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Bandung has become one of Indonesia's most attractive cities for property investment, thanks to its cooler climate, strong university presence, and growing tourism industry.
But not all neighborhoods in Bandung offer the same opportunities, and knowing where to buy (and where to avoid) can make the difference between a smart investment and a costly mistake.
We constantly update this blog post to reflect the latest market conditions, pricing trends, and neighborhood developments.
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's the Current Real Estate Market Situation by Area in Bandung?
Which areas in Bandung have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Bandung are Dago Atas in Coblong district, Ciumbuleuit in Cidadap district, and the Riau corridor in Bandung Wetan district, where land scarcity and lifestyle premiums drive prices well above the city average.
In these premium Bandung neighborhoods, typical asking prices range from IDR 18 million to over IDR 35 million per square meter for landed properties, with significant variation based on road width, elevation, and views.
Each of these high-priced areas commands premium prices for distinct reasons:
- Dago Atas (Coblong): limited buildable land on the cooler northern ridge with panoramic views
- Ciumbuleuit (Cidadap): proximity to universities creates steady demand from students and expats
- Riau corridor (Bandung Wetan): walkable lifestyle district with cafes and boutiques limiting available plots
Which areas in Bandung have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Bandung include Cibiru, Ujungberung, the outer edges of Rancasari, and parts of Babakan Ciparay, where prices can be 50% to 70% lower than northern premium districts.
In these more affordable Bandung neighborhoods, asking prices typically range from IDR 3 million to IDR 8 million per square meter, making entry-level property investment more accessible for budget-conscious buyers.
However, buyers should expect trade-offs in these lower-priced areas: Cibiru and Ujungberung have longer commutes and fewer amenities, Rancasari's non-TOD streets lack public transport access, and parts of Babakan Ciparay face periodic flooding during rainy season, so careful street-by-street research is essential.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Bandung Offer the Best Rental Yields?
Which neighborhoods in Bandung have the highest gross rental yields in 2026?
As of early 2026, the Bandung neighborhoods with the highest gross rental yields are Coblong (specifically around Dago Bawah and Dipati Ukur) at 5.5% to 8%, followed by Cicendo's Pasteur corridor at 5% to 7%, and Antapani at 5% to 7% for well-positioned properties.
Across Bandung as a whole, typical gross rental yields for investment properties range from 4% to 6%, with premium northern areas like Dago Atas often delivering lower yields of 3.5% to 5.5% because high purchase prices outpace rental income.
These top-yielding Bandung neighborhoods deliver stronger returns for specific reasons:
- Coblong (Dago Bawah/Dipati Ukur): constant student and young professional demand near major universities
- Cicendo (Pasteur/Pasirkaliki): strategic access point attracting commuters and hospital visitors
- Antapani: affordable entry prices combined with steady family renter demand
- Arcamanik: improving amenities while prices remain below northern premium streets
Finally, please note that we cover the rental yields in Bandung here.
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Which Areas in Bandung Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Bandung perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Bandung are Braga in Sumur Bandung district, the Riau corridor in Bandung Wetan, Ciumbuleuit in Cidadap, and Setiabudi near Ledeng, where weekend tourism from Jakarta creates consistent short-stay demand with average nightly rates around IDR 850,000 to IDR 1.5 million.
In these best-performing Bandung Airbnb locations, top properties can generate monthly revenues of IDR 8 million to IDR 15 million, though the citywide average sits closer to IDR 5 million per month given the 34% average occupancy rate.
Each neighborhood attracts short-term guests for different reasons:
- Braga (Sumur Bandung): heritage buildings and walkability make it ideal for weekend tourists
- Riau corridor (Bandung Wetan): dense cafe and retail scene draws lifestyle-focused visitors
- Ciumbuleuit (Cidadap): cooler temperatures and nature access appeal to family short stays
- Setiabudi (Ledeng): gateway location for day trips to Lembang highlands
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bandung.
Which tourist areas in Bandung are becoming oversaturated with short-term rentals?
The tourist areas in Bandung showing signs of oversaturation include the hyper-central Braga district, parts of the Riau corridor near LLRE Martadinata, and some apartment buildings in Ciumbuleuit where dozens of similar units compete for the same weekend demand.
In these oversaturated Bandung areas, you can find 50 to 100 or more active Airbnb listings within a small walking radius, which means your property competes directly with many near-identical options for the same pool of visitors.
The clearest indicator of oversaturation in these Bandung neighborhoods is when average occupancy drops below 30% while new listings continue to appear, suggesting supply is growing faster than tourist demand and forcing hosts into price wars that erode returns.
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 Areas in Bandung Are Best for Long-Term Rentals?
Which neighborhoods in Bandung have the strongest demand for long-term tenants?
The Bandung neighborhoods with the strongest long-term rental demand are Coblong (around Dago and Dipati Ukur), Cicendo (Pasteur and Pasirkaliki areas), Antapani, and Arcamanik, where universities, hospitals, and office districts create steady tenant pipelines year-round.
In these high-demand Bandung rental neighborhoods, well-priced properties typically rent within two to four weeks, and vacancy rates stay below 5% for units near major employment or education centers.
Different tenant profiles drive demand in each area:
- Coblong (Dago/Dipati Ukur): students and young professionals attending ITB and other universities
- Cicendo (Pasteur/Pasirkaliki): hospital staff, commuters, and business travelers needing access
- Antapani: middle-class families seeking practical housing without premium prices
- Arcamanik: growing families attracted by newer housing stock and improving amenities
What makes these Bandung neighborhoods especially attractive to long-term tenants is the combination of reliable public transport access, proximity to daily necessities like markets and clinics, and a sense of established community that newer developments often lack.
Finally, please note that we provide a very granular rental analysis in our property pack about Bandung.
What are the average long-term monthly rents by neighborhood in Bandung in 2026?
As of early 2026, average long-term monthly rents in Bandung range from about IDR 2.8 million for a studio in Cicendo to IDR 25 million or more for a family house in Ciumbuleuit, with most neighborhoods falling somewhere between these extremes depending on property type and exact location.
In the most affordable Bandung rental neighborhoods like Antapani and Arcamanik, entry-level apartments and small houses typically rent for IDR 3 million to IDR 6 million per month, making them accessible for young professionals and small families.
Mid-range Bandung neighborhoods like Cicendo (Pasteur area) and parts of Coblong see monthly rents of IDR 4 million to IDR 10 million for decent two-bedroom apartments or modest houses with good access to main roads.
In premium Bandung neighborhoods like Ciumbuleuit (Cidadap) and Dago (Coblong), high-end apartments and family homes command monthly rents of IDR 10 million to IDR 25 million, reflecting the cooler climate, prestige, and proximity to top schools.
You may want to check our latest analysis about the rents in Bandung here.
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Which Are the Up-and-Coming Areas to Invest in Bandung?
Which neighborhoods in Bandung are gentrifying and attracting new investors in 2026?
As of early 2026, the Bandung neighborhoods experiencing the most visible gentrification are the Riau/Citarum pocket in Bandung Wetan, Cigadung edges near Dago in Cibeunying Kaler, and Pasirkaliki near the Paskal area in Cicendo, where older houses are being converted into trendy cafes, guesthouses, and boutique retail spaces.
These gentrifying Bandung neighborhoods have seen asking prices rise by roughly 5% to 10% annually over the past few years, outpacing the national average of under 2% yearly growth, as lifestyle conversions and improved streetscapes attract wealthier buyers and investors.
Which areas in Bandung have major infrastructure projects planned that will boost prices?
The Bandung areas most likely to see infrastructure-driven price increases are Gedebage in the east (benefiting from township development), the planned LRT corridor running through central districts, and areas near the Tegalluar high-speed rail terminus connecting to Jakarta.
The most significant infrastructure projects currently shaping Bandung's property market include the Summarecon Bandung township in Gedebage which is transforming the eastern city, and the LRT Bandung project targeted to begin construction in 2026 under the government's public-private partnership program.
Historically, areas near completed infrastructure projects in Indonesian cities have seen price increases of 15% to 30% within two to three years of completion, though Bandung buyers should focus specifically on parcels within walking distance of confirmed station locations rather than anywhere along rumored routes.
You'll find our latest property market analysis about Bandung here.
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 in Bandung Should I Avoid as a Property Investor?
Which neighborhoods in Bandung with lots of problems I should avoid and why?
The Bandung areas that investors should generally approach with extra caution include low-lying southern districts like parts of Rancasari near Dayeuhkolot, narrow-access kampung streets throughout older neighborhoods, and oversupplied apartment buildings far from any demand anchor like universities or business districts.
Each problematic area has distinct issues that affect investment viability:
- Southern basin areas (near Dayeuhkolot/Baleendah): recurring floods from the Citarum River damage property and deter tenants
- Narrow kampung streets (various districts): car access difficulties create resale friction and limit tenant pool
- Isolated apartment towers (outer districts): no nearby jobs or student demand leads to chronic vacancies
For these problematic Bandung areas to become viable investments, the southern districts would need major drainage infrastructure upgrades, kampung streets would require road widening projects, and isolated apartments would need new employment centers or transit connections to generate tenant demand.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Bandung.
Which areas in Bandung have stagnant or declining property prices as of 2026?
As of early 2026, the Bandung areas experiencing the most price stagnation are oversupplied commodity apartment zones in outer districts, flood-affected southern areas, and older housing stock in neighborhoods with poor road access, where asking prices have remained flat or declined by 5% to 15% over the past three years.
These stagnating Bandung areas have seen minimal or negative price movement because the national residential market into early 2026 shows only modest growth (under 2% yearly according to Bank Indonesia), meaning micro-location problems become more pronounced rather than being masked by a rising tide.
The underlying causes of price stagnation differ by area:
- Commodity apartments (outer districts): oversupply with no unique demand driver creates buyer's market
- Southern flood zones (Dayeuhkolot-adjacent): repeated flood events force aggressive buyer discounts on affected properties
- Poor-access kampung areas: modern buyers prioritize car accessibility, leaving these units harder to sell
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Which Areas in Bandung Have the Best Long-Term Appreciation Potential?
Which areas in Bandung have historically appreciated the most recently?
The Bandung areas that have historically appreciated most strongly over the past five to ten years are Dago and the Coblong ridge, Ciumbuleuit in Cidadap, and the Riau/Citarum pocket in Bandung Wetan, where land scarcity and persistent lifestyle demand have supported prices even during soft market cycles.
These top-appreciating Bandung areas have achieved notable gains:
- Dago/Coblong ridge: estimated 40% to 60% total appreciation over ten years due to view premiums
- Ciumbuleuit (Cidadap): roughly 30% to 50% gains driven by university and expat demand
- Riau corridor (Bandung Wetan): about 35% to 55% appreciation from lifestyle conversion pressure
The main driver behind above-average appreciation in these Bandung areas is the combination of genuinely limited land supply (the northern ridge cannot expand) and sticky demand from high-income locals and institutions like universities, which keeps buyer competition strong even when the broader market softens.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Bandung.
Which neighborhoods in Bandung are expected to see price growth in coming years?
The Bandung neighborhoods expected to see the strongest price growth in coming years are Gedebage (eastern Bandung), future LRT station catchments once alignments are confirmed, and inner-city access nodes around the Pasteur/Cicendo area that benefit from "time-to-everywhere" convenience.
Projected growth rates vary by neighborhood based on their specific catalysts:
- Gedebage (Rancasari side): potential 8% to 12% annual growth as Summarecon township matures
- LRT station areas: likely 10% to 20% jumps once station locations are finalized and construction begins
- Pasteur/Cicendo access nodes: steady 5% to 8% growth from improving connectivity value
The single most important catalyst for future price growth in these Bandung neighborhoods is confirmed infrastructure completion, because until the LRT stations are built and the Gedebage township reaches critical mass, prices will reflect speculation rather than proven accessibility gains.
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 Do Locals and Expats Really Think About Different Areas in Bandung?
Which areas in Bandung do local residents consider the most desirable to live?
The areas that local Bandung residents consider most desirable to live are Dago and the Coblong ridge, Ciumbuleuit and Hegarmanah in Cidadap, and Setiabudi extending toward Gegerkalong in Sukasari, where cooler temperatures, greenery, and established neighborhoods create a distinctly higher quality of life.
Each locally-preferred area offers something distinct:
- Dago (Coblong): prestige address with cafes, views, and proximity to top universities
- Ciumbuleuit (Cidadap): quieter family atmosphere with cooler mountain air and nature access
- Setiabudi/Gegerkalong (Sukasari): balance of space, schools, and weekend leisure destinations
The residents who typically live in these preferred Bandung areas tend to be established middle-to-upper-class families, university professors and staff, successful business owners, and professionals who prioritize lifestyle over commute convenience.
Local preferences in Bandung largely align with foreign investor interest in the northern premium areas, but locals also value practical family neighborhoods like Antapani that foreigners often overlook in favor of more "Instagram-worthy" locations.
Which neighborhoods in Bandung have the best reputation among expat communities?
The Bandung neighborhoods with the best reputation among expat communities are Ciumbuleuit and Hegarmanah in Cidadap, Setiabudi and parts of Sukasari, and Dago in Coblong, where managed apartments, international school access, and familiar amenities make daily life easier for foreigners.
Expats prefer these Bandung neighborhoods for practical reasons:
- Ciumbuleuit/Hegarmanah (Cidadap): international school proximity and hotel-style apartment options
- Setiabudi/Sukasari: space for families with easy access to Lembang recreation areas
- Dago (Coblong): walkable cafes, restaurants, and social scene attractive to younger expats
The expats most commonly found in these popular Bandung neighborhoods include university researchers and lecturers, NGO workers, retirees seeking cooler climates than coastal Indonesia, and remote workers attracted by the lower cost of living compared to Bali or Jakarta.
Which areas in Bandung do locals say are overhyped by foreign buyers?
The Bandung areas that locals commonly consider overhyped by foreign buyers are the tourist-heavy Braga/Riau corridors where STR yields look better on paper than reality, hillside "view premium" locations with access problems, and trendy cafe districts where lifestyle appeal masks poor rental fundamentals.
Locals believe these areas are overvalued for specific reasons:
- Braga/Riau tourist corridors: peak-season Airbnb projections mask the 34% average occupancy reality
- Hillside view locations: foreigners ignore narrow roads and landslide risk for Instagram scenery
- Trendy cafe districts: lifestyle buzz doesn't translate to stable tenant demand year-round
What foreign buyers typically see in these Bandung areas that locals don't value as highly is the "weekend escape" aesthetic and social media appeal, which matters less to locals who need practical daily living and recognize that tourism demand fluctuates while mortgages don't.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Bandung.
Which areas in Bandung are considered boring or undesirable by residents?
The Bandung areas that residents commonly consider boring or undesirable include monofunctional outer suburbs with minimal amenities like parts of Cibiru and Ujungberung, oversupplied apartment complexes with no neighborhood character, and areas requiring long commutes through heavy traffic without compensating lifestyle benefits.
Residents find these Bandung areas unappealing for straightforward reasons:
- Outer Cibiru/Ujungberung: far from entertainment, dining, and cultural life of central Bandung
- Generic apartment towers (various locations): lack of community feel and often poor building management
- Traffic-bound corridors: time spent commuting reduces quality of life without price savings
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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 RPPI Survey | Indonesia's central bank reporting official housing price dynamics. | We used it to anchor national price trends into early 2026. We avoided over-interpreting portal asking prices as transaction prices. |
| BPS Kota Bandung Statistical Yearbook | Official city-level statistics from Indonesia's national statistics agency. | We used it to understand Bandung's demographics and demand drivers. We grounded rental demand logic in verifiable population and employment data. |
| Lamudi Indonesia | Major property portal with published area price bands investors track. | We used it to build neighborhood price ranges. We cross-checked against other portals to triangulate 2026 estimates. |
| Rumah123 | One of Indonesia's largest listing databases with thousands of comparables. | We used it to sample asking prices by micro-area. We verified outliers and ensured our ranges reflect real market asks. |
| AirDNA MarketMinder | Widely-used STR analytics provider with consistent methodology. | We used it to quantify Bandung's short-term rental economics. We flagged where STRs are yield-positive versus yield-traps. |
| BNPB InaRISK | Indonesia's national disaster agency's official risk mapping platform. | We used it to define flood and landslide avoid-zones with verifiable data. We converted neighborhood warnings into practical due-diligence steps. |
| PP No. 18/2021 (BPK Repository) | Official legal repository for Indonesian property ownership regulations. | We used it to explain foreign buyer rights structures. We framed buyer checklists around title types and registration requirements. |
| Ministry of Finance KPBU Portal | Central government PPP portal reporting official project status. | We used it to identify infrastructure-driven micro-areas. We avoided relying on rumors about future transit lines. |
| Summarecon Bandung | Developer's primary source about a major township project in Bandung. | We used it to support why Gedebage is structurally changing. We connected east Bandung pricing to a verifiable catalyst. |
| FRED/BIS Housing Series | BIS-sourced housing data through a well-audited international platform. | We used it to sanity-check longer-cycle Indonesian price movements. We kept Bandung conclusions consistent with national trends. |
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