Is right now a good time to buy a property in Makassar? (2026)

Authored by the expert who managed and guided the team behind the Indonesia Property Pack

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

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 2026, residential property prices in Makassar look roughly fair overall, with the best lifestyle pockets around Tanjung Bunga, CPI, Panakkukang and Losari perhaps 0% to 5% above fair value and some outer areas like Manggala, Biringkanaya and parts of Tamalate still 5% to 10% below fair value.

This matters because Makassar home prices in 2026 have not run far ahead of the city’s income, population and job base, while Bank Indonesia’s local price index shows a very slow market rather than a heated one.

The clearest listing signal is that large platforms still show thousands of houses for sale in Makassar, including many negotiable listings, which means sellers do not have full pricing power.

Another useful signal is that premium homes can stay expensive for a long time, so a waterfront or near-mall label in Makassar should be treated as a price premium to test, not as proof of value.

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 2026, the chance of a meaningful Makassar property price decline over the next 12 months looks medium for weak micro-locations but low to medium for the city as a whole.

A realistic 12-month range for Makassar residential property prices is around 3% down to 6% up, with the downside mostly concentrated in overpriced large houses, weak-access estates and niche luxury homes.

The single most important macro factor that could increase the odds of a price drop in Makassar is a weaker credit environment, because many ordinary buyers still depend on KPR mortgages.

That risk looks possible but not the base case in 2026, because Bank Indonesia’s LTV and FTV easing is still supportive even though buyers remain careful about monthly payments.

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 2026, the chance of a renewed citywide property price surge in Makassar over the next 12 months looks low, but selected areas can still outperform.

A plausible upside range is 3% to 6% for good homes in Panakkukang, Rappocini, Tamalanrea, Tanjung Bunga, CPI and Biringkanaya, while ordinary citywide homes are more likely to stay near 0% to 3% growth.

The biggest demand-side trigger would be cheaper and easier mortgage credit, because lower monthly payments would quickly widen the buyer pool for Makassar houses and apartments.

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 2026, Makassar is a slightly buyer-leaning residential market, because price growth is weak and visible resale supply is still deep enough for negotiation.

The closest practical proxy for months of inventory suggests a normal-to-loose market, where buyers can often ask for 3% to 7% off a fair listing and more on stale or overpriced homes.

The share of listings that openly advertise “bisa nego” or similar negotiation language is meaningful, and that suggests many Makassar sellers know buyers are comparing many options before committing.

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 2026, Makassar homes look fair to slightly expensive versus rents in prime areas, fair in normal districts, and still affordable enough in suburban areas for many local middle-income buyers.

The estimated price-to-rent ratio in Makassar is often around 17 to 25 for normal homes, which is acceptable when the property is easy to rent but expensive when the yield falls below about 4%.

The estimated price-to-income multiple in Makassar is stretched for central family homes, but it is less extreme than in Jakarta or Bali because many suburban houses still sell below roughly IDR 300 million to IDR 500 million.

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 2026, Makassar home prices are above the 2018 base in nominal terms, but only modestly, so the city does not look far above its long-term trend.

The latest Bank Indonesia data shows Makassar residential prices grew only slightly over 12 months, which is much slower than what would usually be seen in a boom.

After inflation, Makassar housing in 2026 looks flat to cheaper than its earlier cycle level, which makes a broad bubble call hard to defend.

What local changes could move prices in Makassar as of 2026?

Are big infrastructure projects coming to Makassar as of 2026?

As of 2026, the biggest infrastructure story for Makassar property is the combination of Makassar New Port and the Makassar to Parepare railway, which should help northern, eastern and corridor locations more than the whole city.

The port is already an important logistics asset, while the railway is an operating and expanding regional link, so the price impact is likely gradual over several years rather than an instant jump in 2026.

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?

The most important zoning change for Makassar property buyers is already in force, because the RTRW 2024 to 2043 replaced the older spatial plan and now guides land use, strategic areas and future development corridors.

As of 2026, the net effect of the new Makassar spatial plan is probably mildly positive for well-zoned residential land and mildly negative for risky parcels where future use, access or flood exposure is unclear.

The areas most affected are fast-growing fringe and corridor districts such as Biringkanaya, Tamalanrea, Manggala, Tamalate and parts of the coastal development zone around Tanjung Bunga and CPI.

Are foreign-buyer or mortgage rules changing in Makassar as of 2026?

As of 2026, mortgage rules are supportive for Makassar property demand, while foreign-buyer rules remain restrictive enough that foreigners should be careful with title structure before buying.

The most likely foreign-buyer issue in Makassar is not a sudden ban, but stricter practical checks around Hak Pakai, strata title, leasehold arrangements and whether a structure is clean enough for resale.

The most important mortgage change is Bank Indonesia’s relaxed LTV and FTV framework, which can support demand if banks are willing to lend and buyers can still afford monthly payments.

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 2026, renter demand in Makassar is growing faster than supply in the best rental pockets, but not fast enough to make the whole city a tight landlord market.

The best renter-demand signal is Makassar’s large population base, plus steady demand from students, hospital workers, office workers, port and logistics employees, and families who are not ready to buy.

The supply signal is mixed because there are still many rental listings, but well-priced homes near Panakkukang, Rappocini, Tamalanrea, Tanjung Bunga and CPI are easier to absorb than oversized houses in weaker locations.

Are days-on-market for rentals falling in Makassar as of 2026?

As of 2026, rental days-on-market in Makassar look stable to slightly falling in the best areas, with a typical well-priced rental taking about 30 to 60 days to find a tenant.

The gap is important because prime or practical locations can rent in 30 to 60 days, while overpriced large houses or weaker outer locations can take 90 days or more.

One reason rental time can fall in Makassar is that tenants often want to be close to campuses, hospitals, malls or work corridors, so useful locations tighten before the wider market does.

Are vacancies dropping in the best areas of Makassar as of 2026?

As of 2026, vacancy appears to be dropping modestly in Panakkukang, Rappocini, Tamalanrea, Tanjung Bunga and CPI, especially for practical units that are clean, well-priced and close to daily needs.

A fair vacancy proxy is around 4% to 6% for strong landed rental pockets, 6% to 8% for apartments and 8% to 12% for expensive or poorly located homes across the wider Makassar market.

A practical sign of tightening in Makassar is when similar rental homes near campuses, hospitals or mall corridors disappear faster than comparable homes with bigger floor area but worse access.

By the way, we’ve written a blog article detailing what are the current rent levels in Makassar.

Am I buying into a tightening market in Makassar as of 2026?

Is for-sale inventory shrinking in Makassar as of 2026?

As of 2026, we do not see clear evidence that for-sale inventory is shrinking citywide in Makassar, because major portals still show a deep pool of available houses.

The closest proxy suggests Makassar has enough months of supply to keep bargaining alive, especially outside the most wanted clean-title homes below the local family-buyer ceiling.

Are homes selling faster in Makassar as of 2026?

As of 2026, Makassar homes do not appear to be selling faster citywide, and a realistic resale time for normal homes is roughly 90 to 150 days when pricing is fair.

Compared with a stronger post-pandemic market, selling time in Makassar looks about 10% to 20% longer for overpriced homes, while well-located clean-title homes can still move in 60 to 90 days.

Are new listings slowing down in Makassar as of 2026?

As of 2026, we are not confident that new for-sale listings in Makassar are slowing enough to create scarcity, because developer and agent marketing remains active in many districts.

The seasonal pattern is still local and uneven, with activity often tied to developer campaigns, school-year family moves and mortgage conditions rather than a single clear national season.

Is new construction failing to keep up in Makassar as of 2026?

As of 2026, new construction in Makassar seems tight only in specific affordable and well-located segments, while the wider city still has enough suburban land and active estate supply.

The recent trend is that construction continues, but Bank Indonesia’s developer survey still points to financing, permits, material costs, taxes and buyer affordability as limits on fast supply growth.

The biggest bottleneck is not one single factor, but the mix of construction costs, permit friction and mortgage affordability, which makes developers careful about building too much at once.

Will it be easy to sell later in Makassar as of 2026?

Is resale liquidity strong enough in Makassar as of 2026?

As of 2026, resale liquidity in Makassar is good enough for mainstream homes at realistic prices, moderate for apartments and weaker for high-ticket luxury homes.

The estimated median resale time is around 90 to 150 days, which is slower than a very liquid market but still acceptable if the property is priced correctly.

The feature that most improves resale liquidity in Makassar is a practical location near jobs, campuses, hospitals, malls, toll access or flood-safer planned estates, especially when the home is affordable for local family buyers.

Is selling time getting longer in Makassar as of 2026?

As of 2026, selling time in Makassar appears slightly longer than the stronger post-pandemic rebound period, mainly because buyers have many choices and price growth is weak.

The current realistic range is about 60 to 90 days for well-priced prime homes, 90 to 150 days for normal resale homes and more than 180 days for luxury or over-asked properties.

A clear reason selling time can lengthen in Makassar is affordability pressure, because buyers still compare monthly KPR payments against income and can walk away from sellers who price too aggressively.

Is it realistic to exit with profit in Makassar as of 2026?

As of 2026, the likelihood of exiting with profit in Makassar is medium for a typical five-year hold, high only if the buyer purchases below market in a liquid district.

The minimum holding period that usually makes profit realistic in Makassar is about four to six years, because short flips can be eaten by taxes, fees and negotiation losses.

A practical round-trip cost drag for buying and selling can often reach around 8% to 12% of the property value, which equals roughly IDR 80 million to IDR 120 million on a IDR 1 billion home, or about USD 5,000 to USD 7,500 and EUR 4,600 to EUR 6,900 depending on exchange rates.

The clearest way to improve profit odds in Makassar is to buy a clean-title, flood-safer, easy-to-rent home below market value in Panakkukang, Rappocini, Tamalanrea, Biringkanaya, Manggala, Tamalate, Tanjung Bunga or CPI.

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 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 we trust it	How we used it
Bank Indonesia SHPR Q1 2026 PDF	It is the official residential property survey from Indonesia’s central bank.	We used it to benchmark Makassar’s residential price index and price growth. We also used it to judge price-cycle risk.
Bank Indonesia SHPR Q1 2026 release	It gives the official headline numbers in a short format.	We used it to cross-check national price and sales momentum. We treated it as a quick verification source for the full report.
BPS Kota Makassar Dalam Angka 2026	It is Makassar’s official annual statistical book.	We used it for population, economic and local demand context. We treated it as the core public dataset for Makassar.
BPS Makassar district population table	It gives official population data by district.	We used it to identify deep renter and buyer pools. We compared central density with growth districts like Biringkanaya, Manggala, Tamalanrea and Tamalate.
BPS Makassar PDRB table	It is the official city GDP-by-sector table.	We used it to check whether jobs and local income can support housing demand. We paid attention to trade, construction, real estate, education, health and services.
Bank Indonesia PADG 30/2025	It is the official rule for LTV and FTV property-loan easing.	We used it to assess mortgage support in 2026. We treated relaxed credit rules as a positive demand factor, not a guarantee of rising prices.
BPK PP No. 18/2021	BPK is an official legal-document repository.	We used it to check the land-rights framework for buyers. We separated title risk from price risk.
BPK Permen ATR/BPN No. 18/2021	It is an official implementing regulation for land procedures.	We used it to cross-check Hak Pakai and related procedures. We used it mainly for foreign-buyer caution.
BPK Makassar RTRW 2024 to 2043	It is Makassar’s official long-term spatial plan.	We used it to assess zoning and future supply direction. We treated it as a risk filter for land-use and corridor questions.
Pelindo Makassar New Port	Pelindo is the state port operator.	We used it to assess logistics-led employment demand. We linked it mainly to northern and eastern access corridors.
Ministry of Finance KPBU railway page	It is an official public-private partnership project database.	We used it to assess railway scope and timing. We treated the railway as a medium-term access factor.
KAI Makassar to Parepare railway update	KAI is Indonesia’s official railway operator.	We used it to confirm that the rail line has real passenger use. We used that as supporting evidence for corridor demand.
DPMPTSP Makassar permitting page	It is the city’s official investment and permitting office.	We used it as a supply-side signal. We did not use it as a price index.
Rumah123 Makassar house sale listings	It is one of Indonesia’s major property portals.	We used it for live asking-price and inventory color. We cross-checked it with official data and other portals.
99.co Makassar sale listings	It provides visible listing depth and asking-market evidence.	We used it to estimate resale depth and neighborhood price floors. We treated it as asking evidence, not completed sales evidence.
99.co Makassar rental listings	It shows current rental asking levels across the city.	We used it to estimate rent ranges and yield pressure. We cross-checked it with Travelio and Rumah123 rental listings.
Travelio Makassar rental examples	It gives unit-level rental examples for furnished housing.	We used it to sanity-check monthly rent levels. We did not use it alone because one platform can overrepresent furnished units.