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Current housing prices in Makassar in 2026 are still moving up, but the rise is slow and very location dependent.
We constantly update this blog post because Makassar property prices can change quickly when interest rates, infrastructure projects, and local listings move.
In this article, we look at current Makassar property prices, recent price trends, 2026 forecasts, and longer-term outlooks for residential property only.
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.
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 2026, the average transaction-adjusted house price in Makassar is about IDR 1.6 billion to IDR 1.9 billion, which is roughly USD 90,000 to USD 107,000, or EUR 78,000 to EUR 92,000.
This means the average residential price per square meter in Makassar in 2026 is around IDR 10 million to IDR 12 million, equal to about USD 565 to USD 680, or EUR 485 to EUR 585 per square meter.
In practical terms, roughly 80% of normal residential property purchases in Makassar in 2026 fall between IDR 700 million and IDR 3.2 billion, or about USD 40,000 to USD 180,000, which is around EUR 34,000 to EUR 155,000.
How much have property prices increased in Makassar over the past 12 months?
Property prices in Makassar increased by about 2.5% over the past 12 months to June 2026, which means the city is rising slowly rather than booming.
Across Makassar property types, the realistic 12-month range is about 0% to 2% for weaker outer stock, 3% to 5% for compact landed houses, and 4% to 6% for scarce central homes.
The main reason Makassar property prices still moved up in 2026 is that local demand stayed supported by Makassar’s role as the services, logistics, education, and healthcare hub of South Sulawesi.
Which neighborhoods have the fastest rising property prices in Makassar as of 2026?
As of 2026, the three fastest rising residential areas in Makassar are Panakkukang, Rappocini with the Hertasning corridor, and Tamalanrea.
Panakkukang property prices are rising by about 5% to 7% per year, while Rappocini and Hertasning are closer to 4% to 6%, and Tamalanrea is also around 4% to 6%.
These Makassar neighborhoods are rising faster because buyers want daily convenience, access to jobs, schools, campuses, hospitals, malls, and main roads more than pure prestige.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Makassar.
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Which property types are increasing faster in value in Makassar as of 2026?
As of 2026, the fastest appreciating residential property type in Makassar is the townhouse or compact cluster house, followed by standard landed houses, apartments and condos, while villas are not a mainstream Makassar residential category.
The top-performing property type in Makassar in 2026 is rising by about 4% to 5% per year when the unit is well-located and priced for normal family buyers.
Townhouses and cluster houses are outperforming because Makassar buyers usually prefer landed homes, secure compounds, parking, and easier resale over high-rise living.
Finally, if you’re interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Makassar?
- How much should you pay for an apartment in Makassar?
What is driving property prices up or down in Makassar as of 2026?
As of 2026, the three biggest forces moving Makassar property prices are local economic strength, limited central land, and higher mortgage costs.
The strongest upward pressure on Makassar property prices is the city’s role as the main gateway for eastern Indonesia, because that role keeps demand alive from logistics, trade, education, health, and government services.
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 2026, Makassar property prices are expected to increase by about 3% for the full year, with better growth in practical central and near-central landed homes.
The realistic forecast range for Makassar residential prices in 2026 is about 1.5% to 4.5%, depending on the neighborhood, property type, flood risk, and how much financing the buyer needs.
The main assumption behind most Makassar property price forecasts in 2026 is that South Sulawesi’s economy stays strong, while higher mortgage rates prevent a broad property boom.
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 2026, the Makassar neighborhoods expected to see the highest price growth are Panakkukang, Rappocini, Hertasning and Pettarani-linked pockets, Tamalanrea, and selected Biringkanaya clusters.
These stronger Makassar neighborhoods should see about 4% to 7% price growth in 2026, while weaker outer or flood-prone areas may stay closer to 0% to 3%.
The main catalyst is simple: buyers in Makassar are paying more for areas that reduce daily travel time and give access to offices, campuses, hospitals, malls, and the airport corridor.
One emerging area that could surprise in Makassar is selected flood-safe parts of Biringkanaya, because the airport corridor and northern logistics activity are becoming more important.
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 2026, townhouses and compact cluster houses are expected to appreciate the most in Makassar, because they match how many local families actually want to live.
The projected appreciation for the top-performing Makassar property type is about 4% to 5% in 2026, with the best results in secure, accessible, and not overpriced clusters.
The main demand trend is that Makassar buyers want practical landed housing with parking, security, and easier resale, rather than luxury space that only a small buyer pool can afford.
Apartments and condos are expected to underperform in Makassar in 2026 because the high-rise buyer and renter market is thinner than the landed-house market.
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How will interest rates affect property prices in Makassar in 2026?
As of 2026, higher interest rates are likely to cap Makassar property price growth by making buyers more careful and giving them more room to negotiate.
The benchmark BI-Rate was raised to 5.50% in June 2026, so mortgage rates in Makassar are more likely to stay firm than fall sharply in the second half of 2026.
A 1% rise in mortgage rates can reduce a buyer’s affordable loan size by roughly 8% to 10%, which usually slows price growth most in entry-level and credit-dependent Makassar homes.
What are the biggest risks for property prices in Makassar in 2026?
As of 2026, the three biggest risks for Makassar property prices are higher mortgage costs, flood and drainage problems in weaker locations, and overpriced outer-cluster supply.
The highest-probability risk in Makassar is not a crash, but slower selling times because buyers have more choices and less borrowing power.
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 2026, it can be a good time to buy a rental property in Makassar, but only if the property is compact, practical, well-located, and not bought at a prestige price.
The strongest argument for buying now is that Makassar still has steady rental demand from students, healthcare users, office workers, civil servants, logistics workers, and local families.
The strongest argument for waiting is that higher mortgage rates and negotiable listings may create better prices for patient buyers in the second half of 2026.
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.
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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 2026, Makassar property prices are expected to be about 18% to 28% higher by 2031 in nominal terms.
The conservative 5-year forecast for Makassar is about 12% total growth, while the optimistic forecast is closer to 35% for scarce and well-connected residential areas.
This equals an average annual appreciation rate of about 3.5% to 5.0% for Makassar residential property over the next 5 years.
The key assumption is that Makassar keeps its role as eastern Indonesia’s main services and logistics hub, while infrastructure improves gradually rather than suddenly.
Which areas in Makassar will have the best price growth over the next 5 years?
The top three Makassar areas expected to have the best 5-year price growth are Tamalanrea, selected Biringkanaya clusters, and Rappocini with the Hertasning corridor.
These areas could see about 25% to 35% cumulative price growth over 5 years if access improves and local demand stays strong.
This is slightly different from the short-term view because Panakkukang is already mature, while Tamalanrea and Biringkanaya still have more room to reprice from a lower base.
The most interesting undervalued area in Makassar is selected flood-safe Biringkanaya, especially where homes benefit from airport access, logistics growth, and family-oriented cluster supply.
What property type will give the best return in Makassar over 5 years as of 2026?
As of 2026, compact landed houses and townhouses should give the best total return in Makassar over the next 5 years.
The projected 5-year total return for this property type is about 45% to 65% when combining 25% to 35% capital growth with roughly 4% to 6% yearly gross rental yield.
The structural trend behind this return is that Makassar families still prefer landed homes, while renters want simple access to campuses, offices, hospitals, and main roads.
The best balance of return and lower risk in Makassar is a modest cluster house in Tamalanrea, Rappocini, Hertasning, Panakkukang, or selected Biringkanaya.
How will new infrastructure projects affect property prices in Makassar over 5 years?
The three main infrastructure themes likely to affect Makassar property prices over 5 years are Makassar New Port, Mamminasata road connectivity, and airport-linked northern corridor improvements.
In Makassar, completed and useful infrastructure can add a typical price premium of about 5% to 15%, but only when the project makes daily commuting or employment access genuinely better.
The neighborhoods most likely to benefit are Tamalanrea, Biringkanaya, Daya, selected northern Makassar pockets, and some areas connected to Sungguminasa and Maros corridors.
How will population growth and other factors impact property values in Makassar in 5 years?
Makassar’s population and household base should keep growing slowly to moderately over the next 5 years, which should add steady support to property values rather than create a sudden boom.
The strongest demographic shift for Makassar property demand is the growth of middle-income households that want secure, practical homes near work, schools, universities, and health services.
Domestic migration into Makassar from other parts of South Sulawesi and eastern Indonesia should support rentals and starter homes, while international demand remains a small part of the market.
The main winners from these demographic trends should be compact houses, townhouses, and selected apartments in Tamalanrea, Panakkukang, Rappocini, Hertasning, and Biringkanaya.
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 2026, Makassar property prices are expected to be about 45% to 70% higher by 2036 in nominal terms.
The conservative 10-year forecast for Makassar is about 30% total growth, while the optimistic forecast is around 85% for scarce, well-connected, and flood-safe residential areas.
This means the projected average annual appreciation rate for Makassar residential property over the next 10 years is about 3.8% to 5.4%.
The biggest uncertainty is whether infrastructure, drainage, income growth, and mortgage affordability improve enough to support prices without pushing buyers out of the market.
What long-term economic factors will shape property prices in Makassar?
The three long-term economic factors that will shape Makassar property prices are logistics growth, household income growth, and the quality of roads, drainage, and urban planning.
The most positive long-term factor is Makassar’s gateway role for eastern Indonesia, because that role supports jobs, trade, student flows, healthcare demand, and long-term housing demand.
The biggest structural risk is that weak drainage, traffic congestion, or poorly planned fringe growth could make some cheap-looking areas less valuable than buyers expect.
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 this source is reliable | How we used it |
|---|---|---|
| Bank Indonesia SHPR Q1 2026 | It is the official central bank survey of primary residential property prices. | We used it as the main anchor for 2026 housing price momentum. We adjusted it carefully because Makassar-specific public price data is limited. |
| Bank Indonesia SHPR Infographic Q1 2026 | It summarizes the survey method and housing type split in a clear official format. | We used it to compare small, medium, and large residential units. We used the type split to identify which Makassar property types look stronger. |
| BPS Kota Makassar Dalam Angka 2026 | It is the official annual statistical yearbook for Makassar. | We used it for demographic, city, and local economic context. We used it to keep the article focused on Makassar, not only Indonesia. |
| BPS Makassar GRDP Table | It is the official city-level economic output table. | We used it to understand Makassar’s local consumption and income base. We used it to judge whether housing demand is supported by the real local economy. |
| BPS South Sulawesi Q1 2026 Growth Release | It is the official provincial economic growth release. | We used it because Makassar is South Sulawesi’s main urban hub. We used it to measure the regional demand tailwind behind Makassar property. |
| BPS Makassar Inflation April 2026 | It is the official local CPI release for Makassar. | We used it to compare nominal property growth with local inflation. We used it to understand pressure on household budgets. |
| Bank Indonesia BI-Rate June 2026 | It is the official monetary-policy decision from Indonesia’s central bank. | We used it to assess mortgage-rate pressure in 2026. We used it to explain why Makassar property price growth should stay moderate. |
| PUPR SIMPUL KPBU Mamminasata Toll Road | It is the official infrastructure project portal. | We used it to identify credible future access corridors around Makassar. We used it to understand which fringe areas may benefit over time. |
| Pelindo Makassar New Port | It is the official port operator source for Makassar New Port. | We used it to assess northern logistics and port-linked demand. We used it to explain why Biringkanaya and northern corridors matter more over time. |
| BPK Makassar RTRW 2024 to 2043 | It is the official legal database for Makassar’s spatial plan. | We used it to understand long-term land-use direction. We used it to separate credible growth areas from speculative land stories. |
| World Bank Indonesia Economic Prospects | It is a current macro report from a major multilateral institution. | We used it to stress-test Indonesia’s growth and risk outlook. We used it as a cross-check for Makassar’s medium-term property forecast. |
| ADB Asian Development Outlook 2026 | It is a recognized regional economic forecast for Asia. | We used it to triangulate Indonesia growth assumptions. We used it to frame the 5-year and 10-year Makassar outlook. |
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