectively 0% on eligible new-build homes and apartments in Bandung that meet certain price and timing conditions.
If you buy property through a company instead of as an individual in Bandung, BPHTB still applies to the acquisition, but you will face more complex ongoing tax filing requirements and potentially different rental income tax treatment that usually requires professional accounting support.
The key tax difference between new-build and resale properties in Bandung is that new-builds from developers can trigger 11% VAT (unless you qualify for the PPN DTP incentive), while resale transactions are typically dominated by BPHTB and fees without a VAT component.
To qualify for the 2026 VAT incentive on new properties in Bandung, buyers generally need to meet conditions around property price caps, timing windows, and proper documentation as specified in PMK 90/2025, so it is worth confirming eligibility with your notary or tax advisor before assuming you will get the benefit.
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.
Which professional fees will I pay as a buyer in Bandung in 2026?
How much does a notary or conveyancing lawyer cost in Bandung in 2026?
As of early 2026, notary and PPAT (deed official) fees in Bandung typically range from 0.5% to 2% of the property price, which on a Rp 1 billion property means roughly Rp 5 to 20 million (about USD 310 to 1,250 or EUR 285 to 1,140).
Notary and PPAT fees in Bandung are usually charged as a percentage of the property price rather than a flat rate, though some notaries have minimum fixed fees for lower-priced properties.
Translation and interpreter services for foreign buyers in Bandung typically cost between Rp 1.5 million and Rp 5 million (around USD 95 to 310 or EUR 85 to 285) for a single-signing support package, with certified translations of multiple documents costing more.
If you plan to rent out your Bandung property, hiring a tax advisor for an initial consultation and first-year filing setup typically costs Rp 2 to 8 million (about USD 125 to 500 or EUR 115 to 455), though you can often skip this expense if you are only buying to live in the property yourself.
We have a whole part dedicated to these topics in our our real estate pack about Bandung.
What's the typical real estate agent fee in Bandung in 2026?
As of early 2026, the typical real estate agent commission in Bandung is around 2% to 3% of the property price, which on a Rp 1 billion home would be roughly Rp 20 to 30 million (about USD 1,250 to 1,875 or EUR 1,140 to 1,710).
In Bandung, the seller usually pays the agent commission, not the buyer, though this can be negotiated differently if you hire your own buyer's agent to source off-market deals or manage the purchase process for you.
The realistic range for agent fees in Bandung goes from about 2% on the low end (for straightforward deals) up to 3% or slightly higher for more complex transactions or when a buyer-side agent is involved.
How much do legal checks cost (title, liens, permits) in Bandung?
Legal checks including title search, liens verification, and permits review in Bandung typically cost between Rp 1 million and Rp 10 million (about USD 60 to 625 or EUR 55 to 570), with basic checks at the lower end and thorough due diligence recommended for foreigners at the higher end.
Property valuation fees in Bandung usually range from Rp 1 million to Rp 3.5 million (around USD 60 to 220 or EUR 55 to 200), with costs rising for unusual properties or when documentation is messy.
The most critical legal check that should never be skipped in Bandung is the title verification (checking the certificate chain, encumbrances, and any outstanding claims), because problems here can make your purchase legally invalid or leave you liable for previous owner's debts.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Bandung.
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What hidden or surprise costs should I watch for in Bandung right now?
What are the most common unexpected fees buyers discover in Bandung?
The most common unexpected fees buyers discover in Bandung include outstanding PBB (annual property tax) arrears that must be cleared before the transaction can proceed, "rush" fees for reprinting documents when paperwork has errors, apartment building fees like sinking fund and maintenance charges, and utility connection transfer costs and deposits for electricity, water, and internet.
Yes, there are unpaid property taxes and debts you could effectively inherit in Bandung, because outstanding PBB arrears and other charges tied to the property can block clean processing of your purchase and become your practical problem to resolve even if you negotiate for the seller to pay.
Scams with fake listings and fake fees do happen in Bandung, with common patterns including "booking fee pressure," fake urgency tactics, and payment requests to personal bank accounts, so you should only pay taxes and official fees through proper government channels and treat anything undocumented as suspect.
Fees that are usually not disclosed upfront in Bandung include apartment service charges, sinking fund contributions, move-in or renovation deposits, and any penalties needed to release a mortgage encumbrance if the property is still under bank collateral.
In our property pack covering the property buying process in Bandung, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Bandung?
If you buy a property with a tenant in Bandung, extra costs can include handover or termination compensation if you want vacant possession before the lease ends (potentially several months' rent), deposit transfer dispute resolution, and additional document work to clarify responsibility for unpaid utilities or damage, which together could add Rp 5 to 20 million or more (roughly USD 310 to 1,250 or EUR 285 to 1,140) depending on complexity.
When you purchase a tenanted property in Bandung, you generally inherit the existing lease agreement and must honor its terms, which means the tenant has the right to stay until the lease expires under the same conditions they originally agreed to.
Terminating an existing lease immediately after purchase is generally not possible in Bandung unless the lease agreement has specific early termination provisions, so if you need vacant possession you may have to negotiate a buyout with the tenant or wait for the lease to end naturally.
A sitting tenant in Bandung can affect the property's market value and your negotiating position in both directions: it may lower the price because you cannot occupy immediately, but it can also be attractive to investors who want immediate rental income without finding a tenant themselves.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bandung.
We have made this infographic to give you a quick and clear snapshot of the property market in Indonesia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Bandung?
Which closing costs are negotiable in Bandung right now?
The closing costs that are negotiable in Bandung include the notary and PPAT professional fee (how much and who pays), who clears outstanding PBB or utility arrears, agent commission allocation (especially if you have your own buyer's agent), and various administrative fee splits between buyer and seller.
The closing costs that are fixed by law and cannot be negotiated in Bandung are the BPHTB rate (capped at 5% by national law), the stamp duty rate (Rp 10,000 per document), and the VAT rate on applicable new-build purchases (11% unless the incentive applies).
On the negotiable fees in Bandung, buyers can realistically achieve savings of around 0.2% to 0.5% of the purchase price by negotiating notary fees down or getting the seller to cover arrears and some admin costs.
Can I ask the seller to cover some closing costs in Bandung?
Yes, there is a reasonable chance a seller in Bandung will agree to cover some closing costs, especially in a softer market or if the property has been listed for a long time, though you typically need to negotiate this as part of your overall purchase offer.
The specific closing costs sellers are most commonly willing to cover in Bandung are clearing outstanding PBB (property tax) arrears, paying the agent commission (which is already the norm), and handling "paperwork cleanup" costs when their documents have inconsistencies.
Sellers in Bandung are more likely to accept covering closing costs when market conditions favor buyers (more supply than demand), when the property has been on the market for several months, or when the property needs repairs or has documentation issues that weaken the seller's negotiating position.
Is price bargaining common in Bandung in 2026?
As of early 2026, price bargaining is common and expected in Bandung's property market, especially for resale properties where initial asking prices often have negotiation room built in.
Buyers in Bandung typically negotiate around 3% to 7% below the asking price on fairly priced resale properties (which on a Rp 1 billion property means savings of Rp 30 to 70 million, or roughly USD 1,875 to 4,375), and can achieve 8% to 12% off on properties that have been listed a long time, need repairs, or have paperwork issues.
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What monthly, quarterly or annual costs will I pay as an owner in Bandung?
What's the realistic monthly owner budget in Bandung right now?
A realistic monthly owner budget in Bandung (excluding mortgage payments) is around Rp 2 to 5 million (roughly USD 125 to 310 or EUR 115 to 285) for a typical house or apartment, covering utilities, routine maintenance, and any building fees.
The main recurring expense categories that make up this monthly budget in Bandung are utilities (electricity, water, gas, internet), routine maintenance and small repairs, and for apartments, mandatory service charges and sinking fund contributions.
The realistic low-to-high range for monthly owner costs in Bandung is roughly Rp 1.5 to 4.5 million (USD 95 to 280) for a landed house and Rp 2.5 to 7 million (USD 155 to 435 or EUR 145 to 400) for an apartment, with the difference mainly driven by building management fees.
The monthly cost that tends to vary the most in Bandung is the apartment service charge, because it depends heavily on the building's age, facilities (pools, gyms, security), and management quality, and can range from Rp 500,000 to over Rp 3 million per month.
You can see how this budget affect your gross and rental yields in Bandung here.
What is the annual property tax amount in Bandung in 2026?
As of early 2026, the annual property tax (PBB-P2) in Bandung typically works out to around 0.1% to 0.2% of the property's NJOP (tax-assessed value, which is usually lower than market price), meaning a property with an NJOP of Rp 500 million would pay roughly Rp 500,000 to Rp 1 million per year (about USD 30 to 60 or EUR 28 to 57).
The realistic low-to-high range for annual property taxes in Bandung depends on your property's NJOP tier, with smaller-value properties at the low end of the bracket paying less, and higher NJOP properties potentially paying more under Bandung's tiered rate structure.
Property tax in Bandung is calculated based on the NJOP (government-assessed value) rather than the market price you paid, using a bracketed rate structure where lower NJOP values get lower rates and higher NJOP values face higher rates within Bandung's local tax rules.
Certain property owners in Bandung may qualify for PBB reductions under specific government programs or categories (such as certain low-income housing types), though these exemptions are limited and you should check with the local tax office for current eligibility.
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.
If I rent it out, what extra taxes and fees apply in Bandung in 2026?
What tax rate applies to rental income in Bandung in 2026?
As of early 2026, rental income from property in Bandung is subject to a final income tax (PPh Final) of 10% on gross rental receipts under the framework established by PP 34/2017.
Under Indonesia's final tax approach for rental income, the 10% tax applies to gross rent without the ability to deduct typical expenses like maintenance, repairs, or management fees, meaning the tax is simpler to calculate but you cannot reduce it by claiming costs.
Since the rental tax is a "final" tax on gross income in Bandung, the effective tax rate is simply 10% of what you receive in rent, without further adjustments for expenses or deductions.
Foreign property owners in Bandung generally face the same 10% final rental income tax rate as residents, though your overall Indonesian tax situation may have additional considerations depending on your tax residency status and any applicable tax treaties with your home country.
Do I pay tax on short-term rentals in Bandung in 2026?
As of early 2026, short-term rentals in Bandung are subject to income tax on the rental proceeds, and depending on how the activity is classified (as hospitality versus standard leasing), you may face additional local licensing requirements and compliance costs beyond the standard rental tax.
Short-term rental income in Bandung can be treated differently than long-term rental income depending on whether your operation looks more like a hospitality business, so beyond just the income tax you should budget for higher platform and service fees, potential local permits, and significantly higher turnover and maintenance costs compared to long-term leasing.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Bandung.
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If I sell later, what taxes and fees will I pay in Bandung in 2026?
What's the total cost of selling as a % of price in Bandung in 2026?
As of early 2026, the total cost of selling a property in Bandung typically ranges from about 4% to 7% of the sale price, covering the seller's transfer tax, agent commission, and miscellaneous fees.
The realistic low-to-high percentage range for total selling costs in Bandung goes from around 4% (if you sell without an agent and minimize other fees) up to about 7% (with full agent services and higher administrative costs).
The specific cost categories that make up the total selling expense in Bandung include the seller-side transfer income tax (PPh Final), real estate agent commission (typically 2% to 3%), notary and administrative fees for the sale process, and any early mortgage repayment penalties if applicable.
The single largest contributor to selling expenses in Bandung is usually the real estate agent commission combined with the seller-side transfer tax, with these two items alone often accounting for around 4% to 5% of the sale price.
What capital gains tax applies when selling in Bandung in 2026?
As of early 2026, Indonesia does not use a traditional capital gains tax on property sales but instead applies a final income tax on the transfer of land and building rights under PP 34/2016, which is calculated as a percentage of the total transaction value rather than just the profit.
There are limited exemptions to this transfer tax, with most sellers required to pay regardless of how long they held the property or whether it was their primary residence, though specific government programs may provide relief in certain narrow circumstances.
Foreigners do not pay a different or higher rate than Indonesians under the PP 34/2016 framework, though foreign sellers may incur higher service costs for extra legal support, documentation, and compliance verification.
The seller's tax in Bandung is calculated on the full transaction value (sale price or assessed value, whichever is higher), not on the "gain" (sale price minus purchase price), meaning you pay the same tax percentage whether you made a profit or sold at a loss.
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 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 |
|---|---|---|
| DDTCNews (Bandung taxes) | Leading Indonesian tax news outlet that cites underlying laws | We used it to pin down Bandung-specific PBB and BPHTB brackets. We cross-checked local rates against national rules. |
| DJP (Indonesian Tax Authority) | Official government body administering VAT and income taxes | We used it to confirm VAT mechanics for property purchases. We avoided relying on unofficial summaries of tax changes. |
| Ministry of Finance JDIH | Official legal documentation site for Indonesian regulations | We used it to confirm the 2026 property VAT incentive is formally issued. We verified the incentive timeline and conditions. |
| Peraturan.go.id (PMK 90/2025) | Government portal hosting official promulgated regulations | We used it to extract exact incentive details from the regulation text. We avoided relying only on news summaries. |
| DJP Stamp Duty Page | Official tax authority page stating stamp duty rules plainly | We used it to set the stamp duty amount for transaction documents. We kept small but mandatory costs accurate. |
| Law No. 1/2022 (HKPD) | Directly quotes the relevant article of Indonesia's fiscal law | We used it to confirm the legal cap on local BPHTB rates. We explained why Bandung's rate cannot exceed 5%. |
| PP 34/2016 (DJP PDF) | Tax authority hosting the official government regulation text | We used it to ground seller-side transfer tax information. We avoided hearsay about capital gains tax on Indonesian property. |
| PP 34/2017 (Rental Tax) | Official regulation page for rental income tax rules | We used it to confirm the final tax on rental income. We framed what applies if you rent out in 2026. |
| OCBC Indonesia | Major regulated bank with carefully reviewed educational content | We used it to anchor a Bandung-specific NPOPTKP figure. We turned the national formula into a concrete local estimate. |
| Bandung JDIH (Perwal 35/2021) | Bandung's official legal documentation site | We used it to confirm Bandung's BPHTB procedures and reduction cases. We highlighted what can trigger delays locally. |
| Expat Focus | Established expat resource with practical market information | We used it to confirm agent commission conventions in Indonesia. We validated that sellers typically pay the commission. |
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