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Wondering whether January 2026 is a good time to buy property in Makassar? You're not alone, and this guide breaks down the current housing prices in Makassar with real data so you can make an informed decision.
We constantly update this blog post with the freshest market signals, so you're always looking at the latest picture of Makassar's residential property market.
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.
So, is now a good time?
Rather yes, January 2026 looks like a reasonable time to buy property in Makassar if you're selective about location and willing to negotiate.
The strongest signal is that Bank Indonesia's official data shows Makassar's primary market prices are growing at a modest pace, which means you're not buying into an overheated market about to correct.
Another strong signal is that new mortgage rules effective January 1, 2026 have eased down payment requirements, giving buyers more financing flexibility before any credit-driven demand wave hits.
Other supporting signals include visible inventory on major listing platforms (meaning buyers have options), infrastructure projects boosting specific corridors, and Makassar's role as Eastern Indonesia's gateway city creating steady underlying demand.
The best strategy is to focus on well-connected neighborhoods like Panakkukang, Rappocini, or Tamalanrea, look at standard 2 to 4 bedroom landed houses with clear certificates, and plan for a medium to long term hold of at least 5 years.
This is not financial or investment advice, we don't know your personal situation, and you should always do your own research before making any property purchase.
Is it smart to buy now in Makassar, or should I wait as of 2026?
Do real estate prices look too high in Makassar as of 2026?
As of early 2026, Makassar property prices do not appear obviously overpriced at the city level because Bank Indonesia's primary market index shows only modest price growth rather than the kind of acceleration that typically signals a stretched market.
One clear on-the-ground signal is that major listing platforms like Rumah123 show thousands of available homes across wide price bands in Makassar, which suggests sellers are not in a position to dictate terms the way they would in a supply-squeezed market.
Another signal worth watching is that Makassar's secondary (resale) market has shown notable volatility in recent periods, with prices swinging both up and down, which means buyers should not assume prices only move in one direction and should negotiate accordingly.
You can also read our latest update regarding the housing prices in Makassar.
Does a property price drop look likely in Makassar as of 2026?
As of early 2026, the likelihood of a meaningful property price decline in Makassar over the next 12 months appears low, mainly because official data shows the market is not overheated enough to warrant a sharp correction.
A plausible price change range for Makassar property over the next year is roughly flat to up 5%, with downside risk more likely in specific overpriced micro-locations or properties with weak fundamentals rather than the city as a whole.
The single most important factor that could increase the odds of a price drop in Makassar would be a significant tightening of credit conditions, since many buyers rely on KPR (mortgage) financing to purchase homes.
However, this factor looks unlikely to materialize in the near term because Bank Indonesia has actually eased LTV and FTV rules effective January 2026, which supports rather than restricts housing demand.
Finally, please note that we cover the price trends for next year in our pack about the property market in Makassar.
Could property prices jump again in Makassar as of 2026?
As of early 2026, the likelihood of a renewed price surge in Makassar within the next 12 months is medium, meaning prices could jump in specific corridors but a citywide boom is not the most probable scenario.
A plausible upside price change for Makassar property over the next year is in the range of 5% to 10%, with the higher end more likely in neighborhoods directly benefiting from infrastructure improvements or strong tenant demand.
The single biggest demand-side trigger that could drive Makassar prices to jump again is infrastructure-linked migration, particularly as toll roads, port expansions, and rail projects shift where people want to live and work.
Please also note that we regularly publish and update real estate price forecasts for Makassar here.
Are we in a buyer or a seller market in Makassar as of 2026?
As of early 2026, Makassar's residential property market is closer to balanced with a slight lean toward buyers, meaning you have room to compare options and negotiate rather than feeling pressured to bid up.
While Makassar does not publish a formal months-of-inventory metric, the visible stock on major platforms and the modest pace of price growth suggest supply is sufficient to give buyers roughly 4 to 6 months worth of choices, which typically signals a balanced to buyer-friendly environment.
Similarly, the share of listings with price reductions is not officially tracked for Makassar, but local agents and listing refresh patterns suggest motivated sellers are willing to negotiate, which reinforces the idea that buyers have leverage in most segments.
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.
Are homes overpriced, or fairly priced in Makassar as of 2026?
Are homes overpriced versus rents or versus incomes in Makassar as of 2026?
As of early 2026, Makassar homes appear closer to fairly priced than overpriced when comparing purchase costs to local incomes and rents, though affordability varies significantly by neighborhood and property type.
The price-to-rent ratio in Makassar varies widely, but for mainstream landed houses in accessible areas, gross rental yields often fall in the 4% to 6% range, which is roughly consistent with balanced markets in Indonesian secondary cities rather than the compressed yields you see in overheated capitals.
The price-to-income multiple in Makassar is challenging for minimum-wage earners (a home at Rp 800 million is roughly 16 times the annual UMK of Rp 4.15 million per month), but dual-income formal households earning Rp 10 to 15 million monthly can realistically afford mainstream housing with a sensible down payment and KPR terms.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Makassar.
Are home prices above the long-term average in Makassar as of 2026?
As of early 2026, Makassar home prices do not appear to be running significantly above their long-term trend, with official index data showing moderate rather than breakaway growth in recent years.
The recent 12-month price change in Makassar's primary market has been modest (low single digits), which is slower than the more volatile swings seen in some periods and closer to the pre-pandemic pace of gradual appreciation.
When adjusting for inflation, Makassar's real price positioning appears roughly in line with or slightly below its prior cycle peak, meaning buyers are not paying a premium relative to historical norms in inflation-adjusted terms.
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What local changes could move prices in Makassar as of 2026?
Are big infrastructure projects coming to Makassar as of 2026?
As of early 2026, Makassar has several ongoing and planned infrastructure projects, with toll road extensions, port upgrades, and rail connectivity being the most frequently cited price catalysts, though the impact varies sharply by corridor.
The timeline for these projects is spread across multiple years, with some toll segments already operational and others in construction or funding stages, meaning buyers should focus on corridors with near-term completion rather than projects that are still in planning.
For the latest updates on the local projects, you can read our property market analysis about Makassar here.
Are zoning or building rules changing in Makassar as of 2026?
Indonesia's building approval framework, governed by PP No. 16/2021 which introduced the PBG (Persetujuan Bangunan Gedung) system, continues to shape how quickly new supply can come online in Makassar, though no major local zoning overhaul is currently being discussed.
As of early 2026, the net effect of the national building framework on Makassar prices is neutral to mildly supply-supportive, since smoother approvals allow developers to respond to demand, which limits the risk of extreme price spikes but does not dramatically change the current balance.
The areas most affected by permitting and building standards in Makassar tend to be outer growth corridors like Biringkanaya and parts of Tamalanrea, where new developments rely more heavily on fresh approvals compared to established inner-city neighborhoods.
Are foreign-buyer or mortgage rules changing in Makassar as of 2026?
As of early 2026, the direction of mortgage rules in Makassar (and Indonesia broadly) is supportive of buyers, with Bank Indonesia's LTV/FTV easing effective January 1, 2026 reducing down payment requirements and potentially boosting demand, especially among first-time buyers.
Foreign-buyer rules in Indonesia remain constrained by minimum price thresholds and specific ownership structures (like Hak Pakai), with no major liberalization currently being implemented, meaning foreign demand is more relevant for upper-end apartments and premium houses than mainstream family housing in Makassar.
The most impactful recent mortgage rule change is the LTV/FTV adjustment, which allows buyers to finance a larger portion of their home purchase through KPR, effectively lowering the cash barrier to entry for qualifying borrowers.
You can also read our latest update about mortgage and interest rates in Indonesia.
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.
Will it be easy to find tenants in Makassar as of 2026?
Is the renter pool growing faster than new supply in Makassar as of 2026?
As of early 2026, the balance between renter demand growth and new rental supply in Makassar appears roughly even, with demand supported by the city's role as a regional education, healthcare, and logistics hub, while supply remains visible across major listing platforms.
The clearest signal of renter demand in Makassar comes from its large university population (particularly around Tamalanrea), growing government and healthcare employment, and the city's position as Eastern Indonesia's primary gateway, all of which support steady household formation and in-migration.
On the supply side, the pace of new completions and rental listings in Makassar appears sufficient to meet demand without creating severe shortages, as evidenced by the wide range of rental options visible on platforms like Rumah123 across various price points and neighborhoods.
Are days-on-market for rentals falling in Makassar as of 2026?
As of early 2026, there is no official days-on-market series published for Makassar rentals, but based on listing refresh patterns and agent feedback, time-to-let appears stable rather than dramatically falling, suggesting a balanced rather than extremely tight rental market.
The difference in days-on-market between Makassar's best areas (like Panakkukang and Tamalanrea) and weaker peripheral areas can be significant, with well-located units near universities or commercial centers often finding tenants within 2 to 4 weeks, while less accessible properties may sit for 2 months or more.
One common reason days-on-market falls in Makassar is the start of academic semesters, when student and young professional demand spikes around university areas, creating seasonal tightness that landlords in those corridors can leverage.
Are vacancies dropping in the best areas of Makassar as of 2026?
As of early 2026, vacancy trends in Makassar's best-performing rental areas like Panakkukang (commercial hub), Tamalanrea (university area), and Rappocini (inner-city accessibility) appear to be stable to slightly tightening, based on listing turnover patterns rather than official vacancy statistics.
While Makassar does not publish a formal vacancy rate by neighborhood, indirect signals suggest that prime areas have lower vacancy than the citywide average, with landlords in these locations typically facing shorter gaps between tenants compared to outer or less accessible districts.
One practical sign that the best areas in Makassar are tightening first is when you see the same landlords re-listing properties at higher rents within weeks of a tenant leaving, rather than offering discounts or extended free periods to attract interest.
By the way, we've written a blog article detailing what are the current rent levels in Makassar.
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Am I buying into a tightening market in Makassar as of 2026?
Is for-sale inventory shrinking in Makassar as of 2026?
As of early 2026, we cannot confirm that for-sale inventory in Makassar is shrinking year-over-year because there is no official time series tracking listing counts, but the visible stock on major platforms suggests buyers still have a reasonable selection to choose from.
Estimating months-of-supply for Makassar is difficult without official transaction volume data, but the combination of modest price growth and substantial visible inventory suggests the market is closer to a balanced 4 to 6 month level rather than the tight sub-3-month conditions that would favor sellers strongly.
Are homes selling faster in Makassar as of 2026?
As of early 2026, there is no official median days-on-market statistic published for Makassar home sales, but the modest price growth reported by Bank Indonesia suggests the market is not experiencing the rapid sales velocity typical of a hot market.
Without a year-over-year comparison available from official sources, we estimate that selling times in Makassar have remained relatively stable, with well-priced properties in good locations still moving within a few months while overpriced or poorly located homes can sit considerably longer.
Are new listings slowing down in Makassar as of 2026?
As of early 2026, we are not confident that new for-sale listings in Makassar are slowing down year-over-year because there is no official data tracking new listing volumes, and visible inventory on major platforms appears relatively stable.
Makassar's seasonal pattern for new listings tends to see quieter periods around major holidays (Ramadan, Lebaran, year-end) and more activity in the months following, so buyers should interpret current listing counts in the context of where we are in the calendar.
Is new construction failing to keep up in Makassar as of 2026?
As of early 2026, we cannot precisely quantify the gap between new housing completions and household demand in Makassar due to limited official data, but the visible supply on listing platforms and modest price growth suggest new construction is roughly keeping pace with demand rather than falling dramatically behind.
The recent trend in building permits and new development activity in Makassar appears steady, with developers continuing to launch projects in growth corridors like Biringkanaya and Tamalanrea, though the pace is not explosive.
The single biggest bottleneck limiting new construction in Makassar tends to be land availability in prime, well-connected areas, which pushes development to outer corridors where infrastructure may not yet be fully in place.
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.
Will it be easy to sell later in Makassar as of 2026?
Is resale liquidity strong enough in Makassar as of 2026?
As of early 2026, resale liquidity in Makassar is adequate for standard properties in accessible locations, meaning well-priced homes with clear certificates typically find buyers within a reasonable timeframe, though niche or overpriced properties can take much longer.
While there is no official median days-on-market figure for Makassar resales, market signals suggest that mainstream 2 to 4 bedroom landed houses in good areas often sell within 3 to 6 months, which is consistent with healthy liquidity for a secondary Indonesian city.
The property characteristic that most improves resale liquidity in Makassar is location near established commercial or educational nodes (like Panakkukang or Tamalanrea), combined with clean legal documentation (SHM or clear HGB status), since buyers prioritize accessibility and certainty.
Is selling time getting longer in Makassar as of 2026?
As of early 2026, selling times in Makassar do not appear to be lengthening significantly compared to last year, based on the stable market tone reported by official sources and the consistent inventory levels visible on listing platforms.
The realistic range for median days-on-market in Makassar spans from around 30 to 60 days for well-priced properties in prime locations to 120 days or more for overpriced homes or those in less desirable areas, with most listings falling somewhere in between.
One clear reason selling time can lengthen in Makassar is affordability pressure, where sellers price based on what they paid or hope to achieve rather than what current buyers (constrained by incomes and mortgage terms) can actually afford.
Is it realistic to exit with profit in Makassar as of 2026?
As of early 2026, the likelihood of selling a Makassar property with profit is medium, meaning it is achievable for buyers who purchase selectively and hold for an adequate period, but it is not guaranteed by simply buying anywhere and waiting.
The minimum holding period that most often makes exiting with profit realistic in Makassar is around 5 to 7 years, which allows enough time for price appreciation to offset transaction costs and for the property to benefit from area development or infrastructure improvements.
The estimated total round-trip cost drag in Makassar (including notary fees, taxes, agent commissions, and administrative costs for buying and selling) typically runs around 8% to 12% of the property value, or roughly Rp 80 to 120 million on a Rp 1 billion home (approximately USD 5,000 to 7,500 or EUR 4,500 to 7,000).
The single factor that most increases profit odds in Makassar is buying in a corridor that will benefit from near-term infrastructure completion (like a new toll access or transit station), since these improvements tend to lift prices faster than general city appreciation.
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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 Makassar, 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 SHPR Q3 2025 (English) | It's the central bank's official survey for residential property prices by city. | We used it as our anchor for Makassar's primary market price trends. We pulled the Makassar data to assess whether prices were accelerating or cooling. |
| Bank Indonesia SHPR Q3 2025 (Indonesian) | It's the same official BI survey with detailed city breakdowns. | We used it to validate methodology and interpretation notes. We cross-checked specific Makassar figures against the English version. |
| Bank Indonesia LTV/FTV Policy Update | It's BI's official rule-setting on mortgage down payments effective January 2026. | We used it to assess whether policymakers are stimulating housing demand. We framed financing tailwinds for buyers using KPR mortgages. |
| Rumah123 Flash Report | It's a direct statement from a major national property platform's research team. | We used it to triangulate secondary (resale) price volatility for Makassar. We avoided relying only on primary market data. |
| Liputan6 Coverage on Makassar | It's a major national outlet citing Rumah123 research on Makassar specifically. | We used it to support the infrastructure-driven price narrative. We cross-checked that Makassar's price moves were not just anecdotal. |
| Makassar City Government UMK 2026 | It's the city government's official minimum wage announcement. | We used it as a conservative income floor for affordability calculations. We anchored 2026 income growth expectations locally. |
| PPID Kota Makassar (UMK Decree) | It's the official public information portal hosting the formal wage decree. | We used it to confirm the UMK figure is backed by a published decree. We strengthened the wage input used in our affordability estimates. |
| BPS Residential Property Price Index 2025 | It's Indonesia's official statistics agency explaining the national RPPI methodology. | We used it to triangulate official index thinking beyond BI. We grounded our discussion in survey-based price measurement. |
| BPS Average Wage Statistics | It's the official BPS portal for wage data across sectors. | We used it to sanity-check wage levels versus the minimum wage. We justified why typical buyer households often earn above UMK. |
| Rumah123 Makassar Listings | It's a major marketplace with thousands of live listings showing actual price bands. | We used it to ground our typical price bands in what is currently advertised. We cross-checked index growth rates against real asking prices. |
| Rumah123 Sudiang Listings | It's a neighborhood-level listings page showing real pricing in a specific submarket. | We used it to illustrate that Makassar contains different price micro-markets. We showed buyers actual neighborhoods they can shop in. |
| Hukumonline Foreign Ownership Explainer | It's a widely used Indonesian legal reference site explaining ministerial decrees. | We used it to frame foreign-buyer eligibility as rules-based. We treated it as a routing source to understand price thresholds. |
| K&L Gates Foreign Ownership Summary | It's an established international law firm summarizing regulatory changes. | We used it to triangulate the direction of travel on foreign ownership rules. We reduced the risk of misreading secondary summaries. |
| PP No. 16/2021 Building Regulation | It's the actual government regulation text on building approvals and standards. | We used it to explain why permitting rules matter for future supply. We supported the logic that supply can respond but not instantly. |
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.
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