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Property prices in Makassar vary significantly depending on location and property type, with city center apartments averaging $1,536 per square meter while suburban homes cost around $614 per square meter.
As of September 2025, mid-sized homes in Makassar average IDR 1.45 billion ($90,000–$100,000), with entry-level properties starting from IDR 264 million (~$16,000) and luxury properties exceeding IDR 1.77 billion (~$109,000). The market shows steady growth potential with rental yields ranging from 2.9% in city centers to 5.7% in suburban areas.
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Makassar property prices average IDR 1.45 billion for mid-sized homes, with city center apartments costing $1,536/sqm and suburban properties at $614/sqm.
Total purchase costs include 5% transfer tax, 0.5-1.5% notary fees, and 11% VAT for new builds, while mortgage rates range from 5.75-6.25% annually.
| Property Type | Location | Price Range |
|---|---|---|
| Entry-level houses | Suburban areas | IDR 264 million (~$16,000) |
| Mid-sized homes | Mixed locations | IDR 1.45 billion ($90,000-$100,000) |
| City center apartments | Central Makassar | $1,536 per sqm |
| Suburban houses | Biringkanaya, Manggala | $614 per sqm |
| Luxury properties | Tanjung Bunga, City Center | IDR 1.77 billion+ (~$109,000+) |
| 1-bed apartments (rental) | City center | $179/month average |
| 3-bed apartments (rental) | City center | $369/month average |
How much does a property in Makassar cost right now?
Property prices in Makassar as of September 2025 average around IDR 1.45 billion ($90,000–$100,000) for a mid-sized home.
Entry-level houses start from IDR 264 million (~$16,000), making Makassar one of the more affordable major cities in Indonesia for property investment.
Luxury properties in premium areas like Tanjung Bunga and the city center can exceed IDR 1.77 billion (~$109,000), with some high-end developments reaching significantly higher prices.
The wide price range reflects Makassar's diverse neighborhoods, from affordable suburban areas to upscale central districts.
It's something we develop in our Indonesia property pack.
What are the average prices per square meter for different property types in Makassar?
City center apartments command the highest prices at approximately $1,536 per square meter as of September 2025.
Suburban homes are significantly more affordable, priced closer to $614 per square meter in areas like Biringkanaya and Manggala.
The price difference between city center and suburban properties reflects the premium for central location, proximity to business districts, and urban amenities.
New developments in upcoming areas like Tamalanrea and CPI (Center Point of Indonesia) typically fall between these two price points.
What are the total costs involved in purchasing a property, including taxes, notary fees, and other associated expenses?
Total property acquisition costs in Makassar include several mandatory fees beyond the purchase price.
| Cost Type | Rate/Amount | Description |
|---|---|---|
| Transfer Tax (BPHTB) | 5% of property value | Mandatory government transfer fee |
| Notary/Legal Fees | 0.5-1.5% of transaction value | Legal documentation and processing |
| Registration Fee | 0.2% of property value | Official property registration |
| VAT | 11% | Applies only to new builds |
| Annual Land and Building Tax (PBB) | 0.5% annually | Ongoing annual property tax |
| Agency Commission | 2-5% | Real estate agent fees (if applicable) |
| Bank/Legal Processing | Variable | Additional administrative costs |
How do property prices in Makassar compare to similar cities in Indonesia?
Makassar offers significantly more affordable property prices compared to other major Indonesian cities.
Jakarta averages around $1,180–$1,170 per square meter, making Makassar's city center prices ($1,536/sqm) competitive despite being slightly higher.
Surabaya commands $950–$980 per square meter, while Makassar's suburban areas at $614 per square meter offer exceptional value.
Premium Bali markets reach $2,250–$3,500 per square meter, making Makassar properties significantly more accessible for entry-level investors.
This positioning makes Makassar attractive for buyers seeking affordable entry points with competitive rental yields.
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What are the mortgage interest rates in Makassar, and how do they affect monthly payments?
Mortgage interest rates in Makassar currently range from 5.75% to 6.25% annually as of September 2025.
For a typical $100,000 property with a 6% interest rate over 15 years, monthly payments would be approximately $850–$900, depending on down payment and loan structure.
Higher interest rates significantly impact affordability, with each percentage point increase adding roughly $60-80 to monthly payments on a $100,000 mortgage.
Indonesian banks typically require substantial down payments, often 20-30% of the property value, which affects the total loan amount and monthly obligations.
Which neighborhoods in Makassar offer the best value for money?
Biringkanaya and Manggala stand out as the best value neighborhoods, offering affordable housing with growing infrastructure and rental yields up to 5.7%.
Rappocini represents excellent mid-market value, popular with families and students, providing a balance between price and amenities.
Tamalanrea offers emerging opportunities with new university developments and infrastructure projects driving future appreciation potential.
These suburban areas provide family-friendly housing options at significantly lower prices than central locations while maintaining good growth prospects.
It's something we develop in our Indonesia property pack.
What are the rental yields in Makassar, and how do they vary by property type and location?
Rental yields in Makassar vary significantly between city center and suburban locations as of September 2025.
City center apartments generate around 2.9% rental yields, reflecting higher property prices but steady tenant demand.
Suburban houses achieve much higher yields of up to 5.7%, driven by affordable purchase prices and strong rental demand for family housing.
City center 1-bedroom apartments rent for an average of $179 per month, while 3-bedroom apartments command $369 per month.
Suburban rental properties typically cost 10-20% less than city center equivalents, making them attractive for yield-focused investors.
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.
How have property prices in Makassar changed over the past five years?
Property prices in Makassar have shown steady growth of approximately 7-10% overall over the past five years through 2025.
This growth has been driven by high urbanization rates, shrinking undeveloped land availability, and significant infrastructure investment by the government.
The appreciation has been consistent rather than volatile, reflecting stable economic fundamentals and growing demand from both local residents and investors.
Suburban areas have experienced particularly strong growth as buyers seek more affordable alternatives to expensive city center properties.
What is the forecast for property prices in Makassar over the next one, five, and ten years?
Short-term forecasts for the next year predict moderate appreciation of 3-5% in Makassar property prices.
Five-year projections show continued robust growth as land scarcity and infrastructure projects drive demand, especially in central and strategic suburban neighborhoods.
Ten-year forecasts project long-term upward trends, though subject to macroeconomic changes and government regulation adjustments.
Rental yields may soften slightly as more supply enters the market, but suburban demand will continue supporting healthy returns for investors.
Infrastructure developments and urban expansion are expected to be key drivers of appreciation in emerging neighborhoods.
What are the best property options in Makassar for living, renting out, or reselling at a higher price later?
For living purposes, suburban gated communities like Summarecon Mutiara and Araland Residence offer excellent family environments with modern amenities.
1. **For Rental Investment:** - Apartments and houses in Biringkanaya and Tamalanrea near universities - Properties in Manggala with high rental yields up to 5.7% - Mid-range family homes close to schools and services - Student housing near major educational institutions - Affordable housing in emerging suburban areas2. **For Capital Appreciation:** - City center luxury apartments like 31 Sudirman Suites - Properties in Tanjung Bunga benefiting from infrastructure upgrades - Homes in CPI (Center Point of Indonesia) strategic locations - New developments in areas slated for major infrastructure projects - Properties near planned transportation hubs and commercial centersIt's something we develop in our Indonesia property pack.
What are some examples of current property listings in Makassar, including prices and features?
Current property listings in Makassar range from basic starter homes to luxury developments with premium amenities.
Entry-level 2-bedroom houses in Manggala start around IDR 300-400 million (~$18,000-$25,000) with basic finishes and small lots.
Mid-range 3-bedroom homes in gated communities like Summarecon Mutiara are priced at IDR 800 million to 1.2 billion (~$50,000-$75,000) with modern amenities.
Luxury apartments in developments like 31 Sudirman Suites command IDR 1.5-2.5 billion (~$95,000-$155,000) with premium finishes and facilities.
New suburban developments in Tamalanrea offer 2-3 bedroom houses starting from IDR 500-800 million (~$31,000-$50,000) with modern designs.
What are the most expensive, upcoming, and budget-friendly areas in Makassar for property investment?
The most expensive areas in Makassar include the City Center, Tanjung Bunga, and Sudirman Avenue, where luxury properties command premium prices.
| Area Category | Neighborhoods | Characteristics |
|---|---|---|
| Most Expensive | City Center, Tanjung Bunga, Sudirman Avenue | Premium locations, luxury amenities, established infrastructure |
| Upcoming/Emerging | Biringkanaya, CPI, Tamalanrea | New developments, infrastructure projects, growth potential |
| Budget-Friendly | Manggala, Sudiang, Outer suburbs | Affordable entry points, family housing, high rental yields |
| Mixed/Transitional | Rappocini, Panakkukang | Mid-market segment, student areas, balanced pricing |
| Investment Focus | Near universities, transport hubs | Strong rental demand, consistent returns |
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Makassar presents an attractive property investment opportunity with affordable entry points and competitive rental yields compared to other major Indonesian cities.
Investors should focus on emerging suburban areas for maximum yield potential while considering city center properties for long-term capital appreciation.
Sources
- Detikcom - Makassar Property Prospects
- Bamboo Routes - Makassar Price Forecasts
- Numbeo - Makassar Property Investment
- Rumah123 - Makassar Property Listings
- Wise - Buying Property in Indonesia
- Own Property Abroad - Indonesia Property Taxes
- Mercury Estate - Indonesia Real Estate Taxes
- Global Property Guide - Indonesia Price History