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If you are thinking about buying an apartment in Bandung to rent it out, one of the first things you will want to know is how much money you can actually make from it.
This article breaks down the realistic rental yields you can expect in Bandung in 2026, what rents look like for different apartment sizes, and which costs will reduce your profits.
We constantly update this blog post as new data becomes available, so the numbers you see here reflect the latest market reality.
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.
What rental yields can I realistically get from an apartment in Bandung?
What's the average gross rental yield for apartments in Bandung as of 2026?
As of early 2026, the average gross rental yield for apartments in Bandung sits around 7.5% to 8.5%, which is higher than what most foreigners expect from an Indonesian city outside Jakarta.
The realistic range you will encounter spans from about 6% on the low end to around 10% on the high end, depending heavily on which building and neighborhood you buy in.
The main factor that causes this wide variation in Bandung specifically is the huge difference in purchase prices between older mid-market buildings like Gateway Pasteur and premium lifestyle developments in Dago or Setiabudi, while rents in both areas often cluster closer together because tenant budgets are capped by local salaries.
Compared to Jakarta, where gross yields typically hover around 5% to 7%, Bandung offers noticeably better numbers because apartment purchase prices per square meter remain lower while the deep student and young professional demand keeps rents relatively strong.
What's the average net rental yield for apartments in Bandung as of 2026?
As of early 2026, the average net rental yield for apartments in Bandung falls around 5% to 5.5% after accounting for all recurring costs.
Most apartment investors in Bandung can realistically expect net yields between 4.5% and 6.5%, with the exact figure depending on your building's service charges and how well you manage vacancy.
The single biggest expense that eats into your gross yield in Bandung is the IPL (service charge), which is charged per square meter and can easily represent 8% to 15% of your monthly rent for smaller studios and one-bedroom units, especially in buildings with pools, gyms, and 24-hour security.
By the way, you will find much more detailed data in our property pack covering the real estate market in Bandung.
What's the typical rent-to-price ratio for apartments in Bandung in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Bandung ranges from about 0.6% to 0.9% per month, which translates to roughly 7% to 11% annually before costs.
Most apartment transactions in Bandung fall within the 0.65% to 0.8% monthly range, meaning for every Rp 100 million you spend on an apartment, you can expect roughly Rp 650,000 to Rp 800,000 in monthly rent.
The highest rent-to-price ratios in Bandung tend to appear in mid-market buildings near major universities like ITB in the Coblong and Dago areas, or along the Pasteur corridor, where purchase prices stayed moderate but student demand keeps rents competitive.
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How much rent can I charge for an apartment in Bandung?
What's the typical tenant budget range for apartments in Bandung right now?
The typical monthly tenant budget for renting an apartment in Bandung ranges from about Rp 2 million to Rp 5 million (around $125 to $310 USD, or €115 to €290 EUR), which covers most local salaried workers and students.
For tenants targeting mid-range apartments in Bandung, the budget usually falls between Rp 3.5 million and Rp 7 million per month (roughly $220 to $440 USD, or €205 to €410 EUR), which gets you a decent one-bedroom or two-bedroom in a good location like Pasteur or Cihampelas.
For those seeking high-end or luxury apartments in Bandung, expect tenant budgets of Rp 8 million to Rp 15 million per month (about $500 to $940 USD, or €470 to €880 EUR), which typically means newer buildings in Dago, Setiabudi, or premium units with city views in Braga City Walk.
We have a blog article where we update the latest data about rents in Bandung here.
What's the average monthly rent for a 1-bed apartment in Bandung as of 2026?
As of early 2026, the average monthly rent for a one-bedroom apartment in Bandung falls around Rp 4.5 million to Rp 5.5 million (approximately $280 to $345 USD, or €265 to €325 EUR).
At the entry level, you can find decent one-bedroom apartments in Bandung for about Rp 3.5 million to Rp 4 million per month ($220 to $250 USD, or €205 to €235 EUR), which typically means older buildings or locations slightly further from main demand nodes like The Jarrdin in Cihampelas or Gateway Pasteur near Pasteur toll access.
In the mid-range, a typical one-bedroom apartment in Bandung rents for Rp 4.5 million to Rp 6 million per month ($280 to $375 USD, or €265 to €350 EUR), usually offering better furnishing, newer facilities, and locations closer to universities or the central business areas.
At the high end, luxury one-bedroom apartments in Bandung command Rp 6.5 million to Rp 7.5 million per month ($405 to $470 USD, or €380 to €440 EUR), typically found in premium developments like Dago Suites with mountain views or well-maintained units in central lifestyle districts.
What's the average monthly rent for a 2-bed apartment in Bandung as of 2026?
As of early 2026, the average monthly rent for a two-bedroom apartment in Bandung falls around Rp 5 million to Rp 6 million (approximately $310 to $375 USD, or €295 to €350 EUR).
At the entry level, decent two-bedroom apartments in Bandung rent for about Rp 3.6 million to Rp 4.5 million per month ($225 to $280 USD, or €210 to €265 EUR), often found in buildings like Tamansari Panoramic or older stock in the Ahmad Yani corridor where prices stayed affordable.
In the mid-range, a typical two-bedroom apartment in Bandung costs Rp 5 million to Rp 6 million per month ($310 to $375 USD, or €295 to €350 EUR), which gets you newer facilities and locations like Gateway Pasteur with good toll road access or buildings near Pasirkaliki.
At the high end, luxury two-bedroom apartments in Bandung command Rp 7 million to Rp 8 million per month ($440 to $500 USD, or €410 to €470 EUR), typically in premium locations like Braga City Walk in the central heritage district or well-appointed units in Setiabudi with city views.
What's the average monthly rent for a 3-bed apartment in Bandung as of 2026?
As of early 2026, the average monthly rent for a three-bedroom apartment in Bandung falls around Rp 10 million to Rp 12 million (approximately $625 to $750 USD, or €590 to €705 EUR).
At the entry level, decent three-bedroom apartments in Bandung rent for about Rp 8.5 million to Rp 10 million per month ($530 to $625 USD, or €500 to €590 EUR), typically in buildings like Braga City Walk or older mid-rise developments with adequate but not premium facilities.
In the mid-range, a typical three-bedroom apartment in Bandung costs Rp 10 million to Rp 12 million per month ($625 to $750 USD, or €590 to €705 EUR), offering larger floor areas around 70 to 90 square meters with better finishing in established residential zones.
At the high end, luxury three-bedroom apartments in Bandung command Rp 14 million or more per month ($875+ USD, or €820+ EUR), found in premium developments like Landmark Residence or top-floor units in central Bandung with panoramic views and full amenities.
How fast do well-priced apartments get rented in Bandung?
A well-priced apartment in Bandung typically gets rented within 2 to 4 weeks if it is located near a major university like ITB or in high-demand corridors like Dago, Pasteur, or Cihampelas.
The typical vacancy rate for apartments in Bandung hovers around 8% to 12% annually, which translates to roughly one month of vacancy per year for the average landlord.
The main factors that cause some apartments to rent faster than others in Bandung are proximity to university campuses (especially ITB, Unpad, or Telkom University), the quality of furnishing, and whether the lease timing aligns with semester intake periods when students flood the market looking for accommodation.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in Bandung?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Bandung as of 2026?
As of early 2026, studios and one-bedroom apartments typically offer the best rental yields in Bandung, often reaching 8% to 10% gross compared to 6% to 7% for larger units.
The typical gross yield by apartment type in Bandung breaks down roughly as follows: studios at 8% to 10%, one-bedrooms at 7.5% to 9.5%, two-bedrooms at 7% to 8.5%, and three-bedrooms at 6% to 7.5%.
The main reason smaller units outperform in Bandung is that the city's rental demand is dominated by university students and young professionals who need affordable, single-occupancy housing near campuses like ITB or job centers, while families who would rent three-bedroom units are more likely to buy houses in suburban areas instead.
Which features are best if you want a good yield for your apartment in Bandung?
The features that most positively impact rental yield in Bandung are walkability to a university or major employment node (like ITB, Dago, or the Pasteur business corridor), full furnishing with air conditioning and water heater, and buildings with reliable elevators and 24-hour security that appeal to the student and young professional tenant base.
In Bandung, mid-floor apartments (around floors 5 to 15) tend to rent fastest because they avoid ground-floor noise and security concerns while not commanding the premium prices of top floors, making them easier to price competitively for student tenants.
Apartments with balconies or outdoor space in Bandung can command slightly higher rents (around 5% to 10% premium), but this matters more in lifestyle areas like Dago and Setiabudi than in purely functional student corridors like Pasteur where tenants prioritize price over amenities.
Building features like elevators and parking do help justify rents in Bandung, but you need to watch the IPL (service charge) closely because a building with a pool and gym might charge Rp 15,000 to Rp 25,000 per square meter monthly in fees, which can quietly destroy your net yield on a small studio.
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Which neighborhoods give the best rental demand for apartments in Bandung?
Which neighborhoods have the highest rental demand for apartments in Bandung as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Bandung are Coblong (including Dago, Dipatiukur, and Sekeloa), Cidadap and Ciumbuleuit, Sukajadi and Pasteur, and the central Sumur Bandung area around Braga and Asia Afrika.
The main demand driver in these Bandung neighborhoods is proximity to major universities, especially ITB (Institut Teknologi Bandung) in Coblong and the string of campuses along the northern corridor, which creates a constant flow of students and young academics looking for nearby furnished apartments.
In these high-demand neighborhoods, well-priced apartments typically rent within 2 to 3 weeks, and vacancy rates stay around 5% to 8% annually, well below the city average.
One emerging neighborhood gaining rental demand momentum in Bandung is the Antapani and Arcamanik area to the east, where new apartment developments and improving road access are attracting young professionals priced out of the more established western corridors.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Bandung.
Which neighborhoods have the highest yields for apartments in Bandung as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Bandung are Pasteur and Gunung Batu, the Gateway and Ahmad Yani corridor near Cicadas, and parts of Sukajadi where purchase prices remain moderate but rental demand stays solid.
Gross rental yields in these top-yielding Bandung neighborhoods typically range from 8% to 10%, compared to 6% to 7.5% in premium lifestyle areas like central Dago or Setiabudi.
The main reason these neighborhoods offer higher yields is that apartment purchase prices per square meter stayed 20% to 30% below prime Dago or Ciumbuleuit levels, while rents only trail by 10% to 15% because practical tenants (commuters, hospital workers, young professionals) prioritize affordability and access over prestige addresses.
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.
Should I do long-term rental or short-term rental in Bandung?
Is short-term rental legal for apartments in Bandung as of 2026?
As of early 2026, short-term rental for apartments in Bandung is not explicitly banned, but operating one typically requires treating it as an accommodation business with proper licensing rather than a simple residential lease.
The main legal requirements for operating a short-term rental apartment in Bandung include registering through Indonesia's OSS (Online Single Submission) business licensing portal and potentially paying local taxes that apply to accommodation services under Bandung's local tax regulation (Perda Kota Bandung No. 1/2024).
For Airbnb-style rentals in Bandung, you should also check your building's strata rules because many apartment managements explicitly prohibit nightly rentals even if the city does not, and violating these rules can result in fines or forced lease terminations.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bandung.
What's the gross yield difference short-term vs long-term in Bandung in 2026?
As of early 2026, short-term rentals in Bandung can generate 20% to 60% higher gross revenue than long-term rentals when occupancy is good, but the net yield advantage shrinks significantly once you account for higher operating costs.
The typical gross yield for short-term rentals in Bandung ranges from 10% to 14% at decent occupancy, compared to 7% to 10% for long-term rentals, based on the visible daily versus monthly rate differences on platforms like Travelio.
The main additional costs that reduce the net yield advantage of short-term rentals in Bandung include higher management fees (typically 15% to 25% of revenue versus 5% to 10% for long-term), cleaning and linen costs between guests, higher utility consumption, faster furniture wear, and potentially more complex tax obligations.
To outperform a long-term rental in Bandung, a short-term rental apartment typically needs to maintain at least 50% to 60% occupancy, which can be challenging outside peak tourism weekends and holiday periods when Bandung fills with Jakarta visitors.
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What costs will eat into my net yield for an apartment in Bandung?
What are building service charges as a % of rent in Bandung as of 2026?
As of early 2026, building service charges (called IPL in Indonesia) typically represent 8% to 15% of monthly rent for apartments in Bandung, or roughly Rp 200,000 to Rp 600,000 per month ($12 to $38 USD, or €12 to €35 EUR) depending on unit size and building facilities.
The realistic range of service charges covers about 5% of rent for basic older buildings with minimal amenities up to 18% or more for premium developments with pools, gyms, and extensive landscaping.
In Bandung specifically, the services that justify higher-than-average IPL charges are 24-hour security (important for student tenants and their parents), reliable backup generators (Bandung occasionally experiences power issues), and well-maintained common facilities like study lounges that appeal to the university tenant base.
What annual maintenance budget should I assume for an apartment in Bandung right now?
A reasonable annual maintenance budget for an apartment in Bandung is roughly 0.5% to 1% of the property's market value, which translates to about Rp 3 million to Rp 9 million per year ($190 to $560 USD, or €175 to €530 EUR) for a typical Rp 600 million to Rp 900 million unit.
The realistic range of annual maintenance costs varies from about Rp 2 million ($125 USD, €115 EUR) for newer buildings in good condition to Rp 12 million or more ($750 USD, €705 EUR) for older apartments requiring more frequent repairs.
The most common maintenance expenses apartment owners face annually in Bandung are air conditioning servicing and repairs (Bandung's humid climate and student tenants often mean heavy AC use), water heater replacement (units frequently fail after 3 to 5 years), repainting between tenants, and occasional plumbing fixes in older buildings where pipe quality varies.
What property taxes should I expect for an apartment in Bandung as of 2026?
As of early 2026, the annual property tax (PBB-P2) for an apartment in Bandung typically amounts to roughly Rp 500,000 to Rp 2 million per year ($30 to $125 USD, or €30 to €115 EUR), which represents about 0.03% to 0.1% of market value in effective terms.
The realistic range of property taxes varies from under Rp 500,000 for smaller studios with low assessed values to Rp 3 million or more for larger or centrally located units, depending on the government's assessed value (NJOP) for your specific property.
Property taxes in Bandung are calculated based on the NJOP (Nilai Jual Objek Pajak), which is the government's assessed value of your property and is typically well below actual market value, then applying tiered tax rates set out in Bandung's local tax regulation (Perda Kota Bandung No. 1/2024).
There are some property tax exemptions in Bandung, including a threshold below which no tax is due (NJOPTKP), but these mainly benefit very low-value properties and most apartment investors will not qualify for significant reductions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bandung.
How much does landlord insurance cost for an apartment in Bandung in 2026?
As of early 2026, annual landlord insurance for an apartment in Bandung typically costs about Rp 150,000 to Rp 500,000 per year ($10 to $30 USD, or €9 to €30 EUR) for basic fire and property coverage on a unit valued around Rp 500 million.
The realistic range of annual insurance costs spans from Rp 100,000 ($6 USD, €6 EUR) for minimal coverage on a small studio to Rp 1 million or more ($60+ USD, €60+ EUR) for comprehensive policies that include contents coverage and additional perils on higher-value units.
What's the typical property management fee for apartments in Bandung as of 2026?
As of early 2026, the typical property management fee for apartments in Bandung runs about 5% to 10% of collected rent for long-term rentals, which works out to roughly Rp 200,000 to Rp 500,000 per month ($12 to $30 USD, or €12 to €30 EUR) on an average rent of Rp 4 million to Rp 5 million.
The realistic range of management fees spans from 5% for basic tenant-finding and rent collection services up to 15% to 25% for short-term rental management that includes guest communication, cleaning coordination, and turnover handling.
Standard property management fees in Bandung typically include tenant sourcing, lease administration, rent collection, and coordination of basic maintenance requests, though you should confirm exactly what is covered because some managers charge extra for tenant turnover or major repairs.
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 |
|---|---|---|
| Bank Indonesia Residential Property Survey | Indonesia's central bank publishing the official property survey. | We used it to verify that our yield assumptions reflect normal market conditions. We also checked price growth trends to ensure our estimates are not based on boom or bust periods. |
| BPS Residential Property Price Index | Indonesia's official statistics agency measuring property prices. | We used it to confirm that property price movements follow a defined methodology. We cross-checked our yield estimates against this official data source. |
| BPS Kota Bandung Statistical Yearbook | The official city-level statistics office for Bandung. | We used it to understand Bandung's economy and demographics driving tenant demand. We kept our analysis focused on what makes Bandung different from Jakarta. |
| West Java Provincial Government UMK Announcement | The provincial government's official minimum wage decision. | We used it to estimate what local tenants can afford in rent. We built simple tenant budget ranges that any non-professional can understand. |
| JDIH Kota Bandung Local Tax Regulation | The official legal documentation portal for Bandung regulations. | We used it to ground property tax and local tax information in the exact legal source. We referenced it for short-term rental tax implications as well. |
| Lamudi Bandung Apartment Listings | A major property portal showing explicit average prices per square meter. | We used it as our primary purchase price benchmark for Bandung apartments. We used this as the denominator for our yield calculations so the math is transparent. |
| Travelio Bandung Rental Listings | A major Indonesian rental platform showing actual asking rents. | We used it as one of our main rent benchmarks by bedroom count. We triangulated ranges across multiple pages to avoid relying on any single listing. |
| Jendela360 Apartment Listings | An established Indonesian apartment rental specialist with unit-level pricing. | We used it to cross-check studio and one-bedroom rents with a different dataset than Travelio. We kept our estimates realistic for entry-level investors. |
| Kontan Financial Newspaper | A major Indonesian business newspaper covering practical household finance. | We used it to define what IPL service charges are and anchor typical cost ranges. We converted those charges into a simple percentage of rent for net yield calculations. |
| Great Eastern General Insurance Disclosure | An insurer's official product document citing OJK tariff rules. | We used it to anchor insurance costs to regulated tariff frameworks. We translated this into a realistic annual budget range for Bandung apartments. |
| OSS Business Licensing Portal | Indonesia's official national system for business licensing. | We used it to explain what legal means for short-term rental activity in practice. We framed short-term rental as closer to an accommodation business than a simple lease. |
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