What properties can you buy in Bandungwith $100k, $300k, $500k and more? (January 2026)

Authored by the expert who managed and guided the team behind the Indonesia Property Pack

Everything you need to know before buying real estate is included in our Indonesia Property Pack

What can I realistically buy with $100k in Bandung right now?

Are there any decent properties for $100k in Bandung, or is it all scams?

At $100k (around Rp1.7 billion using Bank Indonesia's January 2026 JISDOR rate), you can find real properties in Bandung, but here is the catch for foreigners: the official minimum price for a landed house in West Java is Rp5 billion, and for apartments it is Rp2 billion, which means $100k is actually below both legal thresholds if you want to buy in your own name.

If you are shopping purely based on market prices (not as a foreign buyer in your own name), neighborhoods like Buah Batu, Antapani, and parts of Bandung Timur tend to offer the best value around this budget because they have substantial inventory and good everyday access without the premium of the northern hills.

In popular or upscale areas like Dago, Setiabudi, or Ciumbuleuit, $100k would typically only get you something very small, older, or located on a fringe lane rather than a prime street, so do not expect a conventional home in these spots at this budget.

What property types can I afford for $100k in Bandung (studio, land, old house)?

For $100k (Rp1.7 billion) in Bandung, the market reality is that you can typically find older small houses with 2 or 3 bedrooms in non-prime pockets, small land plots outside the northern premium corridors, or modest apartments, though apartments are still below the foreigner minimum threshold of Rp2 billion.

At this price point, expect properties that need cosmetic to medium renovation rather than turnkey condition, so budget roughly 5 to 15 percent of your purchase price for basic updates like paint, waterproofing, bathroom fixes, and minor electrical work.

For long-term value, older small houses in accessible areas like Buah Batu or Antapani tend to hold up better than apartments because landed property remains more desirable in Bandung's family-oriented market and avoids the strata management complexities that can affect apartment resale.

What's a realistic budget to get a comfortable property in Bandung as of 2026?

As of early 2026, foreign buyers who want to purchase legally in their own name need at least Rp2 billion ($120,000 or around €110,000) for an apartment or Rp5 billion ($300,000 or around €275,000) for a landed house in West Java, and these are hard legal minimums, not market suggestions.

For a comfortable standard with actual choice rather than just squeezing into the minimum, most foreign buyers in Bandung aim for Rp2.5 to 3.5 billion ($150,000 to $210,000 or €140,000 to €190,000) for apartments, or Rp5.5 to 7 billion ($330,000 to $420,000 or €300,000 to €385,000) for landed houses.

In Bandung, "comfortable" typically means a 3-bedroom home with around 120 to 200 square meters of building area, decent finishing, parking space, and location in a neighborhood with good road access and nearby services like schools or shops.

Budget requirements vary a lot by neighborhood, with northern premium areas like Dago or Setiabudi requiring 30 to 50 percent more than southern or eastern areas like Buah Batu or Antapani for similar sized properties.

What can I get with a $200k budget in Bandung as of 2026?

What "normal" homes become available at $200k in Bandung as of 2026?

As of early 2026, a $200k budget (around Rp3.4 billion) in Bandung puts you in the "normal comfortable" range where you can find 3-bedroom family houses in established non-prime neighborhoods, typically with parking and decent room sizes, though this is still below the Rp5 billion minimum for foreigners buying landed property in their own name.

At this budget, expect building sizes of roughly 90 to 180 square meters with land areas of 90 to 200 square meters depending on the specific pocket, which is enough space for a family but not expansive by any means.

By the way, we have much more granular data about housing prices in our property pack about Bandung.

What places are the smartest $200k buys in Bandung as of 2026?

As of early 2026, the smartest $200k buys in Bandung tend to cluster in Buah Batu, Antapani, Batununggal, and Kota Baru Parahyangan (KBP), where you get solid family housing stock with good infrastructure access without paying the northern hills premium.

These areas offer better value than other $200k options because they combine toll road or arterial access, proximity to schools and services, and enough buyer demand to support future resale, rather than being isolated pockets where you might get stuck with a property nobody else wants.

The main growth factor in these areas is connectivity, as Bandung continues to improve road infrastructure and these neighborhoods benefit from being well-positioned between the city center and major access corridors, making them attractive to the broad middle-class family market.

What can I buy with $300k in Bandung in 2026?

What quality upgrade do I get at $300k in Bandung in 2026?

As of early 2026, moving from $200k to $300k (Rp5 billion) in Bandung is a big threshold because you now meet the West Java minimum price for foreigners to buy a landed house in their own name, which opens up an entirely different category of legal ownership.

Yes, $300k can definitely buy property in a newer building in Bandung, often in cluster or townhouse formats from recent developer projects in good but not ultra-prime neighborhoods, or smaller newer homes in more central locations.

At this budget, you typically gain at least one significant upgrade in either location (closer to northern or central areas), land size (more outdoor and parking space), building quality (newer construction or better maintenance), or layout (more functional family design with maid quarters and storage areas).

Can $300k buy a 2-bedroom in Bandung in 2026 in good areas?

As of early 2026, $300k (Rp5 billion) can absolutely buy a 2-bedroom property in good areas of Bandung, and in many "good but not ultra-prime" pockets you can actually get a comfortable 3-bedroom at this budget.

Specific good areas where $300k opens up 2-bedroom or 3-bedroom options include Sukajadi, selected pockets of Setiabudi, areas near Pasteur toll access, lower Ciumbuleuit, and fringe Dago pockets, though the most premium ridge streets will still require more.

A $300k 2-bedroom in these Bandung areas typically offers around 100 to 150 square meters of building space with 100 to 180 square meters of land, which is comfortable family size with room for parking and a small outdoor area.

Which places become "accessible" at $300k in Bandung as of 2026?

At $300k (Rp5 billion), you can start seriously shopping in Sukajadi, selected Setiabudi pockets, the Pasteur area near toll access, lower Ciumbuleuit, and Dago fringe pockets, which are neighborhoods that were largely out of reach at lower budgets.

What makes these newly accessible areas desirable compared to lower-budget options is that they offer the "north Bandung" appeal with cooler temperatures, hillside views, more greenery, and proximity to Bandung's most sought-after schools and lifestyle spots, rather than the more utilitarian feel of southern and eastern neighborhoods.

In these newly accessible areas, $300k typically buys a well-maintained 2 to 3-bedroom house with parking and modest outdoor space, though you should expect older stock or smaller land compared to what the same money would buy in less central locations.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Bandung.

What does a $500k budget unlock in Bandung in 2026?

What's the typical size and location for $500k in Bandung in 2026?

As of early 2026, a $500k budget (around Rp8.5 billion) in Bandung typically buys a family home of 180 to 350 square meters of building area on 200 to 450 square meters of land, located in prime-adjacent to prime neighborhoods in the northern or central parts of the city.

Yes, $500k can definitely buy a family home with outdoor space in Bandung, and this is actually the budget level where a proper yard or garden becomes normal rather than a lucky find, unless you insist on the very top ridges of the northern hills.

At this budget, expect a 3 to 4-bedroom home with 2 to 3 bathrooms, 2-car parking, real outdoor space, better finishing quality, and clear separation between living areas, family areas, and service quarters.

Finally, please note that we cover all the housing price data in Bandung here.

Which "premium" neighborhoods open up at $500k in Bandung in 2026?

At $500k (Rp8.5 billion), you can seriously shop in Dago with more options beyond just the fringe, Ciumbuleuit, Setiabudi, Sukajadi, Pasteur, and higher-spec options in planned townships like Kota Baru Parahyangan.

What makes these neighborhoods premium in Bandung is the combination of cooler highland climate, hillside or mountain views, lower density, proximity to top schools and universities like ITB, established expatriate and upper-middle-class communities, and the prestige that comes with a north Bandung address.

In these premium neighborhoods, $500k typically buys a well-maintained family home with 3 to 4 bedrooms, proper parking, garden space, and good finishing, though you are still looking at mid-range options within these areas rather than the top-tier properties.

What counts as "luxury" in Bandung in 2026?

At what amount does "luxury" start in Bandung right now?

In Bandung, luxury real estate typically starts at around Rp10 to 15 billion ($600,000 to $900,000 or €550,000 to €825,000), which is the point where you combine a premium address in the northern hills with high-spec construction, privacy, and generous land.

The entry point to luxury in Bandung is defined by location in areas like Dago Atas or upper Setiabudi, land size of at least 400 to 600 square meters, modern or high-quality construction, security features, and lifestyle amenities like pools or landscaped gardens.

Compared to Jakarta, Bandung's luxury threshold is significantly lower, roughly 40 to 50 percent less for equivalent quality, which is why many Jakarta residents buy second homes or retirement properties in Bandung's highland areas.

Mid-tier luxury in Bandung runs from Rp15 to 25 billion ($900,000 to $1.5 million or €825,000 to €1.4 million), while top-tier luxury properties with large land, exceptional views, or historic pedigree can reach Rp30 to 50 billion ($1.8 to $3 million or €1.6 to €2.7 million) or more.

Which areas are truly high-end in Bandung right now?

The truly high-end areas in Bandung are Dago Atas and Dago Pakar, the Punclut hillside pockets, upper Ciumbuleuit slopes, upper Setiabudi pockets, and certain premium gated clusters with high security and exclusive amenities.

What makes these areas truly high-end is the combination of elevation (cooler temperatures and views), very low density, mature trees and natural surroundings, exclusivity through limited road access, proximity to top schools and lifestyle venues, and an established reputation among Bandung's wealthy families.

The typical buyer for these high-end Bandung areas is either a successful local business owner, a Jakarta-based professional looking for a highland retreat or retirement home, or a high-net-worth individual seeking a quieter alternative to Jakarta's congested luxury enclaves.

How much does it really cost to buy, beyond the price, in Bandung in 2026?

What are the total closing costs in Bandung in 2026 as a percentage?

As of early 2026, total buyer-side closing costs in Bandung typically run around 6 to 8 percent of the purchase price, which is a realistic planning number that covers all the standard fees and taxes you will encounter.

The realistic range that covers most standard transactions in Bandung is 5.5 percent at the low end (minimal legal complexity, straightforward title) to 8.5 percent at the high end (complex transactions, additional legal review, premium notary services).

The main fee categories that make up this total are BPHTB (the buyer's land and building transfer tax at 5 percent), notary and PPAT fees (around 0.5 to 1 percent), and administrative costs for title processing and registration.

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Bandung.

How much are notary, registration, and legal fees in Bandung in 2026?

As of early 2026, notary, registration, and legal fees in Bandung typically total around Rp25 to 75 million ($1,500 to $4,500 or €1,400 to €4,100) for a standard residential transaction, with the exact amount depending on property value and transaction complexity.

These fees typically represent around 0.5 to 1.5 percent of the property price in Bandung, with higher-value properties generally seeing a lower percentage because notary fees do not scale linearly with property price.

The most expensive of these three categories is usually the BPHTB transfer tax (5 percent of transaction value minus Rp80 million), which dwarfs the notary and registration fees, so when people talk about "closing costs" the tax is doing most of the work.

What annual property taxes should I expect in Bandung in 2026?

As of early 2026, annual property taxes (PBB-P2) in Bandung typically range from around Rp1 to 5 million ($60 to $300 or €55 to €275) for standard residential properties, though this varies significantly based on the official NJOP valuation of your property.

The annual PBB-P2 tax in Bandung represents roughly 0.1 to 0.2 percent of your property's NJOP value, with 0.1 percent applying to properties valued up to Rp1 billion and 0.2 percent applying to values above that threshold.

Property taxes vary based on location within Bandung, with properties in premium northern areas like Dago or Setiabudi having higher NJOP valuations and therefore higher annual taxes than similar-sized properties in areas like Buah Batu or Antapani.

There is a non-taxable threshold (NJOPTKP) of Rp25 million for PBB-P2 calculation in Bandung, which provides modest relief for lower-value properties, though this is not a significant factor for properties at the price points most foreign buyers consider.

You can find the list of all property taxes, costs and fees when buying in Bandung here.

Is mortgage a viable option for foreigners in Bandung right now?

Obtaining a mortgage as a foreigner in Bandung is possible but limited, as most Indonesian KPR (home loan) products are designed for local buyers and banks differ significantly in whether they will lend to non-citizens at all.

When banks do offer mortgages to foreigners in Indonesia, expect loan-to-value ratios of around 50 to 70 percent (lower than for locals), interest rates of 8 to 12 percent (higher than local rates), and shorter loan terms of 10 to 15 years rather than the 20 to 25 years available to Indonesian citizens.

Foreign buyers typically need strong Indonesia-based documentation including valid residency or work permits (KITAS/KITAP), proof of local income or employment, Indonesian tax identification (NPWP), and sometimes a local bank account with established history, though exact requirements vary by bank and you should get written confirmation of eligibility before assuming any product will work for you.

What should I predict for resale and growth in Bandung in 2026?

What property types resell fastest in Bandung in 2026?

As of early 2026, the property types that resell fastest in Bandung are 2 to 3-bedroom family houses in accessible neighborhoods with good road connections, and smaller apartments near major demand anchors like universities, hospitals, or office corridors.

Typical time on market for a well-priced normal home in Bandung is around 3 to 9 months, while premium or luxury homes often take 9 to 18 months or longer, especially if the seller is testing an ambitious asking price.

What makes certain properties sell faster in Bandung is primarily pricing discipline relative to nearby comparables, followed by being in the "sweet spot" of the local family market, which means not too large, not too niche, and not in a location that requires specialized buyer interest like remote hillside plots.

The slowest properties to resell in Bandung are oversized luxury homes on large hillside plots (buyer pool is very small), older apartments in buildings with management issues or aging infrastructure, and properties in flood-prone or traffic-congested micro-locations that locals know to avoid.

If you're interested, we cover all the best exit strategies in our real estate pack about Bandung.

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.