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If you're curious about the Makassar property market, you're in the right place.
This article breaks down the current housing prices in Makassar, recent trends, and what experts expect for 2026 and beyond.
We keep this blog post constantly updated with the latest data and forecasts.
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 median asking price for a landed house in Makassar in January 2026 sits around IDR 2.1 billion (roughly $135,000 or €127,000), which is significantly lower than Jakarta but rising steadily as the city grows its role as Eastern Indonesia's hub.
- Bank Indonesia's official price index shows Makassar property grew only 0.5% to 1% year-on-year in 2025, meaning sellers have limited pricing power right now and buyers can negotiate harder.
- Neighborhoods like Tanjung Bunga, Panakkukang, and Rappocini are leading Makassar's property market because they combine better infrastructure access with limited well-located stock.
- Landed houses and cluster homes in Makassar tend to hold value best because land scarcity matters most to local family buyers, unlike apartments which can be more volatile.
- The BI policy rate dropped to 4.75% by December 2025, which should gradually make mortgages more affordable for Makassar buyers throughout 2026.
- Makassar's 5-year property price forecast suggests cumulative growth of 25% to 45%, translating to roughly 4.5% to 7.5% per year if infrastructure and job growth continue.
- The Sultan Hasanuddin Airport expansion and Makassar New Port development are two infrastructure projects expected to lift property values in connected districts over the next five years.
- Apartments and condos in Makassar's CBD and Losari-facing areas command IDR 14 to 22 million per square meter, but they carry more risk if supply increases faster than rental demand.
What are the current property price trends in Makassar as of 2026?
What is the average house price in Makassar as of 2026?
As of early 2026, the typical median asking price for a landed house in Makassar is around IDR 2.1 billion, which translates to approximately $135,000 USD or €127,000 EUR.
When it comes to price per square meter across all Makassar residential property types, you can expect a range of IDR 12 to 16 million per square meter (roughly $775 to $1,030 USD or €730 to €970 EUR), with apartments in prime areas going higher and suburban houses sitting at the lower end.
For most buyers looking at the Makassar property market, about 80% of purchases fall within IDR 800 million to IDR 4 billion (approximately $52,000 to $258,000 USD or €48,500 to €242,000 EUR), depending on whether you're looking at a modest suburban home or a well-located cluster house in a popular neighborhood.
How much have property prices increased in Makassar over the past 12 months?
Over the past 12 months, Makassar property prices have grown at a modest pace of roughly 0.5% to 1% for new-build homes, while resale asking prices have been essentially flat or even slightly down in some areas.
The range varies quite a bit depending on what you're buying: well-located landed houses in prime Makassar neighborhoods saw gains closer to 1% to 4%, while apartments and condos ranged anywhere from a 2% decline to a 3% increase depending on the building and location.
The single biggest factor behind this soft price movement in Makassar is buyer selectiveness, as households are negotiating harder due to affordability pressures and the overall cautious economic mood heading into 2026.
Which neighborhoods have the fastest rising property prices in Makassar as of 2026?
As of early 2026, the three Makassar neighborhoods with the fastest rising property prices are Tanjung Bunga (including the CPI coastal development area), Panakkukang along the Pettarani corridor, and Rappocini in the inner city.
Tanjung Bunga has seen annual price growth closer to 4% to 6% in select pockets, Panakkukang around 3% to 5%, and Rappocini roughly 2% to 4%, all outperforming the citywide average significantly.
The main demand driver pushing these Makassar neighborhoods ahead is the combination of infrastructure improvements, limited well-located stock, and strong buyer preference for convenience and modern amenities.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Makassar.
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.
Which property types are increasing faster in value in Makassar as of 2026?
As of early 2026, the ranking of Makassar property types by value appreciation goes: landed houses and cluster homes first, townhouses second, and apartments or condos third.
Well-located landed houses in prime Makassar neighborhoods have appreciated roughly 1% to 4% over the past year, outperforming other property types.
The main reason landed houses lead in Makassar is that land remains the real scarcity here, and family buyers who dominate this market place a premium on owning their own plot rather than vertical living.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Makassar?
- How much should you pay for a house in Makassar?
- How much should you pay for an apartment in Makassar?
- How much should you pay for a studio in Makassar?
What is driving property prices up or down in Makassar as of 2026?
As of early 2026, the top three factors influencing Makassar property prices are infrastructure development (port and airport upgrades), interest rate movements from Bank Indonesia, and local household affordability pressures.
The single strongest upward force on Makassar property prices right now is the city's growing role as Eastern Indonesia's logistics and export hub, which brings jobs and investment to connected districts.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Makassar here.
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What is the property price forecast for Makassar in 2026?
How much are property prices expected to increase in Makassar in 2026?
As of early 2026, we expect Makassar property prices to increase by roughly 3% to 6% over the course of the year, with significant variation depending on location and property quality.
Different analysts and sources suggest a range from about 2% on the conservative end (if mortgage rates stay sticky) to around 7% on the optimistic end (if credit transmission improves and infrastructure catalysts accelerate).
The main assumption behind most Makassar price forecasts is that Bank Indonesia's rate cuts will gradually translate into more affordable mortgages, encouraging mid-market buyers to move forward with purchases.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Makassar.
Which neighborhoods will see the highest price growth in Makassar in 2026?
As of early 2026, the Makassar neighborhoods expected to see the highest price growth are Tanjung Bunga and the CPI area, select pockets of Panakkukang, Rappocini, and parts of Tamalanrea near the university corridor.
These top Makassar neighborhoods could see price growth in the range of 5% to 8% over 2026, compared to the citywide average of 3% to 6%.
The primary catalyst driving expected growth in these areas is the combination of ongoing infrastructure improvements, proximity to job centers, and limited supply of quality housing.
One emerging Makassar neighborhood that could surprise with higher-than-expected growth is Biringkanaya, particularly the airport-accessible pockets that benefit from both affordability and improving connectivity.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Makassar.
What property types will appreciate the most in Makassar in 2026?
As of early 2026, landed houses and modern cluster homes in prime Makassar neighborhoods are expected to appreciate the most, followed by townhouses and then apartments.
The top-performing property type in Makassar could see appreciation of 4% to 7% in 2026, particularly for renovated or move-in ready homes in high-demand locations.
The main demand trend driving this is that Makassar buyers are predominantly families who prioritize land ownership and space over vertical living, which keeps demand for houses consistently strong.
Apartments and condos in Makassar are expected to underperform in 2026 because they face supply risks and depend heavily on rental yields, which can disappoint if new buildings come online faster than tenant demand grows.
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.
How will interest rates affect property prices in Makassar in 2026?
As of early 2026, the lower interest rate environment is expected to provide gradual support for Makassar property prices, particularly in the mid-market segment where buyers rely on mortgages.
Bank Indonesia's benchmark rate currently sits at 4.75% following the December 2025 decision, and most analysts expect mortgage rates to edge lower through 2026 if inflation stays contained.
In the Makassar property market, a 1% drop in mortgage rates typically improves affordability enough to bring additional buyers into the market, but the effect tends to be strongest in the IDR 1 to 3 billion price range where financing matters most.
You can also read our latest update about mortgage and interest rates in Indonesia.
What are the biggest risks for property prices in Makassar in 2026?
As of early 2026, the three biggest risks for Makassar property prices are weak mortgage rate transmission (banks not passing on BI cuts), household budget pressure from inflation, and potential oversupply in certain growth corridors.
The risk with the highest probability of materializing in Makassar is weak credit transmission, where banks keep mortgage rates higher than expected despite central bank cuts, which would keep buyers cautious and limit price gains.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Makassar.
Is it a good time to buy a rental property in Makassar in 2026?
As of early 2026, buying a rental property in Makassar can be a good decision, but only if you focus on the right locations and property types where tenant demand is consistently strong.
The strongest argument for buying a rental property now is that official price growth has been modest, which means you're less likely to overpay at a market peak and more likely to find negotiable sellers.
On the other hand, the strongest argument for waiting is that some Makassar neighborhoods (particularly premium coastal and branded developments) are priced ahead of what local rental incomes can support, so yields may disappoint in these areas.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Makassar.
You'll also find a dedicated document about this specific question in our pack about real estate in Makassar.
Buying real estate in Makassar can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Makassar?
What is the 5-year property price forecast for Makassar as of 2026?
As of early 2026, we expect Makassar property prices to grow by a cumulative 25% to 45% over the next five years, driven by the city's expanding role as Eastern Indonesia's main hub.
The range of 5-year forecasts spans from about 25% cumulative growth in a conservative scenario (if infrastructure delays and weak credit persist) to around 45% in an optimistic scenario (if job growth and mortgage affordability both improve substantially).
This translates to an average annual appreciation rate of roughly 4.5% to 7.5% per year for Makassar residential property over the 2026 to 2031 period.
The key assumption most forecasters rely on is that Makassar will continue to benefit from government infrastructure investment and its strategic position as a logistics gateway, which supports steady population and income growth.
Which areas in Makassar will have the best price growth over the next 5 years?
The top three Makassar areas expected to deliver the best price growth over the next five years are the CPI and Tanjung Bunga waterfront zone, the Panakkukang and Pettarani corridor, and Tamalanrea near the university and employment clusters.
These top-performing Makassar areas could see cumulative 5-year growth of 35% to 55%, outpacing the citywide average by a meaningful margin.
This is largely consistent with our shorter-term 2026 forecast, though the 5-year view gives more weight to infrastructure completion (like airport and port upgrades) which takes time to fully translate into property values.
One currently undervalued Makassar area with strong 5-year potential is Biringkanaya, where lower entry prices combined with improving airport access could deliver outsized returns for patient buyers.
What property type will give the best return in Makassar over 5 years as of 2026?
As of early 2026, mid-market landed houses and cluster homes in strong-access Makassar neighborhoods are expected to deliver the best total return over the next five years.
The projected 5-year total return for this property type in Makassar, combining appreciation plus potential rental income, could reach 40% to 60% cumulative in well-chosen locations.
The main structural trend favoring landed houses is Makassar's family-oriented buyer base and the fundamental scarcity of well-located land, which creates durable demand regardless of short-term market fluctuations.
For buyers seeking the best balance of return and lower risk over 5 years in Makassar, modern cluster homes in established neighborhoods like Panakkukang or Rappocini offer solid appreciation potential with better liquidity when it's time to sell.
How will new infrastructure projects affect property prices in Makassar over 5 years?
The top three major infrastructure projects expected to boost Makassar property prices over the next five years are the Sultan Hasanuddin Airport expansion, the Makassar New Port development as a regional hub, and ongoing urban road and transit improvements.
Properties near completed infrastructure projects in Makassar typically see a price premium of 10% to 20% compared to similar properties in less connected areas, based on patterns observed in other Indonesian cities.
The specific Makassar neighborhoods that will benefit most from these developments include Biringkanaya (airport access), the CPI and Tanjung Bunga area (port and coastal connectivity), and corridors along major improved roads.
How will population growth and other factors impact property values in Makassar in 5 years?
Makassar's population is projected to continue growing at roughly 1.5% to 2% annually, which should support steady housing demand and help property values appreciate by an additional 1% to 2% per year beyond inflation.
The demographic shift with the strongest influence on Makassar property demand is the growth of the middle-income working population, particularly young families seeking their first homes in accessible neighborhoods.
Migration patterns, including domestic migration from smaller Eastern Indonesian cities and some international business-related arrivals, are expected to add further pressure on housing in well-connected Makassar districts over the next five years.
The property types and areas that will benefit most from these demographic trends are mid-market landed houses and cluster homes in neighborhoods with good schools, hospital access, and commute convenience, such as Tamalanrea, Panakkukang, and parts of Rappocini.
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 is the 10 year property price outlook in Makassar?
What is the 10-year property price prediction for Makassar as of 2026?
As of early 2026, we forecast that Makassar property prices will grow by a cumulative 60% to 120% over the next ten years, assuming the city continues its trajectory as Eastern Indonesia's primary hub.
The range of 10-year forecasts spans from about 60% cumulative growth in a conservative scenario (slower infrastructure delivery, tighter credit) to around 120% in an optimistic scenario (strong job growth, successful hub development, and improving affordability).
This translates to a projected average annual appreciation rate of roughly 4.8% to 8.2% per year for Makassar property over the 2026 to 2036 period.
The biggest uncertainty factor in making 10-year predictions for Makassar is whether the city's infrastructure investments will fully materialize and whether national economic growth will remain strong enough to support sustained housing demand.
What long-term economic factors will shape property prices in Makassar?
The top three long-term economic factors that will shape Makassar property prices over the next decade are the city's success as a logistics and export hub, national economic growth and inflation stability, and the evolution of credit availability and mortgage affordability.
The single long-term factor with the most positive potential impact on Makassar property values is the continued development of the city's port and airport infrastructure, which would cement its role as Eastern Indonesia's gateway and attract sustained job growth.
On the risk side, the greatest structural threat to long-term Makassar property values is the possibility of credit tightening or prolonged affordability pressures that prevent middle-income households from entering the market.
You'll also find a much more detailed analysis in our pack about real estate in Makassar.
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 | Official central bank survey on primary housing prices | We used this as our baseline for true price growth in Makassar. We treated it as the most reliable indicator of new-build price momentum. |
| Bank Indonesia Policy Rate | Official policy rate record from the central bank | We used this to explain mortgage affordability conditions. We tied our forecast scenarios to the benchmark rate level and direction. |
| BPS Residential Property Price Index 2025 | Official statistics agency methodology for property prices | We used this to cross-check price index concepts. We validated that official survey-based indices exist beyond portal data. |
| BPS Kota Makassar Dalam Angka 2025 | Official city statistical yearbook for Makassar | We used this to ground demand drivers in local data. We kept our narrative Makassar-specific rather than generic Indonesia claims. |
| BPS Kota Makassar CPI Release | Official city inflation data used by government | We used this to discuss real price growth and affordability. We set a realistic baseline for 2026 purchasing power. |
| OJK Banking Statistics | Official financial regulator banking data | We used this to support statements about credit conditions. We triangulated with BI rate direction for financing analysis. |
| World Bank Indonesia Economic Prospects | Flagship macro report from top international institution | We used this to cross-check national macro assumptions. We kept forecasts consistent with mainstream economic expectations. |
| Kemenko Infrastruktur Airport Update | Official government infrastructure communication | We used this to justify why certain corridors may outperform. We connected infrastructure to neighborhood-level demand. |
| PwC Indonesia Infrastructure News | Major consultancy summarizing policy signals | We used this to support the logistics hub thesis. We cross-referenced with official sources to avoid single-narrative bias. |
| ANTARA News Export Hub Report | State news agency reporting directly from ministries | We used this to corroborate the port story from a second source. We only cited where it clearly attributed to government officials. |
| Rumah123 Makassar Listings | One of Indonesia's largest property portals | We used this to estimate current asking price medians by area. We treated it as market temperature rather than perfect transaction data. |
| 99.co Makassar Listings | Major portal for cross-checking neighborhood activity | We used this to validate neighborhood names and listing activity. We used it as a second private-sector lens for balance. |
| Kontan Business News | Mainstream national outlet citing BI figures | We used this only as secondary confirmation of BI survey interpretation. We did not use it as our primary numeric source. |
| Reuters BI Decision Coverage | Top-tier wire service for market context | We used this to add context around January 2026 conditions. We still anchored the actual rate level on BI's official page. |
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