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Bandung's property market is steady but selective in early 2026, with prices rising gradually and buyers taking their time to negotiate.
Foreigners face specific rules and minimum price thresholds, but the market offers real opportunities for those who understand the local dynamics.
This article covers everything you need to know about housing prices in Bandung, and we constantly update this blog post with the latest data.
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's the real estate market going in Bandung in 2026?
What's the average days-on-market in Bandung in 2026?
As of early 2026, residential properties in Bandung typically spend between 60 and 95 days on the market before selling, which reflects a balanced market where buyers have time to compare options and negotiate.
This range varies quite a bit depending on price and location: well-priced homes in popular districts like Dago, Coblong, or Antapani can sell in 35 to 60 days, while overpriced listings or properties with unclear legal status can sit for 120 days or more.
Compared to 2023 and 2024, selling times have stayed relatively stable because Bank Indonesia's price index shows Bandung has been in a "gradual growth" phase rather than a hot market, which means neither buyers nor sellers are in a rush.
Are properties selling above or below asking in Bandung in 2026?
As of early 2026, most residential properties in Bandung sell between 3% and 7% below the original asking price, giving buyers meaningful negotiation room in most transactions.
Roughly 80% to 85% of resale homes in Bandung close at or below asking price, while only 10% to 15% of well-positioned properties in high-demand pockets achieve asking price or slightly above, and we are fairly confident in these estimates based on the current low-growth price environment.
Bidding wars are rare in Bandung, but when they happen, they tend to occur in established premium areas like Dago Atas, Ciumbuleuit, or new developments near the Whoosh high-speed rail stations where infrastructure-led demand creates competition for limited quality stock.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bandung.
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 kinds of residential properties can I realistically buy in Bandung?
What property types dominate in Bandung right now?
The Bandung residential market is roughly split between landed houses (about 55% to 60% of listings), cluster housing and townhouses (about 25% to 30%), and apartments or condos (about 15% to 20%), with landed properties clearly dominating buyer interest.
Landed houses represent the largest share of the Bandung property market, whether in dense city districts with smaller lots or in planned residential clusters in Greater Bandung growth areas like Cileunyi, Cibiru, and Gedebage.
This dominance exists because Indonesian buyers, especially families, strongly prefer ownership of land rather than just a unit, and Bandung's relatively affordable land prices compared to Jakarta make this ownership style accessible to a larger segment of middle-class buyers.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Bandung?
- How much should you pay for an apartment in Bandung?
Are new builds widely available in Bandung right now?
New-build properties make up an estimated 30% to 40% of available residential listings in Greater Bandung, with supply concentrated in planned developments outside the dense city core where land is more available for large-scale projects.
As of early 2026, the highest concentration of new-build developments in Bandung is found around the Tegalluar corridor near the Whoosh high-speed rail station, in the Gedebage area linked to the Bandung Technopolis project, and in western suburbs like Padalarang where the other Whoosh station is driving transit-oriented development.
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Which neighborhoods are improving fastest in Bandung in 2026?
Which areas in Bandung are gentrifying in 2026?
As of early 2026, the neighborhoods in Bandung showing the clearest signs of gentrification include the Braga heritage corridor in central Bandung, parts of Coblong near universities, and sections of Sumur Bandung where older residential stock is being upgraded or replaced.
In the Braga area, you can see government-backed socio-economic activation programs bringing new cafes, galleries, and boutique hotels into historic colonial buildings, while in Coblong the presence of ITB and other universities is attracting creative industries, coworking spaces, and upscale coffee shops that are changing the neighborhood character.
Price appreciation in these gentrifying areas of Bandung has been estimated at 8% to 12% over the past two to three years, outpacing the city average of 3% to 6%, though exact figures vary by micro-location and property condition.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bandung.
Where are infrastructure projects boosting demand in Bandung in 2026?
As of early 2026, the top areas in Bandung where infrastructure projects are boosting housing demand are Tegalluar (near the eastern Whoosh station), Padalarang (near the western Whoosh station), and Gedebage (the Bandung Technopolis smart city zone).
The main driver is the Jakarta-Bandung High-Speed Railway (Whoosh), which began operations in October 2023 and has already carried over 12 million passengers, with transit-oriented development (TOD) plans at both Tegalluar and Padalarang creating new residential, commercial, and mixed-use zones around the stations.
The Tegalluar TOD is well underway with Summarecon leading residential development, while the Gedebage Technopolis project has a longer timeline extending to 2030 and beyond as it develops into a tech and innovation hub.
For properties near Bandung's Whoosh stations, the typical price impact has been 10% to 20% appreciation since the HSR announcement in 2015, with the sharpest gains occurring between announcement and operations launch, and more gradual growth expected as the surrounding ecosystems mature with schools, retail, and offices.
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.
What do locals and insiders say the market feels like in Bandung?
Do people think homes are overpriced in Bandung in 2026?
As of early 2026, the general sentiment among locals and market insiders in Bandung is that "good homes are expensive, but average homes are negotiable," meaning quality properties in prime locations feel pricey while mid-range stock offers room for deals.
Locals who argue homes are overpriced in Bandung typically point to the gap between asking prices and actual household incomes, noting that even middle-class families struggle to afford properties in desirable central districts like Dago or Ciumbuleuit without significant savings or family support.
Those who believe Bandung prices are fair counter that the city remains 40% to 50% cheaper per square meter than Jakarta, offers better quality of life with cooler weather, and benefits from improving connectivity through the Whoosh high-speed rail to Jakarta.
Bandung's price-to-income ratio is challenging but still more favorable than Jakarta's: a typical house in Bandung costs around IDR 724 million (roughly 10 to 12 times the average annual household income), compared to Jakarta where multiples often exceed 15 to 20 times.
What are common buyer mistakes people regret in Bandung right now?
The most frequently cited buyer mistake in Bandung is underestimating access and traffic reality, where a property that looks close on a map can mean an extra 30 to 45 minutes of daily commuting due to Bandung's notoriously congested roads and hilly terrain.
The second most common regret is failing to verify flood risk, water supply, and land slope for the specific street rather than just the district name, as Bandung's varied topography means two properties in the same neighborhood can have completely different drainage and terrain challenges.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Bandung.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Bandung.
Get the full checklist for your due diligence in Bandung
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Bandung in 2026?
Do foreigners face extra challenges in Bandung right now?
Foreigners face a moderately difficult buying process in Bandung compared to local buyers, primarily because they cannot hold freehold ownership (Hak Milik) and must navigate specific title types, minimum price thresholds, and additional documentation requirements.
The key legal restriction is that foreigners can only purchase property under Hak Pakai (Right to Use) titles or through a foreign investment company (PT PMA), and West Java has set minimum price thresholds of IDR 5 billion for landed houses and IDR 2 billion for apartment units, which eliminates most "normal" local housing from foreigner eligibility.
Beyond legal structures, foreigners in Bandung commonly struggle with the fact that most property transactions, contracts, and negotiations happen in Bahasa Indonesia, bank processes are slower and more document-heavy, and finding a truly competent bilingual notary (PPAT) who understands foreign ownership rules requires deliberate effort.
We will tell you more in our blog article about foreigner property ownership in Bandung.
Do banks lend to foreigners in Bandung in 2026?
As of early 2026, mortgage financing is available to foreigners in Bandung but options are limited compared to local buyers, with most major banks requiring residency permits (KITAS or KITAP), local income documentation, and properties that meet foreign-eligible criteria.
Foreigners who qualify for mortgages in Bandung can typically expect loan-to-value ratios of 50% to 70% (meaning 30% to 50% down payment), compared to 80% to 90% for local buyers, with interest rates around 8% to 11% annually depending on the bank and loan terms.
Banks in Bandung typically require foreign mortgage applicants to provide a valid stay permit, proof of stable income (ideally from Indonesian employment), tax identification number (NPWP), and a property that has clean title status compatible with foreign ownership under Hak Pakai.
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.
How risky is buying in Bandung compared to other nearby markets?
Is Bandung more volatile than nearby places in 2026?
As of early 2026, Bandung shows lower price volatility than tourism-driven markets like Bali and similar stability to other major Javanese cities like Surabaya and Semarang, making it a relatively steady market for residential buyers.
Over the past decade, Bandung's residential property prices have moved in gradual steps rather than sharp spikes or crashes, with Bank Indonesia's RPPI showing consistent but moderate annual gains of 1% to 3% in most years, whereas Bali has seen swings of 7% to 12% depending on tourism conditions.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Bandung.
Is Bandung resilient during downturns historically?
Bandung has shown relatively strong resilience during past economic downturns because demand is supported by "real use" drivers like education, urban employment, and domestic tourism rather than speculative investment, giving the market a floor of end-user demand.
During Indonesia's most recent significant property slowdown (2015 to 2018), Bandung prices stayed essentially flat rather than declining sharply, and recovery was gradual but steady once credit conditions improved, taking about two to three years to return to meaningful growth.
Properties that have historically held value best during downturns in Bandung are landed houses in established central districts like Dago, Setiabudi, and Ciumbuleuit, where land scarcity, proven demand, and proximity to universities and amenities provide ongoing support even when the broader market softens.
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How strong is rental demand behind the scenes in Bandung in 2026?
Is long-term rental demand growing in Bandung in 2026?
As of early 2026, long-term rental demand in Bandung is growing steadily, with Pinhome reporting a 68.6% year-over-year surge in rental search interest across Greater Bandung areas driven largely by improved connectivity through the Whoosh high-speed rail.
The main tenant demographics driving long-term rental demand in Bandung are university students (Bandung has major institutions like ITB and Unpad), young professionals working in the city's growing tech and creative sectors, and Jakarta-based workers who now commute via Whoosh but prefer Bandung's lifestyle and lower costs.
The neighborhoods with the strongest long-term rental demand in Bandung right now are Coblong and Dago (university proximity), Bandung Wetan and Sukajadi (central business access), and increasingly the areas near Tegalluar and Padalarang stations where commuter-friendly housing is in short supply.
You might want to check our latest analysis about rental yields in Bandung.
Is short-term rental demand growing in Bandung in 2026?
Short-term rental regulations in Bandung are relatively relaxed compared to some cities, but operators should verify HOA rules in apartment buildings and ensure compliance with local business licensing if operating commercially, as enforcement can vary by neighborhood.
As of early 2026, short-term rental demand in Bandung is steady to slightly growing, supported by domestic tourism from Jakarta (weekend trips are now easier via Whoosh) and Bandung's reputation as a food, fashion, and nature destination.
Average occupancy rates for short-term rentals in Bandung typically range from 50% to 65% annually, with significant peaks during school holidays, Eid periods, and long weekends, and lower occupancy during regular weekdays.
The main guest demographics for Bandung short-term rentals are domestic tourists from Jakarta and other Javanese cities (about 80% to 85% of guests), with smaller segments of international tourists and business travelers attending events or conferences in the city.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bandung.
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 are the realistic short-term and long-term projections for Bandung in 2026?
What's the 12-month outlook for demand in Bandung in 2026?
As of early 2026, the 12-month demand outlook for residential property in Bandung is stable to slightly positive, with buyers remaining active but selective as they take advantage of negotiation room while waiting for the right properties.
The key factors likely to influence Bandung property demand over the next 12 months are Bank Indonesia's interest rate decisions (currently at 5.50%), the continued maturation of Whoosh-linked neighborhoods, and broader Indonesian economic conditions including inflation and household purchasing power.
Price movement in Bandung over the next 12 months is forecast at 3% to 6% growth, with variation by micro-market: infrastructure-linked areas like Tegalluar may see the higher end of this range, while established central areas will likely see steadier but more modest gains.
By the way, we also have an update regarding price forecasts in Indonesia.
What's the 3 to 5 year outlook for housing in Bandung in 2026?
As of early 2026, the 3 to 5 year outlook for housing in Bandung is positive with "micro-market divergence," meaning well-located areas with improving infrastructure can significantly outperform while poorly connected areas may lag even if "Bandung overall" does fine.
The major projects expected to shape Bandung over the next 3 to 5 years include the full buildout of Tegalluar and Padalarang TOD zones around Whoosh stations, the Gedebage Technopolis smart city development, potential Whoosh extension planning toward Surabaya, and ongoing urban renewal in central heritage areas like Braga.
The single biggest uncertainty for Bandung's 3 to 5 year outlook is whether macroprudential or credit conditions tighten significantly, as a meaningful rise in interest rates or stricter LTV rules could slow buying activity and stretch selling times even if underlying demand remains solid.
Are demographics or other trends pushing prices up in Bandung in 2026?
As of early 2026, demographic trends are having a moderate positive impact on housing prices in Bandung, with population projected to grow from about 2.76 million in 2025 toward 2.9 million by 2030, creating sustained pressure on housing supply in desirable areas.
The specific demographic shifts affecting Bandung prices most are the continued inflow of university students and young professionals attracted by the city's education and creative economy, returning Indonesian workers who prefer Bandung's quality of life over Jakarta, and household formation among millennials entering prime home-buying age.
Beyond demographics, non-demographic trends pushing prices in Bandung include the "Whoosh effect" reshaping commuting patterns and making Greater Bandung viable for Jakarta workers, growing interest in eco-friendly and cooler-climate living as an alternative to hot coastal cities, and steady domestic tourism supporting short-term rental demand.
These demographic and trend-driven price pressures in Bandung are expected to continue for at least 5 to 10 years, as the city's population growth trajectory, infrastructure improvements, and lifestyle appeal create structural rather than cyclical demand, though the pace of appreciation will depend on how supply keeps up.
What scenario would cause a downturn in Bandung in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Bandung would be a significant tightening of credit conditions, whether through Bank Indonesia raising rates sharply, stricter LTV requirements, or banks becoming more conservative with mortgage approvals.
Early warning signs that such a downturn is beginning in Bandung would include a noticeable jump in days-on-market (from 60 to 90 days toward 120 or more), increasing negotiation gaps between asking and sale prices, and a slowdown in new project launches as developers become cautious about demand.
Based on historical patterns, a realistic Bandung downturn would likely mean flat to slightly negative prices (0% to minus 5% over one to two years) rather than a dramatic crash, with recovery taking two to three years once credit conditions ease, similar to the 2015 to 2018 slowdown period.
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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 SHPR Q1 2025 | Indonesia's central bank publishing an official, repeatable housing price survey with a clear methodology. | We used it as the anchor for Bandung's official primary-market price index and how it has been moving. We also used it to compare Bandung's volatility to other BI-surveyed cities on a like-for-like basis. |
| Bank Indonesia SHPR Q3 2025 Press Release | A direct Bank Indonesia publication summarizing the latest survey results. | We used it to confirm the most recent national primary-market price-growth regime going into early 2026. We used it to triangulate whether Indonesia is in a "hot" vs "flat" housing phase. |
| BPS Kota Bandung Dalam Angka 2025 | The official statistics agency's annual compendium for Bandung City. | We used it to ground "real demand" drivers like population, households, economy, and local context. We used it to verify that housing demand is supported by fundamentals rather than speculation. |
| KCIC Tegalluar TOD Plan | The official Whoosh operator describing development plans around the HSR station. | We used it to pinpoint where infrastructure-led demand could cluster in Bandung. We used it to identify what kind of residential supply may expand in the Tegalluar corridor. |
| KCIC Padalarang TOD Plan | The official operator's station-area development plan and scale. | We used it to show why the west-side access node matters for housing demand. We used it to explain why some "near Bandung" locations can outperform core districts on value. |
| Ministry ATR/BPN Decree 1241/2022 | The Indonesian land authority's official rule defining minimum prices for foreign buyers by province. | We used it to state the hard constraint that matters most for foreigners in Bandung. We used it to explain what foreigners can and cannot realistically buy in West Java. |
| Rumah123 Bandung Demand Data | A major property portal publishing platform demand data and named neighborhoods. | We used it to give real neighborhood examples with evidence of buyer attention. We used it to triangulate infrastructure impact on search demand in Bandung. |
| Pinhome Indonesia Market Report 2024/2025 | A large Indonesian proptech research team publishing a structured market report. | We used it to quantify the Whoosh effect on purchase and rental search growth around Greater Bandung. We used it to connect infrastructure nodes to shifting rental and purchase interest. |
| Global Property Guide Indonesia | An international property research platform with consistent cross-country methodology. | We used it to provide context on Indonesian property prices, yields, and foreigner buying rules. We used it to benchmark Bandung against national and regional averages. |
| Bank Indonesia Macroprudential Tools | The regulator explaining the rules that shape mortgage lending and down-payments. | We used it to explain why financing conditions can tighten or loosen even if prices are stable. We used it to frame what foreign buyers should ask banks about. |
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