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This guide covers everything about running an Airbnb in Makassar in 2026, from legal requirements to realistic profit expectations.
We break down nightly prices, occupancy rates, neighborhood differences, and which property types perform best in this Eastern Indonesian hub.
We update this article regularly with fresh data from official Makassar statistics and industry benchmarks.
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 Makassar.
Insights
- Makassar Airbnb listings typically achieve around 36% occupancy (about 11 nights per month), below the city's star hotel occupancy of roughly 50%, meaning hosts need strong execution to compete.
- The median nightly price for an Airbnb in Makassar in 2026 sits around IDR 450,000 ($28 or €26), but listings near Losari waterfront can push above IDR 900,000 during event weekends.
- Makassar's Calendar of Events 2026 includes 15 major city-backed events, creating demand spikes that can lift monthly revenue from IDR 6 million to over IDR 10 million.
- The most crowded Airbnb price segment in Makassar is IDR 300,000 to 500,000 per night, leaving white space in the IDR 550,000 to 800,000 range for business-ready units.
- Unlike many Western cities, Makassar has no 90-day annual cap on short-term rentals; instead, the city taxes accommodation activity at 10% through the PBJT Jasa Perhotelan.
- Top-performing Airbnb hosts in Makassar achieve 50% to 55% occupancy, while average hosts hover around 36%, with the gap usually coming down to photos, response time, and business-traveler amenities.
- A typical Airbnb in Makassar generates around IDR 3.1 million ($195 or €180) in monthly net profit after operating expenses and local accommodation tax.
- Panakkukang and Ujung Pandang (Losari area) are the most saturated neighborhoods, while Biringkanaya near the airport offers lower competition for utility-focused stays.
- One and two-bedroom units get the most bookings in Makassar because hotel data shows short average stays of around 1.5 nights, favoring smaller units with fast turnover.
Can I legally run an Airbnb in Makassar in 2026?
Is short-term renting allowed in Makassar in 2026?
As of the first half of 2026, short-term renting is allowed in Makassar, but the city treats it as an accommodation business rather than casual renting.
The main legal framework is Perda Makassar No. 1/2024, which includes "pondok wisata" (tourist lodges), guesthouses, and private homes used as hotels under the PBJT Jasa Perhotelan (hotel services tax).
The key requirement is that hosts must register for and remit the 10% local accommodation tax.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Indonesia.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Indonesia.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Makassar as of 2026?
As of the first half of 2026, Makassar does not impose minimum-stay requirements or maximum nights-per-year caps like Amsterdam or London.
These rules do not differ by property type or host residency status, meaning no separate restrictions exist for apartments versus houses, or primary versus investment properties.
Because there is no formal cap, hosts do not need to track rental nights for compliance, though records should be kept for tax reporting.
Do I have to live there, or can I Airbnb a secondary home in Makassar right now?
Makassar has no residency requirement for operating an Airbnb, so you do not need to live in the property yourself.
Secondary homes and investment properties can legally operate as short-term rentals since the tax regulation defines taxable accommodation by activity, not owner occupancy.
No additional permits are required beyond standard business registration and tax compliance, and there is minimal regulatory difference between renting a primary versus secondary residence, though building-level rules may impose restrictions.
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Can I run multiple Airbnbs under one name in Makassar right now?
Makassar's regulations do not prohibit operating multiple listings under one name, as the city's tax framework focuses on taxing each accommodation activity rather than limiting properties per person.
There is no maximum number of properties one person or entity can list for short-term rental.
Hosts with multiple listings face the same requirements as single-property hosts: register each unit and ensure each property's PBJT tax is properly declared.
Do I need a short-term rental license or a business registration to host in Makassar as of 2026?
As of the first half of 2026, you need business registration and local tax compliance to legally host in Makassar.
The process involves registering through Indonesia's OSS (Online Single Submission) system, then registering with Makassar's revenue office (Bapenda) for the PBJT tax.
You will need identity documents, proof of property ownership or rental agreement, and your business registration number.
The PBJT accommodation tax rate is 10%, and you are responsible for collecting and remitting it.
Are there neighborhood bans or restricted zones for Airbnb in Makassar as of 2026?
As of the first half of 2026, Makassar has no citywide neighborhood bans or restricted zones for short-term rentals.
However, restrictions come at the micro level: certain apartment buildings in Panakkukang or housing clusters in Rappocini may have bylaws limiting daily rentals.
In Ujung Pandang near Losari, some buildings enforce tighter guest policies due to parking and noise concerns, while Tamalate has mixed rules by complex.
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How much can an Airbnb earn in Makassar in 2026?
What's the average and median nightly price on Airbnb in Makassar in 2026?
As of the first half of 2026, the median nightly price for an Airbnb in Makassar is around IDR 450,000 ($28 or €26), while the average runs higher at IDR 575,000 ($36 or €33) due to premium listings.
The typical range covering 80% of listings falls between IDR 300,000 and IDR 900,000 ($19 to $56 or €17 to €51).
The biggest pricing factor is location relative to Losari waterfront and Panakkukang business district, with walkable access commanding higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Makassar.
How much do nightly prices vary by neighborhood in Makassar in 2026?
As of the first half of 2026, nightly prices vary by IDR 350,000 to 650,000 ($22 to $41 or €20 to €37) between expensive neighborhoods like Ujung Pandang near Losari (IDR 500,000 to 950,000) and affordable areas like Biringkanaya (IDR 300,000 to 600,000).
The three highest-priced neighborhoods are Ujung Pandang at IDR 500,000 to 950,000 ($31 to $59), Panakkukang at IDR 400,000 to 800,000 ($25 to $50), and Rappocini at IDR 350,000 to 700,000 ($22 to $44).
The lowest-priced areas are Biringkanaya at IDR 300,000 to 600,000 ($19 to $38) and parts of Tamalate at IDR 300,000 to 650,000; guests choose these for airport convenience and value.
What's the typical occupancy rate in Makassar in 2026?
As of the first half of 2026, typical occupancy for Makassar Airbnb listings is around 36%, roughly 11 booked nights per month.
The realistic range spans 20% for under-optimized properties to 55% for well-run listings in prime areas like Panakkukang or Losari.
This is slightly below Makassar's star hotel occupancy (around 50%) and roughly matches other Indonesian business cities like Surabaya (37%) and Bandung (34%).
The biggest factor for above-average occupancy is strong photos and reviews with fast response times, as short average stays (around 1.5 nights) mean guests book quickly.
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What's the average monthly revenue per listing in Makassar in 2026?
As of the first half of 2026, average monthly gross revenue per Makassar Airbnb listing is around IDR 6.3 million ($395 or €360), based on IDR 575,000 nightly rate and 11 nights occupancy.
The realistic range covering 80% of listings falls between IDR 4 million and IDR 9 million ($250 to $565 or €230 to €515).
Top-performing listings achieve IDR 10 million to IDR 13 million ($625 to $815) monthly, especially during events. A 2-bedroom at IDR 700,000 per night with 50% occupancy (15 nights) grosses IDR 10.5 million.
Finally, note that we give here all the information you need to buy and rent out a property in Makassar.
What's the typical low-season vs high-season monthly revenue in Makassar in 2026?
As of the first half of 2026, low-season monthly revenue runs IDR 4.5 million to 6.5 million ($280 to $405 or €260 to €370), while high-season or event months can reach IDR 8.5 million to 13 million ($530 to $815 or €485 to €745).
Makassar's high season is event-driven rather than vacation-based, with May 2026 particularly strong due to the Makassar Half Marathon (May 30-31) and Writers Festival (May 14-17), while the Calendar of Events 2026 spreads 15 major events throughout the year.
What's a realistic Airbnb monthly expense range in Makassar in 2026?
As of the first half of 2026, realistic monthly expenses for a Makassar Airbnb are IDR 1.5 million to 3 million ($95 to $190) for lean self-managed units, or IDR 3.5 million to 7.5 million ($220 to $470) for professionally managed properties, excluding cleaning.
The largest expense is cleaning and laundry at IDR 60,000 to 120,000 ($4 to $8) per occupied night, totaling IDR 660,000 to 1.3 million monthly at typical occupancy.
Hosts should expect to spend 35% to 45% of gross revenue on operating expenses including utilities, supplies, maintenance, and cleaning.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Makassar.
What's realistic monthly net profit and profit per available night for Airbnb in Makassar in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Makassar Airbnb is around IDR 3.1 million ($195 or €180) after expenses and 10% local tax, translating to IDR 103,000 ($6.50) profit per available night.
The realistic range for most listings falls between IDR 1.5 million and IDR 5 million ($95 to $315), depending on location, quality, and optimization.
Well-managed properties achieve 40% to 50% net profit margins, while under-optimized listings see 25% to 35%.
Break-even occupancy is around 15% to 20% (5 to 6 nights monthly), so most hosts cover fixed costs quickly.
In our property pack covering the real estate market in Makassar, we explain the best strategies to improve your cashflows.
Don't buy the wrong property, in the wrong area of Makassar
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How competitive is Airbnb in Makassar as of 2026?
How many active Airbnb listings are in Makassar as of 2026?
As of the first half of 2026, Makassar has an estimated 1,000 to 1,600 active Airbnb listings, with a midpoint around 1,300.
This has grown gradually as Makassar positioned itself as Eastern Indonesia's event and business hub, though growth remains moderate compared to leisure destinations like Bali.
Which neighborhoods are most saturated in Makassar as of 2026?
As of the first half of 2026, the most saturated Makassar neighborhoods are Ujung Pandang (Losari waterfront), Panakkukang (malls and business district), and Rappocini (dense residential with city access).
These became saturated because Ujung Pandang offers tourist landmarks, Panakkukang provides mall-adjacent convenience for business travelers, and Rappocini offers affordable entry points near central areas.
Undersaturated neighborhoods with better opportunities include Biringkanaya (airport-side utility stays), parts of Tamalate (good arterial access), and outer Rappocini where pricing pressure is lower.
What local events spike demand in Makassar in 2026?
As of the first half of 2026, main events spiking Makassar Airbnb demand include the Makassar Half Marathon (May 30-31), Makassar International Writers Festival at Benteng Rotterdam (May 14-17), and 15 major events in the Calendar of Events 2026.
During peak events, booking rates increase 30% to 50% and nightly prices rise 20% to 40%, especially for listings near venues like Anjungan Pantai Losari or Benteng Rotterdam.
Hosts should adjust pricing and set minimum-stay requirements 4 to 6 weeks before major events, as attendees book early.
What occupancy differences exist between top and average hosts in Makassar in 2026?
As of the first half of 2026, top-performing Makassar hosts achieve 50% to 55% occupancy, booking 15 to 17 nights monthly.
Average hosts see around 36% (11 nights), meaning top performers book 40% to 50% more nights with significantly higher revenue.
New hosts typically reach top-performer levels within 6 to 12 months, depending on how quickly they build reviews and optimize listings.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Makassar.
What amenities do nearly all competitors offer in Makassar right now?
Nearly all competitive Makassar listings offer strong AC in bedrooms and living areas, reliable WiFi, hot water, self check-in, and clear parking information.
Differentiators include proper workspace setups (desk, chair, lighting), backup power plans, and local guidance for getting to Losari, malls, and the airport.
These business-focused amenities matter more in Makassar because short average stays (around 1.5 nights) mean guests prioritize convenience over resort features.
Which price points are most crowded, and where's the "white space" for new hosts in Makassar right now?
The most crowded segment is IDR 300,000 to 500,000 per night ($19 to $31), where budget apartments and basic rooms compete heavily on price.
White space exists at IDR 550,000 to 800,000 ($34 to $50) for business-ready modern units near Panakkukang, and IDR 750,000 to 1.2 million ($47 to $75) for 2-3 bedroom homes targeting event weekend families.
To compete in underserved segments, hosts need modern finishes, reliable AC, strong WiFi, proper workspaces, and professional photography.
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 property works best for Airbnb demand in Makassar right now?
What bedroom count gets the most bookings in Makassar as of 2026?
As of the first half of 2026, 1-bedroom and 2-bedroom units get the most bookings, driven by solo travelers, business visitors, and couples.
The breakdown shows 1-bedrooms capturing 35% to 40% of bookings, 2-bedrooms at 30% to 35%, studios at 10% to 15%, and 3+ bedrooms at 15% to 20%.
Smaller units perform best because hotel data shows very short average stays (around 1.5 nights), favoring compact properties with fast turnover.
What property type performs best in Makassar in 2026?
As of the first half of 2026, the best-performing property type is the 2-bedroom apartment or cluster home, balancing space, convenience, and operational simplicity for business and event-driven demand.
Apartments achieve the highest occupancy (38% to 45%) due to easier cleaning and weekday business demand, while landed houses see slightly lower occupancy (30% to 40%) but higher revenue per booking.
Apartments outperform because Makassar's demand favors short stays and quick turnover over resort-style relaxation.
What location traits boost bookings in Makassar right now?
Key location traits include fast access to Losari waterfront for tourist appeal, proximity to Panakkukang's mall and business district for weekday stays, and clear airport access since Sultan Hasanuddin drives consistent demand.
Walkability and nearby food options also matter because short stays (around 1.5 nights) mean guests want easy meals without navigating unfamiliar areas.
Properties near event venues like Anjungan Pantai Losari or Benteng Rotterdam can command premium pricing during major events.
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 Makassar, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained our methods.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| BPS Kota Makassar - Tourism Development | Official statistics agency for Makassar, publishing indicators used by policymakers. | We used it to anchor accommodation demand (hotel occupancy and length of stay) and verify STR occupancy assumptions. |
| BPS Kota Makassar - Star Hotel Occupancy Aug 2025 | Official monthly tourism statistics for Makassar city. | We used it as a benchmark for busy vs quiet months and to triangulate Airbnb occupancy ranges. |
| BPS Kota Makassar - Tourism Development Jan 2025 | Official historical series used by government and businesses. | We used it to understand seasonality and calibrate low-season revenue assumptions. |
| BPS Sulawesi Selatan - Airport Passengers | Official air-travel demand data for the province's main airport. | We used it as a demand proxy and to show Makassar has consistent year-round travel. |
| Pemkot Makassar - Calendar of Events 2026 | City government's official announcement channel. | We used it to identify demand spikes and explain above-average occupancy months. |
| ANTARA - CoE Makassar 2026 Summary | Indonesia's state news agency, typically quotes official releases directly. | We used it to cross-check event claims and support event-driven pricing strategies. |
| Makassar Half Marathon 2026 | Official event organizer page with scale details. | We used it to confirm a 2026 demand spike and suggest tactical pricing. |
| Makassar International Writers Festival | Official festival website for a recurring cultural event. | We used it to ground an additional multi-day demand spike near Benteng Rotterdam. |
| AirDNA - Surabaya Market Overview | Widely used STR analytics provider with transparent KPIs. | We used it as a comparable business city benchmark, then scaled to Makassar. |
| AirDNA - Bandung Market Overview | Consistent methodology across cities for reliable comparisons. | We used it as a leisure city benchmark to set ADR upper bounds. |
| Makassar City Tax Regulation (Perda No. 1/2024) | Binding local regulation (primary source) for city taxes. | We used it to confirm tax treatment and the 10% accommodation tax rate. |
| Bank Indonesia - Residential Property Price Survey | Central bank publishing standardized housing market indicators. | We used it to set realistic property price growth expectations. |
| Bank Indonesia - SHPR Press Release Q2 2025 | Official BI release summarizing survey results. | We used it to support conservative price growth assumptions. |
| Exchange Rates - USD/IDR History | Transparent, date-specific FX reference. | We used it to translate USD benchmarks into IDR for Makassar. |
| BPS Kota Makassar - October 2025 Hotel Occupancy | Shows both star and non-star hotel occupancy for fuller demand picture. | We used it to set realistic Airbnb occupancy expectations relative to hotels. |
| IDN Times - MIWF 2026 Coverage | Major Indonesian digital news outlet with reliable event coverage. | We used it to verify Writers Festival dates and support demand projections. |
Get fresh and reliable information about the market in Makassar
Don't base significant investment decisions on outdated data. Get updated and accurate information.
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