As of June 2026, a standard apartment in Makassar usually costs around Rp 800 million to Rp 900 million, which is about USD 49,000 to USD 55,000 or EUR 43,000 to EUR 48,000, while bigger or more premium apartments in Makassar can easily move above Rp 1.5 billion.
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Makassar is not a deep apartment market like Jakarta, so a few towers can strongly influence the average price.
For a foreign buyer in Makassar in 2026, the biggest risk is not only price, but also title eligibility, building quality, and the real all-in cost.
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 typical Makassar apartment buyer in 2026 should think in the Rp 800 million to Rp 900 million range, not in the luxury prices shown by a few CBD listings.
- Makassar apartment prices are very uneven because the city has limited high-rise stock, so one 31 Sudirman or CPI listing can distort the average.
- Panakkukang is usually the easiest Makassar apartment area to understand because Vida View and nearby stock give clearer resale evidence than many other districts.
- CPI, Losari, and 31 Sudirman look expensive in Makassar because buyers are paying for waterfront or CBD scarcity, not just for square meters.
- A foreign buyer in Makassar should plan for around 40% down payment, even though Bank Indonesia rules allow much higher LTV for eligible local borrowers.
- Closing costs in Makassar are often more painful than expected because BPHTB, notary work, legal checks, and title due diligence can add around 8% to 11%.
- Studio apartments in Makassar are not always cheap per square meter because compact waterfront units can price like lifestyle products, not budget housing.
- For rental or resale liquidity, a simple one-bedroom or two-bedroom apartment in Panakkukang is often safer than a larger luxury unit in a thinner market.
- Apartment service charges in Makassar are lower than Jakarta in many buildings, but poor reserve planning can still create future repair surprises.
How much do apartments really cost in Makassar in 2026?
What's the average and median apartment price in Makassar in 2026?
As of June 2026, the estimated median apartment price in Makassar is about Rp 800 million to Rp 900 million, or roughly USD 49,000 to USD 55,000 and EUR 43,000 to EUR 48,000, while the estimated average apartment price in Makassar is higher at about Rp 1.1 billion to Rp 1.3 billion, or roughly USD 67,000 to USD 80,000 and EUR 59,000 to EUR 69,000.
This means the median apartment price per square meter in Makassar in 2026 is about Rp 22 million to Rp 25 million per m², or around USD 1,350 to USD 1,530 and EUR 1,170 to EUR 1,330 per m², which is about Rp 2.0 million to Rp 2.3 million per sq ft, or around USD 125 to USD 142 and EUR 109 to EUR 123 per sq ft.
For most standard apartments in Makassar in 2026, a realistic price range is about Rp 600 million to Rp 1.6 billion, or roughly USD 37,000 to USD 98,000 and EUR 32,000 to EUR 85,000, with the lower end usually around Panakkukang and the higher end usually around Losari, CPI, Tanjung Bunga, and Sudirman.
How much is a studio apartment in Makassar in 2026?
As of June 2026, a typical studio apartment in Makassar costs about Rp 650 million, or roughly USD 40,000 and EUR 35,000, when the unit is in a normal urban tower rather than a premium waterfront project.
For a more realistic range, entry-level to mid-range studio apartments in Makassar cost about Rp 550 million to Rp 750 million, or about USD 34,000 to USD 46,000 and EUR 29,000 to EUR 40,000, while a high-end studio in a better-branded Makassar location can reach about Rp 800 million to Rp 1 billion, or about USD 49,000 to USD 61,000 and EUR 43,000 to EUR 53,000.
Most studio apartments in Makassar are compact, usually around 24 m² to 30 m², so the total price can look affordable even when the price per square meter is not especially cheap.
How much is a one-bedroom apartment in Makassar in 2026?
As of June 2026, a typical one-bedroom apartment in Makassar costs about Rp 720 million, or roughly USD 44,000 and EUR 38,000, with Panakkukang usually offering better value than Losari or CPI.
In practice, entry-level to mid-range one-bedroom apartments in Makassar usually cost about Rp 650 million to Rp 850 million, or about USD 40,000 to USD 52,000 and EUR 35,000 to EUR 45,000, while high-end one-bedroom units can reach about Rp 900 million to Rp 1.2 billion, or about USD 55,000 to USD 74,000 and EUR 48,000 to EUR 64,000.
A normal one-bedroom apartment in Makassar is usually around 30 m² to 40 m², which is large enough for one person or a couple but still compact enough to keep service charges manageable.
How much is a two-bedroom apartment in Makassar in 2026?
As of June 2026, a typical two-bedroom apartment in Makassar costs about Rp 1.05 billion, or roughly USD 64,000 and EUR 56,000, which makes this the main family-sized budget point for many buyers.
Entry-level to mid-range two-bedroom apartments in Makassar usually cost about Rp 850 million to Rp 1.4 billion, or roughly USD 52,000 to USD 86,000 and EUR 45,000 to EUR 74,000, while high-end two-bedroom units in Sudirman, Losari, or CPI-style locations can cost about Rp 1.5 billion to Rp 3.3 billion, or roughly USD 92,000 to USD 202,000 and EUR 80,000 to EUR 176,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Makassar.
How much is a three-bedroom apartment in Makassar in 2026?
As of June 2026, a typical three-bedroom apartment in Makassar costs about Rp 1.6 billion, or roughly USD 98,000 and EUR 85,000, although the price changes a lot by tower and view.
Entry-level to mid-range three-bedroom apartments in Makassar usually cost about Rp 1.3 billion to Rp 2.2 billion, or roughly USD 80,000 to USD 135,000 and EUR 69,000 to EUR 117,000, while high-end three-bedroom apartments in premium CBD or waterfront stock can reach about Rp 3 billion to Rp 5.7 billion, or roughly USD 184,000 to USD 350,000 and EUR 160,000 to EUR 303,000.
A typical three-bedroom apartment in Makassar is around 80 m² to 95 m² in normal resale stock, while premium apartments can be much larger, especially in buildings that market private lifts, large balconies, or better city views.
What's the price gap between new and resale apartments in Makassar in 2026?
As of June 2026, new or near-new branded apartments in Makassar are usually about 35% to 55% more expensive per square meter than resale apartments, with the biggest gap in waterfront, CPI, Losari, Tanjung Bunga, and Sudirman-style stock.
A reasonable average price for new-build or near-new apartments in Makassar is about Rp 28 million to Rp 40 million per m², or roughly USD 1,720 to USD 2,450 and EUR 1,490 to EUR 2,130 per m², because buyers are paying for newer facilities and stronger location branding.
By comparison, resale apartments in Makassar often sit closer to Rp 15 million to Rp 23 million per m², or roughly USD 920 to USD 1,410 and EUR 800 to EUR 1,220 per m², especially in practical areas such as Panakkukang and Masale.
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Can I afford to buy in Makassar in 2026?
What's the typical total budget (all-in) to buy an apartment in Makassar in 2026?
As of June 2026, a foreign buyer should expect a typical all-in budget of about Rp 1 billion to Rp 1.2 billion, or roughly USD 61,000 to USD 74,000 and EUR 53,000 to EUR 64,000, for a standard apartment purchase in Makassar.
This all-in Makassar apartment budget usually includes the purchase price, BPHTB acquisition duty, notary or PPAT fees, registration checks, legal due diligence, possible mortgage fees, and a safer buffer if VAT or developer charges apply.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Makassar property pack.
What down payment is typical to buy in Makassar in 2026?
As of June 2026, a practical foreign-buyer down payment for a Makassar apartment is about 40%, so a Rp 1.05 billion two-bedroom apartment would need about Rp 420 million upfront, or roughly USD 26,000 and EUR 22,000, before closing costs.
Although Bank Indonesia's 2026 policy allows eligible property loans to reach very high LTV levels, most foreign buyers in Makassar should not assume a local bank will lend at 90% or 100% of the apartment price.
For smoother mortgage approval and more negotiating power in Makassar, a foreign buyer should ideally plan for 40% to 50% down payment plus 7% to 12% of the price in cash for taxes, notary work, checks, and legal due diligence.
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Which neighborhoods are cheapest or priciest in Makassar in 2026?
How much does the price per m² for apartments vary by neighborhood in Makassar in 2026?
As of June 2026, apartment prices in Makassar vary from about Rp 12 million to Rp 40 million per m², or roughly USD 740 to USD 2,450 and EUR 640 to EUR 2,130 per m², depending mainly on tower quality, district, view, and resale liquidity.
The most affordable Makassar apartment areas are usually Tamalanrea, Biringkanaya, Rappocini, Mamajang, and parts of Panakkukang, where typical prices sit around Rp 12 million to Rp 23 million per m², or about USD 740 to USD 1,410 and EUR 640 to EUR 1,220 per m².
The most expensive Makassar apartment areas are usually Mangkura, 31 Sudirman, Losari, CPI, Tanjung Bunga, and Mariso or Panambungan near the waterfront, where typical prices sit around Rp 26 million to Rp 40 million per m², or about USD 1,600 to USD 2,450 and EUR 1,380 to EUR 2,130 per m².
What neighborhoods are best for first-time buyers on a budget in Makassar in 2026?
As of June 2026, the three best Makassar neighborhoods for first-time apartment buyers on a budget are Panakkukang, Masale, and Tamalanrea, with Rappocini also worth checking when suitable apartment stock appears.
In these budget-friendly Makassar areas, a realistic apartment price range is about Rp 550 million to Rp 1.1 billion, or roughly USD 34,000 to USD 67,000 and EUR 29,000 to EUR 59,000, depending on size and building condition.
Panakkukang and Masale offer malls, offices, daily services, and better resale evidence, while Tamalanrea can work for buyers who want access to university, hospital, or northern-city demand.
The main trade-off is that the cheapest Makassar apartment neighborhoods often have thinner apartment stock, fewer premium facilities, and less predictable resale demand than Losari, CPI, or Sudirman.
Which neighborhoods have the fastest-rising apartment prices in Makassar in 2026?
As of June 2026, the fastest-rising Makassar apartment areas are likely CPI and Losari, Tanjung Bunga and Delft, and Panakkukang or Masale, because these areas combine recognizable demand with actual apartment stock.
A reasonable asking-price estimate is about 5% to 8% year-on-year for attractive CPI and Losari compact units, about 4% to 7% for Tanjung Bunga and Delft-style stock, and about 3% to 5% for Panakkukang and Masale apartments.
The main driver is not a broad Makassar apartment boom, but a mix of waterfront branding, limited high-rise supply, practical local demand, and the fact that Bank Indonesia still shows slow national residential price growth in 2026.
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What extra costs will I pay on top of the apartment price in Makassar in 2026?
What are all the buyer closing costs when you buy an apartment in Makassar?
For a typical apartment purchase in Makassar, buyer closing costs are often about Rp 70 million to Rp 120 million, or roughly USD 4,300 to USD 7,400 and EUR 3,700 to EUR 6,400, on a standard Rp 900 million to Rp 1.1 billion apartment.
The main Makassar apartment closing costs are BPHTB acquisition duty, notary or PPAT fees, deed and registration work, land or apartment-title checks, mortgage administration, appraisal, insurance, and extra legal review for foreign buyers.
The largest buyer closing cost in Makassar is usually BPHTB, because this acquisition duty is based on the taxable property value after the local non-taxable threshold.
Some Makassar closing costs can vary, especially notary fees, legal due diligence fees, mortgage charges, and whether the seller or developer has already included certain taxes in the quoted apartment price.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Makassar?
In Makassar in 2026, apartment buyers should usually budget around 8% to 11% of the purchase price for closing costs if financing or foreign-buyer legal checks are involved.
A realistic low-to-high range is about 6.5% to 8.5% for a cleaner resale cash purchase, about 8% to 11% for a resale purchase with a mortgage, and about 9% to 15% for a new developer unit if VAT and handover charges are not clearly included.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Makassar.
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What are the ongoing monthly and yearly costs of an apartment in Makassar in 2026?
What are typical HOA fees in Makassar right now?
In Makassar in June 2026, apartment HOA or service-charge fees are common in managed towers, and a typical owner should budget about Rp 700,000 to Rp 1.5 million per month, or roughly USD 43 to USD 92 and EUR 37 to EUR 80, for a standard one-bedroom or two-bedroom apartment.
A realistic Makassar HOA range is about Rp 10,000 to Rp 18,000 per m² per month in basic buildings, Rp 18,000 to Rp 28,000 per m² per month in mid-market buildings, and Rp 30,000 to Rp 45,000 per m² per month in premium buildings, or roughly USD 0.60 to USD 2.80 and EUR 0.50 to EUR 2.40 per m² per month.
What utilities should I budget monthly in Makassar right now?
For a typical apartment in Makassar in June 2026, a realistic monthly utility budget is about Rp 900,000 to Rp 1.6 million, or roughly USD 55 to USD 98 and EUR 48 to EUR 85, for normal electricity, water, internet, and small household costs.
The full monthly utility range is wider, from about Rp 600,000 to Rp 1.1 million for a studio, or roughly USD 37 to USD 67 and EUR 32 to EUR 59, up to about Rp 1.8 million to Rp 3 million for a larger three-bedroom unit, or roughly USD 110 to USD 184 and EUR 96 to EUR 160.
This Makassar utility budget usually includes PLN electricity, PDAM or building water, internet, gas or small cooking costs, and small household services.
Electricity is usually the most expensive utility for Makassar apartment owners because air-conditioning use is the biggest monthly cost driver in the city's hot climate.
How much is property tax on apartments in Makassar?
A normal apartment owner in Makassar should often expect annual property tax of about Rp 500,000 to Rp 1.5 million, or roughly USD 31 to USD 92 and EUR 27 to EUR 80, for a mid-market apartment.
Makassar apartment property tax is based on Indonesia's PBB-P2 framework, which means the bill is linked to official taxable value and local rules rather than simply the exact purchase price paid by the buyer.
A realistic annual property-tax range in Makassar is about Rp 250,000 to Rp 800,000 for a budget unit, Rp 500,000 to Rp 1.5 million for a mid-market unit, and Rp 1.2 million to Rp 3.5 million for a premium unit, or roughly USD 15 to USD 215 and EUR 13 to EUR 186.
What's the yearly building maintenance cost in Makassar?
For a typical apartment owner in Makassar in 2026, yearly building maintenance usually costs about Rp 10 million to Rp 25 million, or roughly USD 610 to USD 1,530 and EUR 530 to EUR 1,330, depending on unit size and building quality.
A realistic yearly range is about Rp 5 million to Rp 10 million for a studio, Rp 8 million to Rp 15 million for a one-bedroom, Rp 14 million to Rp 28 million for a two-bedroom, and Rp 25 million to Rp 50 million for a three-bedroom, or roughly USD 310 to USD 3,070 and EUR 270 to EUR 2,660.
These Makassar maintenance costs usually include service charges, sinking-fund-style contributions, AC servicing, plumbing fixes, repainting, minor repairs, and small appliance or fitting replacements.
In Makassar apartment buildings, some building maintenance is included in monthly service charges, but owners should still keep a separate reserve for repairs inside the unit and possible special assessments.
How much does home insurance cost in Makassar?
A typical annual home insurance policy for a Makassar apartment costs about Rp 600,000 to Rp 1.5 million, or roughly USD 37 to USD 92 and EUR 32 to EUR 80, for basic fire and property coverage.
A realistic annual insurance range is about Rp 250,000 to Rp 700,000 for a compact unit, Rp 600,000 to Rp 1.5 million for a mid-market unit, and Rp 1.5 million to Rp 3.5 million for a premium apartment, or roughly USD 15 to USD 215 and EUR 13 to EUR 186.
Home insurance is usually optional for a cash buyer in Makassar, but it can be required by a bank if the apartment purchase is financed with a mortgage.
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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 this source matters | How we used it |
|---|---|---|
| Bank Indonesia, SHPR Q1 2026 | It is Indonesia's central-bank survey of primary residential prices. | We used it to set the national 2026 price-growth context. We treated Makassar listings cautiously because BI shows slow national primary-market growth. |
| Bank Indonesia, SHPR Q1 2026 report page | It is the official report landing page for the Q1 2026 survey. | We used it to confirm the report source and timing. We used it as a macro anchor, not as a Makassar apartment price index. |
| Bank Indonesia, SHPR methodology infographic | It explains how BI collects primary residential price data. | We used it to understand what BI does and does not measure. We did not use it as neighborhood-level apartment data. |
| BPS Kota Makassar Dalam Angka 2026 | It is the official annual statistical profile of Makassar. | We used it to anchor local population, city structure, and economic context. We cross-checked it with listings because BPS is not a price portal. |
| BPS Kota Makassar official portal | It is the official local statistics office for Makassar. | We used it as the official landing point for Makassar data. We used the publication series to avoid relying only on property portals. |
| Rumah123 Makassar apartment listings | It gives live asking-price evidence for Makassar apartments. | We used it to estimate current asking prices by unit size and project. We treated the numbers as asking prices, not completed transactions. |
| Rumah123 English Makassar apartment page | It gives another portal view of Makassar apartment stock. | We used it to cross-check named towers and available apartment stock. We used it only as private-sector listing evidence. |
| Rumah123 31 Sudirman Makassar page | It shows project-level evidence for premium CBD apartments. | We used it to understand the top end of Makassar apartment pricing. We separated these listings from the ordinary city average. |
| 99.co Vida View Makassar listings | It gives useful project evidence for Panakkukang apartments. | We used it to cross-check Panakkukang stock and location logic. We treated it as listing evidence, not an official price index. |
| Bank Indonesia PADG No. 30/2025 | It is the official BI rule extending property LTV policy. | We used it for the mortgage and down-payment section. We separated the legal LTV ceiling from typical foreign-buyer bank practice. |
| PP No. 18 Tahun 2021, JDIH BPK | It governs land rights, apartment units, and registration. | We used it to flag foreign-buyer title risk. We reminded readers that legal title matters more than marketing language. |
| PMK No. 13 Tahun 2025, JDIH BPK | It covers VAT incentives for houses and apartment units in 2025. | We used it to explain why new-unit VAT must be checked carefully. We did not assume a 2025 incentive automatically applies in June 2026. |
| DJP note on PMK 13/2025 | It is an official tax-authority explanation of the VAT incentive. | We used it to make the VAT discussion easier for readers. We kept the article cautious because the buyer's unit must qualify. |
| PP No. 34 Tahun 2016, JDIH BPK | It is the official rule on final income tax for property transfers. | We used it to separate seller-side PPh from buyer-side costs. We included it because sellers may price costs into negotiations. |
| Bapenda Makassar BPHTB page | It is the local tax authority source for Makassar BPHTB. | We used it for local acquisition-tax context. We used it to keep buyer-cost estimates tied to Makassar, not only national rules. |
| Bapenda Makassar PAKINTA | It is Makassar's local tax payment and checking platform. | We used it to confirm the local tax-administration channel. We used it for property-tax and BPHTB context. |
| Kemenkeu PBB-P2 definition | It gives the official legal definition of annual property tax. | We used it for the yearly property-tax section. We estimated actual bills from Makassar apartment values and local practice. |
| PDAM Makassar | It is the official water utility for Makassar. | We used it for the local water-cost baseline. We combined it with household consumption assumptions because apartment bills vary. |
| PLN electricity tariff adjustment page | It is Indonesia's official electricity utility tariff reference. | We used it for electricity-cost logic. We translated tariff exposure into a practical monthly apartment utility budget. |
| Kementerian ESDM Q2 2026 electricity tariff note | It confirms Q2 2026 electricity-tariff stability. | We used it to keep the June 2026 utility section fresh. We still estimated actual bills from apartment use, not only tariffs. |
| OJK insurance statistics | It is Indonesia's financial regulator data page for insurance. | We used it to benchmark the insurance market context. We estimated home-insurance cost from Indonesian fire and property insurance practice. |
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