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The real estate market in Makassar in 2026 is active, but buyers still have room to negotiate.
In this blog post, we look at the current housing prices in Makassar in 2026, the pace of sales, the strongest neighborhoods, rental demand, and the main risks for foreign buyers.
We constantly update this blog post so the Makassar property market data stays as fresh and useful as possible.
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’s the real estate market going in Makassar in 2026?
What's the average days-on-market in Makassar in 2026?
As of 2026, the average days-on-market for normal residential properties in Makassar is about 75 to 100 days.
This means that most typical Makassar house listings need around two and a half to three months to sell, while cheaper mortgageable homes can move faster and large expensive homes can sit much longer.
Compared with one or two years ago, homes in Makassar now look a little slower to sell because listing supply is deeper and buyers are more careful about price, flooding, road access, and mortgage payments.
Are properties selling above or below asking in Makassar in 2026?
As of 2026, the average sale-to-asking price ratio for residential property in Makassar is probably around 93% to 97%.
In simple terms, about 80% to 90% of Makassar homes likely sell at or below asking, while only a small share sells above asking, and our confidence is moderate because Makassar has no public closed-sale database.
The Makassar homes most likely to sell at full price or slightly above asking are small flood-free houses below about Rp700 million in Tamalanrea, Biringkanaya, Daya, Antang, and Manggala, especially when the title is clean and the home is easy to finance.
By the way, you will find much more detailed data in our property pack covering the real estate market in Makassar.
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What kinds of residential properties can I realistically buy in Makassar?
What property types dominate in Makassar right now?
In Makassar, the residential market is mainly made of landed houses, with apartments, townhouses, and strata units forming a much smaller share of the homes most buyers actually see online.
The largest share of the Makassar property market is clearly landed houses, especially compact family houses with two or three bedrooms in estates or roadside neighborhoods.
Landed houses became so common in Makassar because the city grew outward into districts such as Biringkanaya, Tamalanrea, Manggala, Tamalate, and Antang, where developers could still build low-rise family housing instead of relying on apartment towers.
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?
Are new builds widely available in Makassar right now?
New-build homes probably represent around 20% to 35% of visible residential listings in Makassar, but the share is much higher in planned estates and growth-edge districts.
As of 2026, the highest concentration of Makassar new-build developments is in Tamalanrea, Biringkanaya, Sudiang, Daya, Tallasa City, Manggala, Antang, Tanjung Bunga, and Barombong.
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Which neighborhoods are improving fastest in Makassar in 2026?
Which areas in Makassar are gentrifying in 2026?
As of 2026, the clearest upgrading areas in Makassar are Tamalanrea, Panakkukang, Pettarani, Hertasning, Tanjung Bunga, Barombong, Manggala, Antang, and parts of Biringkanaya near Sudiang and Daya.
You can see the change through new gated estates in Tamalanrea, better family housing near Hertasning, more commercial pressure around Panakkukang and Pettarani, coastal lifestyle projects near Tanjung Bunga, and more developer activity toward Manggala and Antang.
Over the past two to three years, the strongest improving pockets in Makassar probably gained about 10% to 25% in asking prices, while ordinary areas rose much less and overpriced homes often needed discounts.
By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Makassar.
Where are infrastructure projects boosting demand in Makassar in 2026?
As of 2026, infrastructure-led housing demand in Makassar is strongest in Biringkanaya, Sudiang, Daya, Tamalanrea, Tallo, Ujung Tanah, Kaluku Bodoa, Tanjung Bunga, and Barombong.
The main demand drivers are Sultan Hasanuddin Airport route expansion, Makassar New Port, the Makassar-Parepare railway corridor, northern access roads, and commercial growth around Panakkukang, Pettarani, and Hertasning.
Some projects are already operating, such as Makassar New Port and parts of the railway corridor, while airport-route gains and road-access improvements are gradual changes that should keep influencing nearby housing demand through 2026 and beyond.
In Makassar, the price impact is usually stronger after real access improves than after an announcement alone, so nearby homes may see 3% to 8% uplift at announcement stage and 8% to 20% over several years if the project truly improves daily travel.
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What do locals and insiders say the market feels like in Makassar?
Do people think homes are overpriced in Makassar in 2026?
As of 2026, many local buyers in Makassar feel that homes in central and commercial pockets are expensive, while outer districts still offer fair prices if the buyer accepts a longer commute.
People who say Makassar homes are overpriced usually point to Rp2 billion-plus asking prices in Panakkukang, Pettarani, Hertasning, and parts of Rappocini, especially when the house is old, the road is narrow, or flooding risk is unclear.
The main counterargument is that Makassar is the dominant city of eastern Indonesia, so good homes near schools, hospitals, malls, campus areas, the airport, and port corridors deserve a premium.
Compared with national averages, Makassar still looks more affordable than Jakarta and Bali, but the price-to-income ratio in central Makassar can feel stretched because local wages do not rise as quickly as prime-location asking prices.
What are common buyer mistakes people regret in Makassar right now?
The most common Makassar buyer mistake is buying a home that looks cheap but sits in a flood-prone micro-location, especially in lower-lying parts of Tamalate, Manggala, Antang, Barombong, and some northern pockets.
The second common mistake is paying too much for a familiar label such as Panakkukang, Pettarani, or Hertasning without checking road width, car access, drainage, title status, and whether the house can really be financed by a bank.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Makassar.
It’s because of these mistakes that we have decided to build our pack covering the property buying process in Makassar.
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How easy is it for foreigners to buy in Makassar in 2026?
Do foreigners face extra challenges in Makassar right now?
Foreigners face a medium to high difficulty level when buying residential property in Makassar because the city has professional notaries and developers, but most available homes are still landed houses with titles that are easier for Indonesians than foreigners.
Foreign buyers in Makassar generally cannot directly own Hak Milik freehold land, so the safer routes usually involve Hak Pakai, eligible strata property, long lease, or a properly structured company route when that is truly suitable.
The practical problem in Makassar is that many agents mainly handle local SHM and HGB house transactions, so a foreign buyer must double-check title conversion, minimum-price rules, notary experience, tax steps, and whether the seller understands a foreign-buyer structure.
We will tell you more in our blog article about foreigner property ownership in Makassar.
Do banks lend to foreigners in Makassar in 2026?
As of 2026, mortgage financing for foreign buyers in Makassar exists in limited cases, but a foreign buyer should not assume that a bank loan will be easy or available.
A realistic Makassar foreign-buyer mortgage plan should expect a loan-to-value of about 40% to 60% at best, with interest rates likely above the easiest local-buyer offers unless the buyer has strong Indonesian income and residency documents.
Banks in Makassar will usually want passport and residency documents, tax records where relevant, proof of stable income, bank statements, a clean title, a bankable property, and a purchase structure that the bank can legally secure.
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.
How risky is buying in Makassar compared to other nearby markets?
Is Makassar more volatile than nearby places in 2026?
As of 2026, Makassar is probably less volatile than smaller nearby markets such as Parepare and some parts of Maros, but more segmented than Gowa because central Makassar has higher prices and more investor attention.
Over the past decade, Makassar has not behaved like a pure boom-and-bust holiday market, but premium homes and overpriced central resale houses can still swing by 10% to 15% in effective value once negotiation is included.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Makassar.
Is Makassar resilient during downturns historically?
Makassar property values are relatively resilient during downturns because the city is supported by government work, trade, logistics, education, hospitals, port activity, and airport connectivity.
In the most recent major downturn period, normal family homes in practical Makassar locations likely avoided deep nominal falls, while weak or overpriced stock often needed 5% to 10% discounts and longer selling times before recovering.
The Makassar homes that usually hold value best are flood-free family houses near Tamalanrea campuses, Panakkukang commerce, Hertasning and Pettarani access, Sudiang and Daya airport routes, and established parts of Rappocini and Tamalate.
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How strong is rental demand behind the scenes in Makassar in 2026?
Is long-term rental demand growing in Makassar in 2026?
As of 2026, long-term rental demand in Makassar is growing modestly, with the strongest demand coming from practical tenants rather than luxury expatriate renters.
The main tenant groups in Makassar are students, lecturers, medical workers, civil servants, young families, logistics workers, airport staff, port workers, and business travelers who need monthly or yearly housing.
The strongest long-term rental areas in Makassar are Tamalanrea, Biringkanaya, Sudiang, Daya, Panakkukang, Pettarani, Hertasning, Rappocini, Manggala, Antang, and parts of Tamalate near schools and main roads.
You might want to check our latest analysis about rental yields in Makassar.
Is short-term rental demand growing in Makassar in 2026?
Short-term rentals in Makassar are affected more by building rules, local permits, tax registration, and apartment or estate management rules than by one simple citywide Airbnb law.
As of 2026, short-term rental demand in Makassar is growing, but it remains much smaller and more business-driven than in Bali or central Jakarta.
The closest public benchmark is South Sulawesi hotel demand, where star-hotel occupancy was about 45% in April 2026, so a normal Makassar short-term rental should not assume very high year-round occupancy.
Makassar short-stay guests are mostly domestic business travelers, government visitors, event visitors, medical visitors, families visiting students, and airport or port-related travelers rather than beach-holiday tourists.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Makassar.
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 are the realistic short-term and long-term projections for Makassar in 2026?
What's the 12-month outlook for demand in Makassar in 2026?
As of 2026, the 12-month demand outlook for Makassar residential property is positive but selective, with the best demand for affordable, flood-free, mortgageable houses in practical districts.
The main factors that will influence Makassar demand over the next year are mortgage affordability, Bank Indonesia policy, household purchasing power, port activity, airport connectivity, construction costs, and confidence in flood-safe locations.
Our base-case forecast is that Makassar residential prices rise by about 2% to 5% over the next 12 months, while the best-located affordable homes may do better and overpriced luxury homes may stay flat.
By the way, we also have an update regarding price forecasts in Indonesia.
What's the 3–5 year outlook for housing in Makassar in 2026?
As of 2026, the 3–5 year outlook for Makassar housing is constructive, with the strongest price growth likely in accessible family-house areas rather than speculative luxury stock.
The projects and urban forces most likely to shape Makassar over the next 3–5 years are Makassar New Port, the Makassar-Parepare railway corridor, Sultan Hasanuddin Airport’s hub role, northern logistics growth, and planned estates in Tamalanrea, Biringkanaya, Sudiang, Manggala, and Tanjung Bunga.
The single biggest uncertainty is affordability, because Makassar prices can only keep rising if household income, mortgage access, and daily transport quality improve at the same time.
Are demographics or other trends pushing prices up in Makassar in 2026?
As of 2026, demographics are pushing Makassar housing prices up modestly, but household formation and location shifts matter more than raw citywide population growth alone.
The most important demographic shifts are family demand in Biringkanaya, Tamalate, Manggala, and Rappocini, student and medical demand around Tamalanrea, and commuter demand around Sudiang, Daya, and airport-linked areas.
Non-demographic trends also matter, especially demand for flood-free estates, homes near schools and hospitals, better road access, port and airport employment, and small investors looking beyond Jakarta and Bali.
These price pressures should continue for the next three to five years in the best-connected Makassar districts, but weak-access fringe projects may not benefit much even if the city keeps growing.
What scenario would cause a downturn in Makassar in 2026?
As of 2026, the most likely downturn scenario in Makassar would be a mortgage affordability shock combined with too much fringe supply in areas where access, drainage, or buyer income is weaker than expected.
The early warning signs would be more stale listings in Biringkanaya, Manggala, Antang, Barombong, and outer Tamalate, more visible discounts, slower KPR approvals, and sellers removing claims such as “ready to move” or “bisa nego” after long listing periods.
A realistic Makassar downturn would probably mean flat nominal prices and 5% to 10% effective discounts in ordinary resale homes, while overpriced luxury homes or title-complicated homes could fall more in real transaction value.
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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 we trust it | How we used it |
|---|---|---|
| BPS Kota Makassar, Kota Makassar Dalam Angka 2026 | It is the official annual statistics book for Makassar. | We used it to understand Makassar’s population, economy, and local demand base. We treated it as the anchor source for the city’s fundamentals. |
| BPS Kota Makassar, district population data | It gives official population and density data by district. | We used it to identify where long-term housing demand is deepest. We cross-checked neighborhood claims against population size and density. |
| BPS Kota Makassar, GRDP by industry 2021-2025 | It is the official sector-level economic publication for Makassar. | We used it to understand the role of trade, services, construction, logistics, and public activity. We did not use GDP alone to make neighborhood-level price claims. |
| Bank Indonesia SHPR Q1 2026 | Bank Indonesia is the official monetary authority, and SHPR is its residential property survey. | We used it to anchor the national residential price trend in 2026. We used it carefully because Makassar-level transaction data is not fully public. |
| Rumah123 Makassar house listings | It is a large Indonesian property portal with visible listing details and update signals. | We used it to estimate listing freshness, negotiability, price bands, and common buyer keywords. We treated it as asking-price evidence, not as closed-sale data. |
| 99.co Makassar houses for sale | It is a major property portal with broad Makassar residential inventory. | We used it to check supply depth, neighborhood price ranges, and the dominance of landed houses. We triangulated it with Rumah123 and Pinhome. |
| Pinhome new homes in Makassar | It is a recognized Indonesian property platform with project and unit-level signals. | We used it to locate new-build supply in Makassar. We focused on districts where new estates and developer projects are visibly active. |
| BPS Sulawesi Selatan tourism release, April 2026 | It is the official provincial release for tourism and hotel occupancy. | We used it to judge short-term rental demand pressure. We kept the conclusion cautious because the data is provincial, not Makassar-only. |
| Sultan Hasanuddin Airport route expansion, March 2026 | It is the official airport operator source for current route changes. | We used it to assess Makassar’s airport-hub role. We linked it to demand in Biringkanaya, Sudiang, Daya, Tamalanrea, and nearby commuter corridors. |
| Pelindo, Makassar New Port | Pelindo is Indonesia’s state port operator. | We used it to understand the logistics and port-expansion story. We connected it to housing demand around Tallo, Ujung Tanah, Kaluku Bodoa, and northern access routes. |
| Ministry of Finance KPBU, Makassar-Parepare railway | It is an official government PPP project database. | We used it to verify the transport corridor and infrastructure context. We treated it as a long-term demand signal, not as a guarantee of instant price growth. |
| PP No. 18/2021, JDIH BPK | It is an official Indonesian legal database for national regulations. | We used it for foreign ownership and land-right rules. We cross-checked the legal framework with the actual landed-house supply in Makassar. |
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