As of 2026, a realistic median asking price for a livable house in Makassar is about Rp1.35 billion, or roughly $75,000 and €65,000, while the average house price in Makassar is closer to Rp2.05 billion, or about $115,000 and €99,000.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so foreign buyers can follow house prices in Makassar with fresh 2026 data.
Makassar is not one simple housing market, because budget houses in Biringkanaya and premium houses in Tanjung Bunga can feel like two different cities.
This guide focuses only on houses in Makassar, not apartments, land-only deals, shop houses or commercial property.
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.
How much do houses cost in Makassar as of 2026?
What's the median and average house price in Makassar as of 2026?
As of 2026, the estimated median house price in Makassar is about Rp1.35 billion, or roughly $75,000 and €65,000, while the estimated average house price in Makassar is about Rp2.05 billion, or roughly $115,000 and €99,000.
Most normal house sales in Makassar in 2026 sit between about Rp600 million and Rp4 billion, or roughly $34,000 to $223,000 and €29,000 to €193,000.
The average is higher than the median because expensive houses in Tanjung Bunga, Losari, Panakkukang, Pettarani, Hertasning and large central plots pull Makassar’s mean price upward.
At the median price in Makassar in 2026, a buyer should expect a practical 3-bedroom house, often with 70 to 120 m² of building area, parking for one car and a location outside the very best waterfront streets.
What's the cheapest livable house budget in Makassar as of 2026?
As of 2026, a foreign buyer should budget at least Rp600 million to Rp750 million for a basic but livable house in Makassar, or roughly $34,000 to $42,000 and €29,000 to €36,000.
At this entry price in Makassar, “livable” usually means a small 2-bedroom house, basic finishing, working electricity and water, a simple kitchen, one bathroom and a location where daily transport still matters.
The cheapest livable houses in Makassar are usually found in Biringkanaya, Daya, Bulurokeng, Sudiang, outer Tamalanrea, Antang and Manggala.
[VARIABLE WHAT YOU CAN GET BUDGET]This budget is possible in Makassar, but foreign buyers should be stricter than local buyers about title clarity, road access, flood history and whether the house can legally support their ownership structure.
How much do 2 and 3-bedroom houses cost in Makassar as of 2026?
As of 2026, a typical 2-bedroom house in Makassar costs about Rp520 million to Rp900 million, or roughly $29,000 to $50,000 and €25,000 to €43,000, while a typical 3-bedroom house costs about Rp850 million to Rp1.6 billion, or roughly $47,000 to $89,000 and €41,000 to €77,000.
For a 2-bedroom house in Makassar, the realistic 2026 range is about Rp550 million to Rp700 million in Biringkanaya or Antang, and about Rp750 million to Rp1.1 billion in better-connected Tamalanrea, Tamalate or Rappocini.
For a 3-bedroom house in Makassar, the realistic 2026 range is about Rp850 million to Rp1.6 billion in the mainstream market, and about Rp1.3 billion to Rp2.2 billion near Panakkukang, Hertasning, Pettarani or Tanjung Bunga.
Moving from a 2-bedroom to a 3-bedroom house in Makassar usually adds around Rp300 million to Rp700 million, because buyers often pay for more land, better road access and a stronger family location at the same time.
How much do 4-bedroom houses cost in Makassar as of 2026?
As of 2026, a typical 4-bedroom house in Makassar costs about Rp1.6 billion to Rp3.2 billion, or roughly $89,000 to $179,000 and €77,000 to €155,000.
A realistic 5-bedroom house in Makassar costs about Rp3 billion to Rp7 billion in 2026, or roughly $168,000 to $391,000 and €145,000 to €338,000.
A realistic 6-bedroom house in Makassar costs about Rp5 billion to Rp12 billion in 2026, or roughly $279,000 to $670,000 and €242,000 to €580,000, with the upper end concentrated near Losari, Tanjung Bunga, Hertasning and Pettarani.
Please note that we give much more detailed data in our pack about the property market in Makassar.
How much do new-build houses cost in Makassar as of 2026?
As of 2026, a normal new-build house in Makassar usually costs about Rp630 million to Rp2.2 billion, or roughly $35,000 to $123,000 and €30,000 to €106,000.
New-build houses in Makassar usually carry a 10% to 20% premium over older resale houses, although the total price can look lower when the new house sits on a smaller plot.
This is why a new cluster house in Biringkanaya can look affordable, while a similar new-build house in Tanjung Bunga or a stronger master-planned pocket can quickly move above Rp2 billion.
How much do houses with land cost in Makassar as of 2026?
As of 2026, a house with meaningful land in Makassar usually starts around Rp1.5 billion to Rp2.5 billion, or roughly $84,000 to $140,000 and €72,000 to €121,000.
In Makassar, a “house with land” usually means at least 120 to 200 m² of land in an ordinary urban location, or 250 m² and above when the buyer wants real garden space or future expansion room.
[VARIABLE HOW MUCH LAND]For 250 to 500 m² plots in Makassar, buyers should often expect Rp3 billion to Rp7 billion, while larger or better-located houses in Losari, Tanjung Bunga, Hertasning or Pettarani can exceed Rp10 billion.
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Where are houses cheapest and most expensive in Makassar as of 2026?
Which neighborhoods have the lowest house prices in Makassar as of 2026?
As of 2026, the lowest house prices in Makassar are usually in Biringkanaya, Daya, Bulurokeng, Sudiang, outer Tamalanrea, Antang and Manggala.
In these cheaper Makassar neighborhoods, normal livable houses often range from Rp520 million to Rp900 million, or roughly $29,000 to $50,000 and €25,000 to €43,000.
The main reason these areas stay cheaper is that Makassar’s outer north and eastern edges still have more small-lot supply, longer commutes and more street-by-street drainage risk than the old central districts.
Which neighborhoods have the highest house prices in Makassar as of 2026?
As of 2026, the top premium house areas in Makassar are Tanjung Bunga, Losari and the Panakkukang, Pettarani and Hertasning corridor.
In these expensive Makassar neighborhoods, normal premium houses often range from Rp2.5 billion to Rp6 billion, or roughly $140,000 to $335,000 and €121,000 to €290,000.
These areas command higher prices because they combine scarce central land, stronger road access, malls, schools, business corridors and more comfortable daily routines for upper-income families.
The typical buyer is not just looking for more rooms, because premium Makassar buyers often pay for school access, secure compounds, easier car movement and a location that works for family and business life.
How much do houses cost near the city center in Makassar as of 2026?
As of 2026, houses near the practical city center of Makassar, including Panakkukang, Pettarani, Rappocini, Losari and Karebosi-adjacent areas, usually cost about Rp1.5 billion to Rp4 billion, or roughly $84,000 to $223,000 and €72,000 to €193,000.
Near major transit and access corridors in Makassar, including Jl. Perintis Kemerdekaan, Jl. Urip Sumoharjo, Pettarani and the airport corridor, ordinary houses usually cost about Rp900 million to Rp2.5 billion, or roughly $50,000 to $140,000 and €43,000 to €121,000.
Near top schools and campuses such as Sekolah Dian Harapan Makassar, Sekolah Ciputra Makassar, Universitas Hasanuddin and UNM, family houses often range from Rp1.2 billion to Rp3.5 billion, or roughly $67,000 to $196,000 and €58,000 to €169,000.
In expat-popular Makassar areas such as Tanjung Bunga, Losari, Panakkukang and Hertasning or Rappocini, a comfortable house usually costs about Rp1.8 billion to Rp4.5 billion, or roughly $101,000 to $251,000 and €87,000 to €217,000.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Makassar as of 2026?
As of 2026, a suburban house in Makassar usually costs about Rp550 million to Rp1.4 billion, or roughly $31,000 to $78,000 and €27,000 to €68,000.
Suburban Makassar houses are often 30% to 55% cheaper than similar city-center houses, mainly because buyers trade central access for more supply, smaller roads and longer daily travel.
The most popular suburban areas for Makassar house buyers are Biringkanaya, Sudiang, Daya, Bulurokeng, Tamalanrea, Antang and Manggala.
What areas in Makassar are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable areas in Makassar are Biringkanaya, Daya, Bulurokeng, Sudiang, outer Tamalanrea and selected parts of Antang.
In these improving Makassar areas, normal houses often cost about Rp650 million to Rp1.4 billion, or roughly $36,000 to $78,000 and €31,000 to €68,000.
The strongest sign of improvement is not just new buildings, but the growing number of small clusters near the airport corridor, campus corridor and northern access roads.
[VARIABLE WHICH AREA]For foreign buyers, Biringkanaya is the clearest “improving but still affordable” area in Makassar, while Antang is cheaper but needs stricter drainage and access checks.
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What extra costs should I budget for a house in Makassar right now?
What are typical buyer closing costs for houses in Makassar right now?
A buyer should budget about 7% to 10% of the house price for closing and acquisition costs in Makassar right now, excluding any mortgage down payment.
On a Rp1.5 billion Makassar house, this means roughly Rp105 million to Rp150 million, or about $5,900 to $8,400 and €5,100 to €7,200, covering BPHTB, notary or PPAT work, checks, registration and possible bank fees.
The largest single closing cost for most Makassar house buyers is BPHTB, because Makassar applies 5% after the local non-taxable acquisition threshold.
We cover all these costs and what are the strategies to minimize them in our property pack about Makassar.
How much are property taxes on houses in Makassar right now?
For many normal houses in Makassar, annual property tax is roughly Rp1 million to Rp6 million, or about $55 to $335 and €50 to €290, while larger central houses can pay Rp7 million to Rp25 million or more.
Property tax on houses in Makassar is calculated from NJOP, not always from the market purchase price, with progressive PBB-P2 rates under the city’s local tax regulation.
[VARIABLE PROPERTY TAXES FEES]This means a Rp2 billion market house in Makassar does not automatically pay tax on Rp2 billion, because the assessed NJOP can be lower or structured differently.
How much is home insurance for a house in Makassar right now?
A normal home insurance budget for a house in Makassar is about Rp1.5 million to Rp6 million per year, or roughly $85 to $335 and €70 to €290.
The main factors that affect home insurance premiums in Makassar are building value, fire cover, contents cover, flood extension, construction quality, drainage exposure and whether the house sits in a higher-risk street.
For larger Rp3 billion to Rp5 billion houses in Makassar, a safer insurance budget is about Rp5 million to Rp15 million per year, especially if the buyer wants flood and contents protection.
What are typical utility costs for a house in Makassar right now?
A normal family house in Makassar should budget about Rp900,000 to Rp2.2 million per month for utilities, or roughly $50 to $123 and €43 to €106.
A practical monthly split in Makassar is Rp500,000 to Rp1.5 million for electricity, Rp100,000 to Rp300,000 for water, Rp250,000 to Rp500,000 for internet and Rp50,000 to Rp300,000 for waste, security and local fees.
Electricity is the line item that moves the most in Makassar because air-conditioning use can change the monthly bill much more than water or internet.
What are common hidden costs when buying a house in Makassar right now?
House buyers in Makassar should keep about Rp30 million to Rp150 million, or roughly $1,700 to $8,400 and €1,450 to €7,200, for hidden costs after purchase.
Typical inspection and checking fees in Makassar are about Rp2 million to Rp7 million for a basic building review, or Rp5 million to Rp15 million when legal, title, measurement and technical checks are included.
Other hidden costs in Makassar include drainage fixes, roof repairs, termite treatment, septic-tank repairs, electricity capacity upgrades, old unpaid PBB and road-access problems.
The hidden cost that surprises first-time Makassar house buyers most is drainage repair, because two houses in the same neighborhood can have very different flood and water-flow problems.
[VARIABLE PITFALLS]Get to know the market before buying a property in Makassar
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What do locals and expats say about the market in Makassar as of 2026?
Do people think houses are overpriced in Makassar as of 2026?
As of 2026, many locals and expats feel that houses in premium Makassar areas are expensive, while budget areas such as Biringkanaya, Daya, Sudiang and Antang still feel more fairly priced.
Well-priced normal houses in Makassar may sell in about 2 to 4 months, while overpriced large houses above Rp5 billion can sit for 6 to 12 months or longer.
The main reason buyers call Makassar houses overpriced is that some ordinary family houses in Panakkukang, Hertasning, Tanjung Bunga and Losari now ask central-city prices even when the building itself is not special.
Compared with 2024 or 2025, sentiment in Makassar in 2026 feels more cautious because buyers still see high asking prices, but Bank Indonesia data shows slower national residential price growth and weaker sales momentum.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Makassar as of 2026?
As of 2026, house prices in Makassar are mostly stable to slightly rising, with affordable family houses holding up better than large premium houses.
A reasonable estimate for house-price change in Makassar in 2026 is about 0% to 3% year over year, with the strongest support in affordable new clusters and the weakest support in overpriced luxury stock.
For the next 6 to 12 months, the most likely outcome is a negotiation-friendly market in Makassar, where serious buyers can still find value but should not expect a broad price crash.
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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 housing survey. | We used it as the 2026 market-cycle anchor. We treated slow price growth and weak sales as signs of cautious pricing. |
| BPS Kota Makassar Dalam Angka 2026 | It is the official statistics source for Makassar. | We used it for city structure and district context. We used it to avoid reading listing prices without local geography. |
| Makassar Perda No. 1/2024 | It is the city’s official local tax regulation. | We used it for BPHTB and PBB-P2 rules. We translated the tax rules into simple buyer-cost estimates. |
| BPK Peraturan Makassar No. 1/2024 | It is a national legal database entry. | We used it to cross-check the local regulation status. We kept the tax discussion tied to the official legal text. |
| Rumah123 Makassar houses | It has broad live house listing coverage. | We used it to build the citywide asking-price range. We trimmed obvious luxury outliers and weak low-end listings. |
| Rumah123 Biring Kanaya houses | It shows the airport-side affordable market. | We used it for cheap livable house budgets. We checked repeated low-price signals rather than one-off bargains. |
| Rumah123 Panakkukang houses | It covers a central commercial district. | We used it for practical city-center price checks. We compared Panakkukang with Pettarani, Rappocini and Hertasning logic. |
| Rumah123 Tanjung Bunga houses | It captures Makassar’s premium waterfront market. | We used it for high-end and expat-friendly house pricing. We separated compact new houses from larger premium homes. |
| Pinhome Daya houses | It gives a second check for Daya. | We used it to cross-check Biringkanaya and Daya prices. We used it to reduce reliance on one portal. |
| 99.co Makassar houses | It is a major Indonesian property marketplace. | We used it as a second citywide listing check. We compared its area patterns with Rumah123 before setting bands. |
| Lamudi Makassar houses | It adds another live listing sample. | We used it to check new and premium house examples. We compared its developer-style listings with resale stock. |
| Kementerian ESDM electricity tariff update | It is the government source for electricity tariffs. | We used it for June 2026 electricity-cost assumptions. We applied normal household usage to Makassar family houses. |