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This article explains the current housing prices in Makassar in 2026, with simple numbers for houses, apartments, and higher-end homes.
We constantly update this blog post so buyers can follow the Makassar property market with fresh residential price estimates.
The figures below are rounded because property buyers need clear numbers, not false precision.
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
- The median housing price in Makassar in 2026 is around Rp850 million, which is far lower than the average because luxury homes pull the average upward.
- A normal buyer in Makassar in 2026 should not read a Rp1.55 billion average price as the typical home price, because many family homes sell below Rp1 billion.
- The Makassar housing market is very split: outer areas can still offer homes below Rp600 million, while CPI, Losari, and Tanjung Bunga can reach Rp10 billion or more.
- Asking prices in Makassar are often 6% to 10% above likely sale prices, mainly because negotiation is common and high-end demand is thinner.
- The average price per sqm in Makassar in 2026 is around Rp15 million, but premium central or coastal homes can be two or three times higher.
- Makassar apartments are a smaller part of the market, but compact units in Panakkukang or CPI can show high price per sqm because the units are small.
- New homes in Makassar usually cost about 15% more than similar older homes because buyers pay for modern layouts, easier financing, and lower repair risk.
- A US$100,000 budget is strong in Makassar in 2026, because it equals about Rp1.81 billion and can buy a good family house or a cluster home.
- A US$2 million budget is above the normal Makassar residential market, so the main difficulty is finding a clean-title trophy asset, not finding enough budget.
What is the average housing price in Makassar in 2026?
The median housing price is more useful than the average housing price in Makassar in 2026 because the median shows what a typical buyer is more likely to face, while the average is pushed up by expensive homes in Losari, CPI, and Tanjung Bunga.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Makassar in 2026 is about Rp850 million, which is about $46,900 or €40,600. The estimated average housing price in Makassar in 2026 is about Rp1.55 billion, which is about $85,400 or €74,000.
A realistic range for about 80% of residential properties in the Makassar market in 2026 is roughly Rp350 million to Rp4.2 billion, or about $19,300 to $231,500, or €16,700 to €200,600.
A realistic entry range in Makassar in 2026 is Rp300 million to Rp600 million, or about $16,500 to $33,100, or €14,300 to €28,700, which can buy a 36 to 45 sqm starter house on 60 to 75 sqm of land in areas such as Biringkanaya, Sudiang, Antang, or Tamangapa.
A realistic luxury range in Makassar in 2026 is Rp4 billion to Rp15 billion, or about $220,500 to $826,900, or €191,100 to €716,600, which can buy a large renovated house or premium coastal home in Panakkukang, Losari, CPI, or Tanjung Bunga.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Makassar.
Are Makassar property listing prices close to the actual sale price in 2026?
In Makassar in 2026, listed residential property prices are usually about 6% to 10% above likely final sale prices, with a central estimate near 8%.
This gap exists because many Makassar listings leave room for negotiation, and Bank Indonesia’s 2026 survey shows softer national sales conditions for some home sizes. The gap can be larger for expensive homes above Rp5 billion, because the buyer pool is smaller and sellers may test the market with optimistic prices.
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What is the price per sq m or per sq ft for properties in Makassar in 2026?
As of 2026, the median housing price per sqm in Makassar is about Rp12 million, or $661, or €573, and the median price per sqft is about Rp1.12 million, or $61, or €53. The average housing price per sqm in Makassar is about Rp15 million, or $827, or €717, and the average price per sqft is about Rp1.39 million, or $77, or €67.
The highest price per sqm in Makassar in 2026 is usually found in compact apartments and small homes in premium central or coastal areas, while the lowest price per sqm is usually found in older landed homes or larger homes on the urban edge.
The highest price per sqm in Makassar in 2026 is found in CPI, Losari, Panakkukang, and Tanjung Bunga, where typical ranges can reach Rp15 million to Rp35 million per sqm and sometimes more. The lowest price per sqm is found in Antang, Tamangapa, Sudiang, and outer Biringkanaya, where typical ranges are closer to Rp5 million to Rp10 million per sqm.
How have property prices evolved in Makassar?
Compared with one year ago, Makassar property prices in 2026 are estimated to be up about 1% to 3% in nominal terms, with a central estimate near 2%. After inflation, the real change is closer to flat, because buyer demand has been cautious and financing costs still matter.
Compared with two years ago, Makassar property prices in 2026 are estimated to be up about 3% to 6% in nominal terms. The increase came mostly from construction costs, central land scarcity, and steady demand in areas linked to malls, offices, universities, hospitals, and coastal development.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Indonesia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Makassar.
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How do prices vary by housing type in Makassar in 2026?
Makassar in 2026 is mainly a landed-house market, with an estimated active-market split of 55% standard landed houses, 18% cluster or gated houses, 10% apartments, 8% large family houses, 5% luxury houses, and 4% townhouse-style compact urban homes.
In Makassar in 2026, a small starter house averages around Rp450 million, or $24,800, or €21,500, while a standard landed house averages around Rp900 million, or $49,600, or €43,000. A cluster or gated house averages around Rp1.6 billion, or $88,200, or €76,400, an apartment averages around Rp850 million, or $46,900, or €40,600, a large family house averages around Rp2.5 billion, or $137,800, or €119,400, and a luxury house averages around Rp7.5 billion, or $413,400, or €358,300.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Makassar?
- How much should you pay for an apartment in Makassar?
How do property prices compare between existing and new homes in Makassar in 2026?
In Makassar in 2026, new homes usually sell for about 12% to 20% more than similar existing homes, with a central estimate around 15%.
This premium exists because new homes in Makassar often offer fresher structures, easier bank financing, modern layouts, and fewer near-term repair costs than older resale homes.
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How do property prices vary by neighborhood in Makassar in 2026?
Tanjung Bunga is one of the more popular areas for families and foreign buyers in Makassar in 2026, especially for cluster houses and modern family homes. Typical homes in Tanjung Bunga are around Rp1.3 billion to Rp6 billion, or about $72,000 to $331,000, or €62,000 to €287,000, because the area offers coastal lifestyle, newer housing stock, and easier access to CPI and Losari.
Panakkukang is a central and practical Makassar neighborhood in 2026, with apartments, large urban houses, and homes near offices, malls, and hospitals. Typical residential prices in Panakkukang are around Rp1.2 billion to Rp5 billion, or about $66,000 to $276,000, or €57,000 to €239,000, because the area is convenient for daily life and business access.
Biringkanaya is more affordable in Makassar in 2026 and is popular with buyers who want airport access or a larger home for a lower price. Typical residential prices in Biringkanaya are around Rp350 million to Rp900 million, or about $19,000 to $50,000, or €17,000 to €43,000, because land is cheaper and the area is farther from the main central lifestyle zones.
You will find a much more detailed analysis by areas in our property pack about Makassar. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Market label | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Biringkanaya | Entry, airport access | Rp350m to Rp900m, about $19k to $50k | Rp6m to Rp10m, about $331 to $551 | Rp557k to Rp929k, about $31 to $51 |
| Sudiang | Entry, family | Rp300m to Rp850m, about $17k to $47k | Rp6m to Rp9m, about $331 to $496 | Rp557k to Rp836k, about $31 to $46 |
| Antang | Budget, local family | Rp250m to Rp750m, about $14k to $41k | Rp5.5m to Rp9m, about $303 to $496 | Rp511k to Rp836k, about $28 to $46 |
| Tamangapa | Budget, growth edge | Rp250m to Rp700m, about $14k to $39k | Rp5m to Rp8m, about $276 to $441 | Rp465k to Rp743k, about $26 to $41 |
| Tamalanrea | University, family | Rp650m to Rp1.6bn, about $36k to $88k | Rp8m to Rp14m, about $441 to $772 | Rp743k to Rp1.30m, about $41 to $72 |
| Manggala | Family, value | Rp600m to Rp1.5bn, about $33k to $83k | Rp8m to Rp13m, about $441 to $717 | Rp743k to Rp1.21m, about $41 to $67 |
| Rappocini | Central family, commute | Rp900m to Rp2.8bn, about $50k to $154k | Rp10m to Rp18m, about $551 to $992 | Rp929k to Rp1.67m, about $51 to $92 |
| Panakkukang | Business, popular | Rp1.2bn to Rp5bn, about $66k to $276k | Rp13m to Rp25m, about $717 to $1,378 | Rp1.21m to Rp2.32m, about $67 to $128 |
| Tanjung Bunga | Coastal, expat-popular | Rp1.3bn to Rp6bn, about $72k to $331k | Rp14m to Rp28m, about $772 to $1,544 | Rp1.30m to Rp2.60m, about $72 to $143 |
| Losari | Waterfront, prestige | Rp2bn to Rp10bn, about $110k to $551k | Rp18m to Rp35m, about $992 to $1,929 | Rp1.67m to Rp3.25m, about $92 to $179 |
| CPI / Panambungan | Premium coastal | Rp2.5bn to Rp15bn, about $138k to $827k | Rp22m to Rp45m, about $1,213 to $2,481 | Rp2.04m to Rp4.18m, about $113 to $231 |
| Ujung Pandang / city core | Central, scarce | Rp1.5bn to Rp8bn, about $83k to $441k | Rp15m to Rp32m, about $827 to $1,764 | Rp1.39m to Rp2.97m, about $77 to $164 |
How much more do you pay for properties in Makassar when you include renovation work, taxes, and fees?
In Makassar in 2026, the full buying cost is usually 8% to 18% above the agreed property price before major renovation, and about 20% to 35% above the agreed price if renovation work is needed.
If you buy a Makassar property for about $200,000 in 2026, that equals around Rp3.63 billion, and a normal extra-cost budget could be around Rp290 million to Rp650 million, or about $16,000 to $36,000. If the property needs moderate renovation, the all-in cost can easily move closer to Rp4.35 billion to Rp4.9 billion, or about $240,000 to $270,000.
If you buy a Makassar property for about $500,000 in 2026, that equals around Rp9.07 billion, and normal taxes, legal checks, financing costs, and light works could add about Rp725 million to Rp1.63 billion, or about $40,000 to $90,000. With heavier renovation or premium fit-out, the final cost could move toward Rp11 billion to Rp12.25 billion, or about $606,000 to $675,000.
If you buy a Makassar property for about $1,000,000 in 2026, that equals around Rp18.14 billion, and normal extra costs could add around Rp1.45 billion to Rp3.27 billion, or about $80,000 to $180,000. With major renovation, high-end interiors, and legal or title checks, the total can reach about Rp21.8 billion to Rp24.5 billion, or about $1.2 million to $1.35 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Indonesia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Makassar
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Buyer acquisition tax / BPHTB | Tax | About 5% of the taxable transaction value. On a Rp1 billion purchase, this can be around Rp50 million, or about $2,800, before local deductions and exact tax rules. Buyers should verify the taxable base with a notary or PPAT. |
| Notary / PPAT and legal checks | Fees | Often around 0.5% to 1.5% of the purchase price. On common Makassar purchases, this can range from about Rp5 million to Rp75 million, or about $275 to $4,100, depending on property value and complexity. |
| Agent commission, if buyer bears it | Fees | Usually 0% to 2.5% for the buyer, depending on how the deal is structured. In many cases the seller pays, but buyers should still ask before signing anything. |
| Bank, mortgage, appraisal, and insurance setup | Financing | Usually about 1% to 3% if the buyer uses a mortgage. On a Rp1 billion purchase, this can mean roughly Rp10 million to Rp30 million, or about $550 to $1,650. |
| Light renovation | Renovation | About Rp1 million to Rp3 million per sqm, or around $55 to $165 per sqm. This usually covers repainting, small repairs, basic fixtures, and simple refresh work. |
| Medium renovation | Renovation | About Rp3 million to Rp6 million per sqm, or around $165 to $331 per sqm. This can include kitchens, bathrooms, flooring, plumbing, and electrical updates. |
| Heavy renovation or premium fit-out | Renovation | About Rp6 million to Rp10 million per sqm or more, which is about $331 to $551 per sqm or more. This applies when the buyer changes layouts, upgrades systems, or wants premium finishing. |
| Furniture and appliances | Fit-out | Often about Rp25 million to Rp250 million or more, which is about $1,400 to $13,800 or more. A small apartment can be furnished cheaply, but a large family house can cost much more. |
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 properties can you buy in Makassar in 2026 with different budgets?
With $100,000 in Makassar in 2026, or about Rp1.81 billion, you can buy a new 90 to 120 sqm cluster house in Tanjung Bunga, a large existing 120 to 180 sqm family house in Rappocini or Tamalanrea, or a 2-bedroom apartment in Panakkukang or CPI.
With $200,000 in Makassar in 2026, or about Rp3.63 billion, you can buy a modern 150 to 220 sqm family house in Tanjung Bunga, a large existing 180 to 300 sqm house in Panakkukang, or a larger premium apartment in CPI, Losari, or a central high-rise product.
With $300,000 in Makassar in 2026, or about Rp5.44 billion, you can buy a renovated 250 to 350 sqm house in Panakkukang, a recent coastal cluster house around 180 to 250 sqm in Tanjung Bunga or the CPI fringe, or a large high-end apartment in Losari or CPI.
With $500,000 in Makassar in 2026, or about Rp9.07 billion, you can buy a luxury central house of around 350 to 600 sqm in Panakkukang, a premium waterfront or near-waterfront home in Losari, CPI, or Tanjung Bunga, or a large villa-style family property in a gated cluster.
With $1,000,000 in Makassar in 2026, or about Rp18.14 billion, you can buy a trophy house in Losari or CPI, a very large renovated 600 sqm-plus house in Panakkukang or Ujung Pandang, or several mid-market homes and apartments as a portfolio.
With $2,000,000 in Makassar in 2026, or about Rp36.28 billion, the budget is above the normal residential market, so possible options are a top-tier mansion or compound in CPI, Losari, or Tanjung Bunga, a rare central land-and-house asset in Ujung Pandang or Panakkukang, or a portfolio of several homes across strong neighborhoods.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Indonesia.
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 and link | Why this source matters | How we used it |
|---|---|---|
| Bank Indonesia Residential Property Price Survey Q1 2026 | Bank Indonesia is Indonesia’s central bank, so its residential property survey is the strongest official source for national price momentum. | We used it to anchor the 2026 market trend. We did not use it as a direct Makassar transaction table because this short release does not provide that level of detail. |
| Bank Indonesia sales conditions data | The survey also explains demand conditions, not only price growth. | We used it to explain why negotiation remains important in Makassar. We connected softer sales conditions with the likely gap between asking prices and sale prices. |
| Bank Indonesia housing finance and cost pressure data | The survey tracks mortgage use, taxes, down payments, and building-cost pressure. | We used it to explain why buyers remain cautious. We also used it to support the new-build premium estimate in Makassar. |
| Bank Indonesia Kurs Transaksi BI | This is the official Bank Indonesia exchange-rate reference. | We used about Rp18,141 per US dollar and Rp20,933 per euro. We used these rounded rates to convert Makassar housing prices into dollars and euros. |
| BPS Kota Makassar, Kota Makassar Dalam Angka 2026 | BPS is Indonesia’s official statistics agency, and this is the main annual statistical book for Makassar city. | We used it to keep the article focused on Makassar city. We avoided mixing the city market with wider South Sulawesi figures. |
| BPS Kota Makassar, Inflasi Kota Makassar 2025 | This is the official local inflation publication for Makassar. | We used it to think about real price changes, not only nominal price changes. We used it to explain why a small nominal rise can still feel flat for buyers. |
| BPS Indonesia national inflation table | This is the official national inflation time series from Indonesia’s statistics agency. | We used it to support the longer-term real-price comparison. We used national inflation only where local long-term Makassar series were too thin. |
| Rumah123 Makassar houses for sale | Rumah123 is one of Indonesia’s largest property portals, so it gives useful live asking-price evidence. | We used it to estimate current asking prices for Makassar houses. We treated the data as listing evidence, not confirmed final sale prices. |
| 99.co Makassar houses for sale | 99.co is a major Indonesian property portal with useful market depth for house listings. | We used it to cross-check low-end and mid-market asking prices. We compared its ranges with Rumah123 and Lamudi before rounding our estimates. |
| Lamudi Makassar apartments | Lamudi is an established real-estate portal with useful apartment listing details and unit sizes. | We used it to estimate apartment pricing in Makassar. We focused especially on compact and central apartment stock around Panakkukang, CPI, and similar areas. |
| Lamudi Makassar unit-size evidence | Lamudi listings often show property sizes, which helps estimate price per sqm. | We used listed unit sizes to build realistic sqm ranges for apartments. We then compared apartment prices with landed-house values to avoid overreading small samples. |
| Pinhome Losari and Ujung Pandang listings | Pinhome gives neighborhood-level listing evidence in Indonesia. | We used it to cross-check central and coastal premium price ranges. We treated luxury listings carefully because a few expensive homes can distort the average. |
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