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

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Apartment rental yields in Jakarta in 2026 by neighborhood

This table compares apartment rental yields in Jakarta 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 Jakarta.

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 Jakarta?

The best net-yield neighborhoods among areas people actually want to live in Jakarta are Grogol/Tanjung Duren, Tebet, Kelapa Gading, Cipete/Fatmawati, Setiabudi, Cengkareng, and Cilandak.

Grogol/Tanjung Duren is the clearest income performer. Its studio apartment shows 5.19% net yield, which is the highest net yield in the table.

Tebet is close behind, with studio apartments at 4.91% net yield and 1-bedroom apartments at 4.64% net yield. That is strong for a neighborhood with practical access to South and Central Jakarta.

Kelapa Gading and Cipete/Fatmawati also look credible. Kelapa Gading studios show 4.87% net yield, while Cipete/Fatmawati studios show 4.82% net yield.

The reason these areas work is that they are not just cheap. They combine real renter demand with entry prices that have not been stretched as much as Menteng, SCBD/Senopati, Pondok Indah, or prime Sudirman/Thamrin.

For a beginner buyer, the honest interpretation is simple. The best Jakarta apartment rental yields are usually found in practical, livable, well-connected areas rather than the most prestigious addresses.

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

The clearest neighborhoods for above-average yields and below-average entry prices in Jakarta are Grogol/Tanjung Duren, Cengkareng, Tebet, Kelapa Gading, and Pluit.

Grogol/Tanjung Duren has a studio entry price of about Rp780m and an estimated 5.19% net yield. That is a strong combination because the entry price is still far below SCBD/Senopati, Menteng, or Sudirman/Thamrin.

Cengkareng is the lowest-price option in the table. A studio apartment costs about Rp620m and shows an estimated 4.86% net yield.

Tebet is more expensive than Cengkareng, but the risk profile is stronger. A studio is estimated at Rp880m and 4.91% net yield, supported by better access to Jakarta's core employment and lifestyle areas.

Kelapa Gading and Pluit are practical North Jakarta choices. Kelapa Gading studios cost about Rp850m and net around 4.87%, while Pluit studios cost about Rp900m and net around 4.60%.

The trade-off is liquidity. Cheaper Jakarta apartments can produce better rent-to-price ratios, but a foreign individual buyer should still check building quality, tenant demand, and resale depth before buying.

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

The rent level justifies the purchase price most clearly in Grogol/Tanjung Duren, Tebet, Cipete/Fatmawati, Setiabudi, and Kuningan studios.

Grogol/Tanjung Duren is the strongest example. A studio apartment costs about Rp780m and rents for about Rp4.5m per month, producing 6.92% gross yield and 5.19% net yield.

Tebet also has a healthy rent-to-price relationship. A studio costs about Rp880m and rents for about Rp4.8m per month, giving 6.55% gross yield and 4.91% net yield.

Setiabudi and Kuningan are more expensive, but rents are supported by office demand. Setiabudi studios show 6.43% gross yield, while Kuningan studios show 6.40% gross yield.

Cipete/Fatmawati sits between lifestyle and value. Its studio apartment shows 6.51% gross yield and 4.82% net yield, which suggests the rent still keeps pace with the South Jakarta purchase price.

We have actually built the our real estate pack about Jakarta 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 Jakarta?

The best places to buy for stable rental income rather than maximum yield in Jakarta are Setiabudi, Kuningan, Sudirman/Thamrin, Cilandak, and Kelapa Gading.

Setiabudi is one of the best balance points in the dataset. Studios show 4.63% net yield, while 1-bedroom apartments show 4.32% net yield.

Kuningan is also stable because rental demand is supported by offices, embassies, malls, and professional tenants. Kuningan studios rent for about Rp7.2m per month and show 4.61% net yield.

Sudirman/Thamrin is not the highest-yield area, but the tenant base is deep. A studio rents for about Rp7.9m per month, while a 1-bedroom apartment rents for about Rp11.3m per month.

Cilandak and Kelapa Gading are more residential stability plays. Cilandak attracts South Jakarta lifestyle and professional demand, while Kelapa Gading benefits from a practical local renter base.

For a cautious beginner, a slightly lower yield in a deeper rental market can be better than a higher yield in a thin market. Stability in Jakarta comes from daily usefulness, not from headline rent alone.

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

The apartment type that gives the best return for the lowest total investment in Jakarta is usually the studio apartment.

The table shows that studios produce the highest net yield in almost every neighborhood. Grogol/Tanjung Duren studios net 5.19%, Tebet studios net 4.91%, Kelapa Gading studios net 4.87%, and Cengkareng studios net 4.86%.

Studios also require the lowest capital. In Cengkareng, a studio costs about Rp620m, while a 1-bedroom apartment costs about Rp870m and a 2-bedroom apartment costs about Rp1.25bn.

The 1-bedroom apartment is the safest middle product. It costs more than a studio, but it attracts singles, couples, young professionals, and some junior expatriate tenants.

Two-bedroom apartments usually generate higher monthly rent, but the purchase price rises faster than the rent. In Menteng, a 2-bedroom apartment rents for about Rp15.0m per month but nets only 3.00%.

The practical takeaway is that a compact studio or 1-bedroom apartment in a liquid area usually beats a larger unit when the main goal is rental income in Jakarta.

We give you more details in the our real estate pack about Jakarta.

Which neighborhoods offer strong rental income with the lowest vacancy risk in Jakarta?

The Jakarta neighborhoods that combine strong rental income with lower vacancy risk are Kuningan, Setiabudi, Sudirman/Thamrin, SCBD/Senopati, Cilandak, and Kelapa Gading.

These neighborhoods have strong rental income because tenant demand is broad. They are not dependent only on one narrow renter group.

Kuningan studios rent for about Rp7.2m per month, while 1-bedroom apartments rent for about Rp10.0m per month. That level of rent is supported by office and professional demand.

Setiabudi is slightly more balanced. Its 1-bedroom apartments cost about Rp1.90bn and rent for about Rp9.5m per month, producing 4.32% net yield.

SCBD/Senopati has very high rents, with 1-bedroom apartments around Rp15.0m per month and 2-bedroom apartments around Rp22.0m per month. But the entry prices are also high, so the yield is not the strongest.

The honest interpretation is that low vacancy risk is not the same as high yield. A buyer may accept a lower net yield in areas where units rent faster and resale demand is more dependable.

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 Jakarta?

The areas that look most overpriced relative to rental income in Jakarta are Menteng, Pondok Indah, SCBD/Senopati, Pantai Indah Kapuk, and parts of Sudirman/Thamrin.

Menteng is the clearest low-yield prestige area. A 2-bedroom apartment costs about Rp4.20bn and rents for about Rp15.0m per month, giving only 3.00% net yield.

Pondok Indah has a similar issue. A 2-bedroom apartment costs about Rp3.80bn and rents for about Rp14.8m per month, producing around 3.32% net yield.

SCBD/Senopati is not weak on rent. The problem is that purchase prices are extremely high, with 2-bedroom apartments around Rp5.20bn and net yield around 3.55%.

Pantai Indah Kapuk is lifestyle-led. Studios net about 4.19%, but 2-bedroom apartments fall to 3.46%, which means the larger-unit income case is less convincing.

The trade-off is not good neighborhood versus bad neighborhood. These areas can be excellent to live in or hold for prestige, but they are weaker when the main goal is rental yield.

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

Beginner investors should be careful with Cengkareng, some older Pluit stock, and weak buildings in Grogol/Tanjung Duren, even when the rental yield looks attractive.

Cengkareng studios show an estimated 4.86% net yield, which looks efficient. But the lower price partly reflects distance from Jakarta's prime office and lifestyle cores.

Pluit can also look attractive compared with Pantai Indah Kapuk. The issue is that older buildings may have weaker maintenance, less appealing facilities, and slower resale liquidity.

Grogol/Tanjung Duren has the best headline yield in the table, but investors must still choose carefully. A high-yield unit in a weak tower is not the same as a high-yield unit in a liquid building with active tenant demand.

The risk is that a cheap entry price can hide a thin renter base, poor building management, or a harder resale path. Those problems can erase the advantage of a high gross yield.

For a beginner, the avoid signal is not always the neighborhood name. It is the combination of weak access, poor maintenance, unrealistic rent, and no obvious tenant profile.

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

The neighborhoods that can look risky despite high rental yield in Jakarta are Cengkareng, Grogol/Tanjung Duren, Pluit, and some lower-quality Kelapa Gading stock.

Cengkareng has the lowest studio entry price in the table at about Rp620m, and the net yield is around 4.86%. That looks attractive, but vacancy risk can rise when the building is poorly connected.

Grogol/Tanjung Duren is stronger because it has student demand, mall access, and West Jakarta density. Even so, the area average should not be applied blindly to every tower.

Pluit and Kelapa Gading are more mature North Jakarta markets. The risk is usually not a total lack of renters, but building selection, maintenance, facilities, and resale liquidity.

The safer alternatives for risk-adjusted yield are Tebet, Cipete/Fatmawati, Setiabudi, and Cilandak. Their yields may be slightly lower, but the tenant story is easier to explain.

The practical takeaway is to treat high yield as a starting signal, not a final answer. In Jakarta, the building can matter as much as the neighborhood.

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

For a beginner rental apartment investor in Jakarta, the main avoid list is Menteng, Pondok Indah, weak-access Cengkareng buildings, older Pluit stock, and overpriced units in Pantai Indah Kapuk.

Menteng should be avoided by yield-focused beginners because the estimated net yield falls as low as 3.00% for 2-bedroom apartments. That is a low income return for the capital required.

Pondok Indah also deserves caution. It is a strong family and lifestyle area, but 2-bedroom apartments net only about 3.32% in the dataset.

Cengkareng is not a full avoid. The warning is to avoid poor-access buildings where the only attractive feature is the low purchase price.

Older Pluit stock should be avoided unless the building is well managed and priced below better alternatives. Maintenance, facilities, and resale liquidity matter heavily in mature apartment areas.

PIK should be avoided when the purchase price already assumes lifestyle appreciation but the achievable rent does not support the price. For rental income, the rent must justify the ticket size.

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

The Jakarta neighborhoods where rental demand looks more selective are older luxury stock in Menteng and Pondok Indah, weaker serviced-style stock in CBD fringe areas, and some older North Jakarta buildings in Pluit or PIK-adjacent locations.

This does not mean these places are unpopular. It means the rental income case is weaker when prices stay high and tenant budgets do not rise at the same pace.

Menteng and Pondok Indah are the clearest examples. Their prestige supports ownership demand, but the net yield for larger apartments falls close to 3.00% to 3.32%.

In CBD-fringe or serviced-style stock, investors should be careful about assuming corporate demand will fill every unit quickly. High monthly rent still needs a deep tenant pool.

In Pluit and PIK-adjacent areas, older or overpriced stock can struggle when renters compare it with newer or better-connected alternatives.

The practical recommendation is to avoid paying a prestige price for ordinary rental income. In Jakarta, demand can remain healthy while the investment math becomes unattractive.

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

The neighborhoods most likely to benefit from development and infrastructure are Cipete/Fatmawati, Setiabudi, Kuningan, Sudirman/Thamrin, PIK, and transit-linked South Jakarta corridors.

Cipete/Fatmawati is one of the clearest practical examples. Its studio apartments show 4.82% net yield, helped by the area's South Jakarta lifestyle demand and transport-linked renter base.

Setiabudi and Kuningan benefit from office proximity. Setiabudi studios net 4.63%, while Kuningan studios net 4.61%, which shows that high rents still support the capital value reasonably well.

Sudirman/Thamrin remains important because renters pay for central access. The yields are not the highest, but rental demand is deep and professional.

PIK is a different type of development story. It can create lifestyle demand, but new supply can also create competition if too many similar apartments chase the same renters.

The final recommendation is to favor demand-creating development over supply-heavy stories. A new transport link, office node, hospital, university, or mall is more useful than a new apartment tower by itself.

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 Jakarta?

The Jakarta neighborhoods becoming more attractive because of infrastructure or transport changes are Cipete/Fatmawati, Setiabudi, Sudirman/Thamrin, Tebet, and selected North Jakarta or PIK corridors.

Cipete/Fatmawati benefits from the logic of MRT-linked living. Renters value predictable access to South Jakarta, Sudirman, and Central Jakarta, especially when traffic makes commute time a daily cost.

Setiabudi and Sudirman/Thamrin benefit from central office access. Even though yields are not the highest, these areas remain attractive to renters who want to reduce commute risk.

Tebet is a practical access story rather than a luxury story. Its studio apartments show 4.91% net yield, supported by a location that connects well to South and Central Jakarta.

North Jakarta and PIK corridors may benefit from better links and lifestyle development. But the buyer still needs to check whether the rent supports the purchase price.

The real signal is commute value. Infrastructure matters most when it makes a renter's daily life easier and makes the apartment easier to rent again later.

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

Over the last 12 months, the neighborhoods that look less attractive for rental-income investors are Menteng, Pondok Indah, SCBD/Senopati, Pantai Indah Kapuk, and weaker CBD serviced-style stock.

The problem is not neighborhood quality. The problem is that the balance between price, rent, net yield, and vacancy risk has become less forgiving.

Menteng and Pondok Indah remain desirable places to live, but they are harder to justify for rental income. Menteng 2-bedroom apartments net about 3.00%, while Pondok Indah 2-bedroom apartments net about 3.32%.

SCBD/Senopati has high rents, but the purchase price is heavy. A 1-bedroom apartment costs about Rp3.30bn and rents for about Rp15.0m per month, producing around 3.82% net yield.

PIK has strong lifestyle appeal, but the rental-yield case becomes weak if the buyer overpays for the development story. The 2-bedroom net yield in the table is only about 3.46%.

The practical conclusion is to separate attractive neighborhood from attractive investment. In Jakarta, those two ideas often overlap, but they are not the same thing.

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

The apartment types becoming harder to rent in Jakarta are expensive 2-bedroom apartments in prestige areas, oversized older units in weak buildings, and high-priced studios without strong transport or office access.

Expensive 2-bedroom apartments are the clearest weak format for pure yield. They collect high rent, but the purchase price is often too high for the rent to produce a strong return.

This is visible in Menteng, Pondok Indah, SCBD/Senopati, and Pantai Indah Kapuk. Menteng 2-bedroom apartments net 3.00%, Pondok Indah 2-bedroom apartments net 3.32%, and PIK 2-bedroom apartments net 3.46%.

Studios are still the strongest yield format in Jakarta when the location is right. Grogol/Tanjung Duren studios net 5.19%, and Tebet studios net 4.91%.

But a studio becomes harder to rent when the building is poorly connected, badly managed, or priced too close to better alternatives. A small unit does not fix a weak location.

The practical rule is to buy the apartment type that matches the local renter. Studios need dense single-renter demand, 1-bedroom apartments need professionals or couples, and 2-bedroom apartments need families, sharers, or corporate tenants with enough budget.

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 Jakarta. If you’d like to learn more about us, you can check our presentation page.