What are the rental yields for apartments in Bandung? (2026)

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Neighborhoods and apartment rental yields in Bandung in 2026

This table compares apartment rental yields in Bandung by neighborhood and apartment type.

For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.

Finally, please note you'll find much more detailed data in our real estate pack about 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 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 Cidadap, Coblong, Lengkong, and Cicendo.

Cidadap is the strongest example in the dataset. Its 1-bedroom apartments show an estimated 6.3% net yield, while studios show 6.2% and 2-bedroom apartments show 6.0%.

Coblong is close behind, with estimated net yields of 6.1% for studios and 6.0% for 1-bedroom apartments. The practical reason is that Coblong connects rental demand from ITB, Dipatiukur, Dago, cafes, universities, and daily amenities.

Lengkong is a value choice. Its studio apartment estimate is Rp380m with Rp2.8m monthly rent, which produces 6.0% net yield without needing Dago-level purchase prices.

Cicendo is slightly lower on net yield, but it has a clearer transport story. A 1-bedroom apartment is estimated at Rp700m and Rp4.7m monthly rent, producing 5.8% net yield with support from Bandung Station access and Jakarta to Bandung mobility.

For a beginner buyer, the practical takeaway is that Cidadap and Coblong offer the cleanest balance between yield, demand, and resale logic. Lengkong is more value-led, while Cicendo is more transport-led.

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

The best Bandung areas for above-average yields and below-average entry prices are Cidadap, Lengkong, Buahbatu, and Batununggal.

Cidadap stands out because it is not just cheap. A studio is estimated at Rp390m and Rp2.9m monthly rent, while a 1-bedroom apartment is estimated at Rp540m and Rp4.0m monthly rent.

Lengkong gives a strong value compromise. Its studio entry price of Rp380m is far below Dago at Rp570m and Sumur Bandung at Rp540m, but its estimated studio net yield is 6.0%.

Buahbatu has the highest gross yield in the table, with studios at 9.0% gross yield and 6.0% net yield. The caution is that the tenant pool is thinner and more local than in Cidadap or Coblong.

Batununggal also looks practical. A studio apartment is estimated at Rp390m with Rp2.8m monthly rent, while a 1-bedroom apartment is estimated at Rp540m with Rp3.8m monthly rent.

The honest interpretation is that Cidadap and Lengkong are easier beginner markets. Buahbatu and Batununggal can work, but they require stronger building selection and a clearer tenant plan.

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

The rent level most clearly justifies the purchase price in Cidadap, Coblong, Lengkong, and Batununggal.

Cidadap has the clearest rent-to-price relationship. A 1-bedroom apartment at about Rp540m with Rp4.0m monthly rent produces an estimated 8.9% gross yield and 6.3% net yield.

Coblong also looks rational for rental income. A studio at Rp430m with Rp3.1m monthly rent produces 8.7% gross yield and 6.1% net yield.

Lengkong works because the purchase price is still moderate. Its studio estimate of Rp380m and Rp2.8m monthly rent produces 8.8% gross yield.

Batununggal has a similar practical profile. Its studio and 1-bedroom apartment estimates both stay below Dago pricing while still producing net yields of 5.9% and 5.8%.

Dago is different. The rent is higher, but the purchase price is also much higher, which is why Dago 2-bedroom apartments fall to 5.1% net yield in the dataset.

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 Bandung neighborhoods for stable rental income rather than maximum yield are Cicendo, Bandung Wetan, Cidadap, and Coblong.

Cicendo is the most stability-oriented choice. Its estimated net yields sit around 5.5% to 5.8%, but the area benefits from station access, central-west Bandung demand, and business travel logic.

Bandung Wetan is also stable, even though it is not the highest-yield area. Its estimated net yields range from 5.2% to 5.5%, supported by central access, hospitals, retail, hotels, offices, and daily convenience.

Cidadap gives both yield and tenant depth. The 1-bedroom estimate reaches 6.3% net yield, while the local renter base is supported by Ciumbuleuit, universities, and north Bandung demand.

Coblong is slightly more student-driven, which can mean more tenant turnover. But it also has deep demand from ITB, Dipatiukur, Dago access, cafes, and young professional renters.

For a beginner foreign buyer, a stable 5.5% to 5.8% net yield in a deeper rental area can be safer than a higher number in a less liquid building or outer location.

Which apartment type gives the best return for the lowest total investment in Bandung?

The best Bandung apartment type for return versus total investment is usually the studio apartment, followed closely by the 1-bedroom apartment.

Studios often deliver the highest estimated gross yields in the table. Buahbatu studios reach 9.0% gross yield, Cidadap studios reach 8.9%, Lengkong studios reach 8.8%, and Coblong studios reach 8.7%.

The reason is simple. Bandung studios serve students, single professionals, young workers, and temporary renters who care more about price, furnishing, internet, and location than large unit size.

One-bedroom apartments are the most balanced format. In Cidadap, the 1-bedroom estimate reaches 6.3% net yield, the highest net figure in the whole table.

Two-bedroom apartments earn higher absolute rent, but they require more capital. In Dago, a 2-bedroom apartment is estimated at Rp1.08bn and Rp6.6m monthly rent, yet the net yield is only 5.1%.

For a beginner buyer, the safest Bandung format is usually a well-located studio or compact 1-bedroom apartment in Cidadap, Coblong, Cicendo, Lengkong, or Bandung Wetan.

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 Bandung neighborhoods that combine strong rental income with relatively low vacancy risk are Cidadap, Coblong, Cicendo, Bandung Wetan, and Setiabudi.

Cidadap has strong rental income because the renter base is easy to understand. A 1-bedroom apartment is estimated at Rp4.0m monthly rent with 6.3% net yield.

Coblong is supported by campus, lifestyle, and central access. Its studio rent estimate of Rp3.1m is high enough to produce 6.1% net yield without needing a luxury purchase price.

Cicendo has one of the strongest transport stories in the table. A 1-bedroom apartment is estimated at Rp4.7m monthly rent, supported by Bandung Station access and central-west mobility.

Bandung Wetan has lower yields than Cidadap or Coblong, but its central location can reduce vacancy risk. The area is useful for workers, visitors, hospital users, and lifestyle renters.

Setiabudi works when the apartment is close to universities, schools, and north Bandung corridors. The area is weaker when a building is priced like Dago without Dago-level tenant demand.

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 areas look overpriced relative to their rental income in Bandung?

The Bandung areas that look most overpriced relative to rental income are Dago, Sumur Bandung, and parts of Bandung Wetan.

Dago is the clearest price-premium example. A studio is estimated at Rp570m and Rp3.7m monthly rent, producing 5.5% net yield, while a 2-bedroom apartment falls to 5.1% net yield.

Sumur Bandung is similar. It is central and easy to understand, but its estimated net yields sit around 5.1% to 5.5%.

Bandung Wetan remains investable, especially for smaller units. The issue is that its 2-bedroom estimate of Rp980m and Rp6.1m monthly rent produces only 5.2% net yield, below Cidadap, Coblong, Lengkong, and Batununggal.

These neighborhoods are not bad places to own. Buyers are paying for centrality, prestige, convenience, easier resale, and lifestyle appeal.

The trade-off is simple. Dago and Sumur Bandung can be good ownership locations, but weaker places to buy if the main goal is maximum rental income.

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

Beginner Bandung investors should be cautious with Arcamanik, outer Buahbatu, weaker parts of Cibeunying Kidul, and poorly managed buildings in Batununggal.

Arcamanik has a low estimated studio price of Rp310m and 8.5% gross yield. The problem is not the spreadsheet yield, but weaker resale liquidity and a narrower tenant pool.

Outer Buahbatu can look attractive because the studio net yield reaches 6.0%. The risk is that demand is more dependent on local affordability than on deep student, expat, or professional renter pools.

Cibeunying Kidul has acceptable numbers, with studios estimated at 5.7% net yield. But not every pocket has the same tenant depth as Coblong, Cidadap, or Bandung Wetan.

Batununggal should not be avoided as a whole. The warning applies to older or poorly managed buildings where maintenance, parking, security, or furnishing problems can make the same yield much harder to achieve.

The beginner rule is simple. Do not buy in Bandung only because the yield looks high. Buy where a tenant can clearly explain why they want that location and that building.

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

The Bandung neighborhoods that look risky despite high yields are Arcamanik, Buahbatu, Cibeunying Kidul, and some Batununggal locations.

The risk is not that rent is impossible. The risk is that the tenant pool is thinner and resale is less predictable than in Cidadap, Coblong, or Cicendo.

Arcamanik's studio estimate is Rp310m with Rp2.2m monthly rent, giving 5.6% net yield. That looks fine, but foreign investors may find the area harder to resell or manage from a distance.

Buahbatu has strong apparent yields, especially studios at 6.0% net yield. But the investment case depends heavily on buying the right building near real demand.

Cibeunying Kidul can be squeezed when renters compare it with more central alternatives. If the unit is not clearly cheaper, tenants may choose Coblong, Bandung Wetan, or Lengkong instead.

Safer alternatives are Cidadap, Coblong, and Cicendo. Their yields may not always be the highest headline numbers, but the tenant base is easier to understand.

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

For a beginner rental apartment investor in Bandung, the avoid-or-approach-carefully list is Arcamanik, outer Buahbatu, weaker Cibeunying Kidul pockets, and low-quality older buildings in Batununggal or Lengkong.

Arcamanik should be approached carefully unless the price is very attractive. Its studio price of Rp310m is low, but weaker liquidity can erase several years of rental income if resale is difficult.

Outer Buahbatu should be approached only with a clear tenant plan. It can work for affordability-led local tenants, but it is not the easiest market for a foreign beginner.

Cibeunying Kidul should be treated selectively. Some pockets are practical, but others do not have the same depth of tenant demand as Coblong, Cidadap, or Bandung Wetan.

Batununggal and Lengkong should not be avoided completely. The avoid rule applies to weak buildings with poor maintenance, difficult parking, weak security, or unattractive furnishing.

The safest Bandung filter is this: buy where the tenant story is obvious. If the only reason to rent the unit is that it is cheap, the yield is fragile.

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

The Bandung neighborhoods most exposed to weakening rental demand are outer Buahbatu, Arcamanik, parts of Cibeunying Kidul, and older non-prime buildings in central areas.

Outer Buahbatu and Arcamanik are more vulnerable because they rely more on local affordability demand. When renters have more choice, these areas need lower prices to stay competitive.

Cibeunying Kidul can weaken where apartments lack strong access, modern facilities, or a clear tenant pull. Renters comparing similar budgets may prefer Coblong, Cidadap, or Lengkong.

Older buildings in central areas can also weaken, even when the neighborhood is strong. Bandung tenants compare furnishing, internet, parking, security, and maintenance very quickly.

This looks more like selective weakness than a full market decline. Bandung still has support from students, domestic visitors, local workers, and urban services.

The practical recommendation is to monitor these areas rather than reject them completely. Buy only with a price discount and a clear unit-level advantage.

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

The Bandung neighborhoods most likely to benefit from development-driven rental demand are Cicendo, Bandung Wetan, Sumur Bandung, Batununggal, and selected southeast corridors such as Buahbatu.

Cicendo benefits most from transport logic. Bandung Station and feeder connectivity to the Jakarta to Bandung high-speed rail corridor make central-west Bandung more useful for mobile workers and visitors.

Bandung Wetan and Sumur Bandung benefit from centrality. Retail, hospitals, hotels, offices, tourism flows, and everyday convenience support tenant depth, although much of that value is already priced in.

Batununggal and Buahbatu may benefit if transport improvements reduce dependence on private vehicles. Their investment case improves if renters can reach work, campus, and central Bandung more easily.

The key point is that development has to create demand, not just supply. A new apartment project can increase competition if the renter base does not grow at the same time.

For a beginner buyer, the safer rule is to buy only where the current rent already works. Do not pay today for a future infrastructure story unless the yield is acceptable now.

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.

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 changes are Cicendo, Sumur Bandung, Bandung Wetan, Batununggal, and Buahbatu.

Cicendo is the clearest winner because of station access and Jakarta to Bandung connectivity. A 1-bedroom apartment in Cicendo is estimated at Rp700m with Rp4.7m monthly rent and 5.8% net yield.

Sumur Bandung and Bandung Wetan benefit from central access. They are already expensive, but renters still value convenience, offices, hotels, hospitals, and short trips around the city.

Batununggal and Buahbatu are more speculative. If transit and feeder systems improve actual commute times, these areas could become more attractive without already carrying Dago-level prices.

The honest interpretation is that transport upside should be treated as a bonus, not the whole investment case. The current rent must already make sense.

This is why Cicendo is easier to defend than a vague outer-area infrastructure bet. Its transport logic is already visible in the rent and yield figures.

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

The Bandung neighborhoods that have become less attractive for rental-income investors are Dago, Sumur Bandung, and some Bandung Wetan locations.

The reason is not that these areas are bad. The problem is that prices remain high while rents do not fully compensate income-focused buyers.

Dago remains desirable, but estimated net yields are only 5.1% to 5.5% in this dataset. That makes it a stronger lifestyle market than a maximum-yield market.

Sumur Bandung has a similar issue. It is central and liquid, but the 2-bedroom estimate falls to 5.1% net yield, even with Rp6.4m monthly rent.

Bandung Wetan is still useful for small units, but high entry prices make mistakes more expensive. A 2-bedroom apartment is estimated at Rp980m and 5.2% net yield.

The practical conclusion is not to avoid these areas blindly. The lesson is to avoid paying a prestige premium if the rent does not clearly justify the purchase price.

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

The Bandung apartment type becoming harder to rent is the overpriced 2-bedroom apartment, especially in Dago, Sumur Bandung, Bandung Wetan, and weaker outer locations.

Two-bedroom apartments need a narrower tenant pool. The owner is usually waiting for families, sharers, or higher-income renters who can pay for space.

The table shows the yield compression clearly. Dago 2-bedroom apartments show 5.1% net yield, Sumur Bandung 2-bedroom apartments show 5.1%, and Bandung Wetan 2-bedroom apartments show 5.2%.

Studios can also become hard to rent if the building is weak or too far from real demand. A studio in Cidadap or Coblong has a clear tenant story, while a cheap studio in a weak outer building may need a lower price.

One-bedroom apartments are the most balanced product. They serve students with higher budgets, couples, young professionals, and small expat households.

For a beginner, the safest rule in Bandung is to buy a studio or 1-bedroom apartment in Cidadap, Coblong, Cicendo, Lengkong, or Bandung Wetan, and avoid overpaying for a large 2-bedroom unit unless the rent is already proven.

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.