What rental yield can you expect in Bandung? (2026)

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Residential property rental yields in Bandung in 2026

This table compares residential property rental yields in Bandung by neighborhood and bedroom count. The dataset covers 1-bedroom property, 2-bedroom property, and 3-bedroom property segments where those property formats are relevant to the Bandung residential market.

For each area, the table shows modeled average purchase price, modeled average monthly rent, gross rental yield, and net rental yield. Gross yield compares rent with purchase price, while net yield gives a more realistic view after taxes, vacancy, maintenance, service charges, repairs, and management costs are considered.

Finally, please note you'll find much more detailed data in our real estate pack about Bandung.

Which neighborhoods offer the best net yield among areas people actually want to live in Bandung?

The best net-yield neighborhoods among areas people actually want to live in Bandung are Coblong / Dago, Braga / Asia Afrika, Pasteur / Surya Sumantri, and Cidadap / Ciumbuleuit.

These areas combine net yields around 4.1% to 4.6% with real tenant demand, better resale liquidity, and stronger recognition among renters. That makes the yield more credible than a similar percentage in a thin rental market.

Coblong / Dago is the strongest balanced choice in the dataset. A modeled 1-bedroom property costs about Rp900 million, rents for Rp5.0 million per month, and produces 6.7% gross yield and 4.4% net yield.

Braga / Asia Afrika gives the highest modeled 2-bedroom net yield at 4.6%. The central location supports rent from students, young professionals, city workers, and short-stay renters, but management and turnover need more attention.

Pasteur / Surya Sumantri is slightly more practical than lifestyle-led. Its 1-bedroom property segment gives 4.3% net yield, supported by university, hospital, and toll-access demand.

Cidadap / Ciumbuleuit works best for 1-bedroom and 2-bedroom apartments. Larger homes still rent well, but the net yield falls because purchase prices and maintenance costs rise faster than rent.

Where can I find residential properties with above-average yields and below-average entry prices in Bandung?

The clearest above-average-yield and below-average-entry-price areas in Bandung are Kiaracondong, Cibaduyut, Arcamanik, and Gedebage.

These neighborhoods are cheaper than core North Bandung and central lifestyle districts, but they still have enough local rental demand to support net rental yields around 3.9% to 4.2% in the dataset.

Kiaracondong is the most balanced value case. A modeled 2-bedroom property costs around Rp900 million, rents for Rp4.1 million per month, and produces 4.1% net yield.

Cibaduyut has the lowest entry prices in the table. A modeled 2-bedroom property costs Rp760 million and rents for Rp3.4 million per month, giving 4.0% net yield.

Arcamanik is the safer family-rental version of the value trade. Its 3-bedroom property segment is modeled at Rp1.35 billion, Rp6.3 million monthly rent, and 4.1% net yield.

Gedebage is more future-facing. The 2-bedroom segment costs Rp950 million and gives 4.0% net yield, but the investment case depends more on continued infrastructure, access, and tenant growth.

Where does the rent level justify the purchase price most clearly in Bandung?

The rent level justifies the purchase price most clearly in Coblong / Dago, Braga / Asia Afrika, Pasteur / Surya Sumantri, and Kiaracondong.

These areas show the cleanest relationship between what tenants pay and what investors must spend. They do not rely only on prestige, and they do not rely only on very low purchase prices.

Coblong / Dago is the clearest example. A 1-bedroom property modeled at Rp900 million and Rp5.0 million monthly rent gives 6.7% gross yield and 4.4% net yield.

Braga / Asia Afrika is also rational for apartments. A 2-bedroom property modeled at Rp1.25 billion and Rp6.8 million monthly rent gives 6.5% gross yield and 4.6% net yield.

Pasteur / Surya Sumantri works because the rent is supported by practical access rather than only lifestyle appeal. A 1-bedroom segment at Rp850 million and Rp4.5 million monthly rent gives 6.4% gross yield and 4.3% net yield.

Kiaracondong is rational at the lower end. The rent is not high, but the purchase price is moderate, so the 1-bedroom to 3-bedroom segments stay around 4.0% to 4.1% net yield.

We have actually built the our real estate pack about Bandung to make sure you won’t buy in the wrong area. Check it out.

Where is the best place to buy if I want stable rental income rather than maximum yield in Bandung?

The best places to buy for stable rental income rather than maximum yield in Bandung are Coblong / Dago, Pasteur / Surya Sumantri, Cidadap / Ciumbuleuit, Antapani, and Buah Batu.

These neighborhoods are not always the absolute highest-yielding areas, but they offer deeper tenant demand and more practical rental logic for a beginner buyer.

Coblong / Dago is stable because demand comes from several groups at once. Students, lecturers, young professionals, medical workers, and lifestyle renters can all support the small-unit rental pool.

Pasteur / Surya Sumantri is stable because it is practical. Its 2-bedroom property segment costs around Rp1.20 billion, rents for Rp5.8 million per month, and gives about 4.2% net yield.

Cidadap / Ciumbuleuit is stable for well-located apartments near universities and North Bandung amenities. The 1-bedroom segment produces 4.2% net yield, but investors need to avoid overpaying for views or oversized units.

Antapani and Buah Batu are family-rental districts with less exciting yields. Their net yields usually sit around 3.6% to 4.0%, but tenant turnover can be lower for suitable family houses.

What type of residential property should a beginner investor buy to maximize rental profitability in Bandung?

A beginner investor in Bandung should usually buy a 1-bedroom or compact 2-bedroom apartment in Coblong / Dago, Cidadap / Ciumbuleuit, Braga, or Pasteur.

The reason is simple: smaller apartments usually give the best balance of entry price, rent, tenant depth, operating cost control, and resale liquidity in the Bandung residential property market.

The strongest table evidence is in 1-bedroom properties. Coblong / Dago gives 4.4% net yield, Braga / Asia Afrika gives 4.4%, Pasteur / Surya Sumantri gives 4.3%, and Cidadap / Ciumbuleuit gives 4.2%.

Two-bedroom properties can also work when the price is disciplined. Braga / Asia Afrika reaches 4.6% net yield for 2-bedroom property, while Coblong / Dago reaches 4.3% and Pasteur / Surya Sumantri reaches 4.2%.

Three-bedroom houses can earn more monthly rent, but the return on capital is usually weaker. Setiabudi / Sukasari 3-bedroom property rents for Rp10.5 million per month, but the net yield is only 3.7% because the purchase price is Rp2.40 billion.

The beginner mistake in Bandung is buying a large nice house because the rent looks high. Profitability is usually better in a smaller, liquid apartment where vacancy, repairs, and resale risk are easier to manage.

We give you more details in the our real estate pack about Bandung.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Bandung?

The neighborhoods that best combine strong rental income with lower vacancy risk in Bandung are Coblong / Dago, Pasteur / Surya Sumantri, Cidadap / Ciumbuleuit, and Buah Batu.

These areas have credible rent because demand comes from real daily use, not only from low purchase prices or speculative future growth.

Coblong / Dago has the strongest small-unit depth. The modeled 1-bedroom rent of Rp5.0 million per month supports a 4.4% net yield, which is strong for a recognizable lifestyle and university zone.

Pasteur / Surya Sumantri has practical demand from universities, hospitals, and road access. Its 1-bedroom and 2-bedroom segments produce about 4.3% and 4.2% net yield.

Cidadap / Ciumbuleuit has strong rent levels, especially for apartments near campuses and North Bandung amenities. The main risk is paying too much for older buildings, high service charges, or larger units with weaker liquidity.

Buah Batu has lower headline yields at about 3.7% net across the table, but it has a stable family-rental base. For a cautious buyer, that stability can matter more than a small yield difference.

Which areas look overpriced relative to their rental income in Bandung?

The areas that look most overpriced relative to rental income in Bandung are Batununggal, large Setiabudi / Sukasari homes, and high-end Cidadap or Dago Pakar-style houses.

These neighborhoods can be good places to live, but the rental income does not always justify the purchase price for a yield-focused buyer.

Batununggal is the clearest example. A modeled 3-bedroom property costs Rp2.20 billion and rents for Rp7.8 million per month, giving only 4.3% gross yield and 3.1% net yield.

Setiabudi / Sukasari has high rents, but even higher prices. A 3-bedroom property at Rp2.40 billion and Rp10.5 million monthly rent produces only 3.7% net yield.

Cidadap and Dago Pakar-style large houses can also be yield-poor. Buyers pay for climate, views, privacy, and prestige, while rental income often fails to rise enough to protect net yield.

The trade-off is not bad neighborhood versus good neighborhood. It is rental income versus lifestyle, status, and capital preservation.

Which neighborhoods should I avoid even if the rental yield looks attractive in Bandung?

A beginner should be careful with Cibaduyut, Gedebage, and lower-liquidity outer Bandung pockets even when the rental yield looks attractive.

The apparent yield can be driven by low prices rather than deep tenant demand. That makes the return more fragile if vacancy, repairs, or resale delays appear.

Cibaduyut gives 4.0% to 4.2% net yield in the model, which looks good. But monthly rents are low, ranging from Rp2.4 million to Rp4.8 million depending on bedroom count.

Gedebage gives around 3.9% to 4.0% net yield. The issue is timing, because part of the case depends on future infrastructure, new residential supply, and stronger tenant depth.

Outer low-price areas can also have weaker resale liquidity. A high percentage yield on a cheap property is less useful if the tenant pool is thin or the property takes longer to sell.

The rule is not never buy there. The rule is do not buy there as a beginner unless the price is clearly below market and the property is easy to rent.

Which neighborhoods look risky even though the rental yield is high in Bandung?

The risky high-yield Bandung neighborhoods are Braga / Asia Afrika, Cibaduyut, Gedebage, and some older apartment pockets in Coblong or Cidadap.

These areas can produce attractive numbers, but the risk-adjusted return depends heavily on building quality, tenant depth, management, and resale liquidity.

Braga / Asia Afrika has the highest modeled 2-bedroom net yield at 4.6%. The risk is higher turnover because central apartments can depend more on furnishing, short-stay demand, building reputation, and management quality.

Cibaduyut looks attractive because prices are low. But the rental base is more local and price-sensitive, so a small vacancy or repair can quickly reduce a 4.0% net yield.

Gedebage is risky because part of the investment case depends on future district development. A 2-bedroom property gives 4.0% net yield, but the tenant market is less proven than Dago, Ciumbuleuit, Pasteur, or Buah Batu.

Older apartment stock in Coblong and Cidadap can also be risky. The neighborhood demand is strong, but weak building management or high service charges can turn a good gross yield into an average net yield.

What neighborhoods should I avoid when buying a rental property in Bandung?

For a beginner rental investor in Bandung, the avoid-or-be-careful list is large Batununggal houses, premium North Bandung houses, Cibaduyut low-rent properties, and speculative Gedebage purchases.

This is not a full-neighborhood ban. It is a warning that the wrong property type in these areas can be hard to justify on rental income alone.

Large Batununggal houses should be avoided for pure yield. The modeled 3-bedroom net yield is only 3.1%, the lowest in the table.

Premium North Bandung houses should be avoided by beginners unless the buyer is mostly lifestyle-driven. Gardens, repairs, humidity, security, and longer vacancy can reduce income quickly.

Cibaduyut should be approached carefully by foreign beginners who need liquidity. The yields are acceptable, but the rent levels are low and the area has weaker foreign-buyer familiarity.

Gedebage should be approached only with a margin of safety. Future infrastructure may help, but new supply and uncertain tenant depth can pressure rents.

Which neighborhoods are seeing rental demand weaken, and why, in Bandung?

The Bandung areas most vulnerable to weaker rental demand are older apartment stock in Cidadap / Ciumbuleuit, overpriced large houses in Batununggal and Setiabudi, and speculative outer-east areas such as Gedebage if supply runs ahead of tenants.

The issue is not that these areas are unattractive. The issue is that tenants have choices, and weak buildings or overpriced properties become harder to rent when the value is not clear.

Cidadap / Ciumbuleuit is still desirable, but older buildings face competition from better-managed apartments. A 1-bedroom property still gives about 4.2% net yield only if the building is well maintained.

Large Batununggal houses face affordability pressure. A 3-bedroom property needs around Rp2.20 billion to buy but produces only Rp7.8 million monthly rent, leaving little protection against slower leasing.

Setiabudi / Sukasari larger homes are also vulnerable. The tenant pool is narrower because monthly rent is high, and the maintenance burden is heavier.

Gedebage demand is not necessarily weakening. It is more accurately unproven and supply-sensitive, which means rent growth may lag if new housing arrives before enough jobs, transport, and amenities mature.

Which neighborhoods are seeing new developments that could create stronger rental demand in Bandung?

The neighborhoods most likely to benefit from new development and infrastructure are Gedebage, Kiaracondong, Buah Batu, Pasteur, and areas linked to Bandung's BRT and Greater Bandung transport upgrades.

The important distinction is demand-creating development versus supply-only development. A new transport link, school, hospital, office node, or daily amenity can deepen the tenant pool, while too many similar units can simply create more competition.

Gedebage is the clearest development-led rental story. The 2-bedroom segment costs Rp950 million, rents for Rp4.2 million per month, and produces 4.0% net yield before the district fully matures.

Kiaracondong may benefit because it is already a practical transport and working-household district. Its 2-bedroom segment gives 4.1% net yield at a Rp900 million modeled purchase price.

Buah Batu benefits from family demand, road access, schools, hospitals, and access toward South and East Bandung. Its yields are average, but the tenant base is practical and stable.

Pasteur benefits from toll access, university demand, and hospital access. It is not as cheap as Kiaracondong, but it is more proven for small-unit rental income.

Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Bandung?

The Bandung neighborhoods becoming more attractive because of transport and infrastructure changes are Gedebage, Kiaracondong, Pasteur, Buah Batu, and central Bandung corridors linked to BRT planning.

Transport changes matter because Bandung renters often pay for convenience. Shorter commutes, better daily access, and clearer connections can improve the rentability of a property even if the neighborhood is not the most prestigious.

Gedebage should benefit if transport makes the east side more accessible. Its 2-bedroom net yield is about 4.0%, and entry prices are still lower than in core Bandung.

Kiaracondong may benefit because it already has practical commuter demand. A modeled 2-bedroom property gives 4.1% net yield, which is strong for a lower-entry district.

Pasteur benefits less from new infrastructure and more from existing access. Its advantage is already priced in, but the rental base is stronger and more proven.

The investment point is timing. In Gedebage, infrastructure may not yet be fully priced into rents, while in Pasteur much of the access premium already exists in purchase prices.

Which neighborhoods have become less attractive for property investors over the last 12 months in Bandung?

Over the last 12 months, large Batununggal houses, premium Setiabudi / Sukasari houses, and overpriced North Bandung homes have become less attractive for yield-focused investors.

The reason is yield compression. Prices in desirable areas remain high, but rents have not risen enough to compensate for the capital required and the operating costs attached to larger homes.

Batununggal is the clearest table example. A 3-bedroom property gives only 3.1% modeled net yield even though the area is comfortable and family-friendly.

Setiabudi / Sukasari has strong rent levels, but the modeled 3-bedroom net yield is only 3.7%. That makes the segment more convincing for lifestyle or capital preservation than pure rental income.

Cidadap / Ciumbuleuit large units also require caution. The 1-bedroom case is still good at 4.2% net yield, but larger units have weaker yield after maintenance and service charges are included.

These areas can remain good lifestyle purchases. They are simply less attractive for investors who need rental income to carry the property.

Which property types are becoming harder to rent in Bandung, and in which neighborhoods?

The Bandung property types becoming harder to rent are large high-rent houses, older apartments with high service charges, and low-spec outer-area houses with weak tenant depth.

Large high-rent houses are most exposed in Setiabudi / Sukasari, Batununggal, Cidadap, and Dago Pakar-style areas. They need wealthier families, corporate tenants, or relocation tenants.

The table shows why this matters. Batununggal's 3-bedroom segment gives only 3.1% net yield, while Setiabudi / Sukasari's 3-bedroom segment gives 3.7% net yield despite Rp10.5 million monthly rent.

Older apartments are most exposed in Cidadap / Ciumbuleuit and Coblong / Dago. The neighborhood may be strong, but tenants compare building condition, furniture, parking, elevators, security, and monthly charges.

Low-spec outer-area houses are most exposed in Cibaduyut and some Gedebage pockets. They can show acceptable percentage yields, but rents are low and tenants are price-sensitive.

The practical rule is to buy tenant depth, not just property size. Compact and efficient residential properties remain the safer formats near campuses, hospitals, toll access, offices, and lifestyle amenities.

Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Bandung?

The best bedroom count for a beginner investor in Bandung is usually the 1-bedroom property.

The 1-bedroom format offers the best balance of entry price, tenant depth, rental yield, and resale liquidity. It is also easier to manage than a large house for a foreign individual buyer.

The table shows the pattern clearly. Coblong / Dago 1-bedroom property gives 4.4% net yield, Braga / Asia Afrika gives 4.4%, Pasteur / Surya Sumantri gives 4.3%, and Cidadap / Ciumbuleuit gives 4.2%.

Two-bedroom properties are the safest middle ground. They work for couples, sharers, small families, and some students, with the best 2-bedroom net yields in Braga / Asia Afrika, Coblong / Dago, Pasteur / Surya Sumantri, and Kiaracondong.

Three-bedroom properties give higher monthly rent but weaker yield balance. They need more capital, have higher repairs, and depend on a narrower family tenant pool.

For a foreign beginner buying a rental property in Bandung, the practical answer is a 1-bedroom apartment in Coblong / Dago, Pasteur, Braga, or Cidadap if legal structure and building quality check out.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Bandung. If you’d like to learn more about us, you can check our presentation page.