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Makassar is the largest city in eastern Indonesia and a gateway to Sulawesi, which makes its real estate market particularly interesting for both local buyers and foreigners looking for opportunities outside the crowded Jakarta and Bali markets.
The Makassar property market in 2026 is active but price-sensitive, meaning buyers have negotiating power while sellers need to price realistically to close deals within a reasonable timeframe.
This blog post covers the current housing prices in Makassar, neighborhood trends, foreign ownership rules, and realistic projections, and we constantly update it to reflect the latest market data.
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 early 2026, the estimated average days-on-market for a typical residential property in Makassar is around 90 days for mainstream landed houses, though well-priced homes in popular districts like Panakkukang and Rappocini can move in 60 to 75 days.
The realistic range of days-on-market that covers most typical listings in Makassar spans from about 60 days for competitively priced mid-market properties all the way to 120 to 180 days for higher-end or oversized homes that appeal to a smaller buyer pool.
Compared to one or two years ago, properties in Makassar in 2026 are generally taking a bit longer to sell because inventory has risen while asking prices have softened, which is a pattern that typically extends selling times and increases buyer negotiating power.
Are properties selling above or below asking in Makassar in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Makassar sits around 92% to 97%, meaning most homes sell 3% to 8% below their listed asking price due to standard negotiation practices in the Indonesian property market.
In Makassar in 2026, the vast majority of properties sell at or below asking price, with above-asking sales being rare and typically limited to exceptionally well-located homes in high-demand pockets like central Panakkukang or the waterfront CPI development zone, though we estimate only about 5% to 10% of transactions might close at or slightly above asking.
The property types and neighborhoods in Makassar most likely to see competitive bidding and above-asking sales are new-build units in the CitraLand City CPI development, move-in-ready homes near Panakkukang Mall, and smaller properties in established complexes with clean title paperwork and no renovation needs.
By the way, you will find much more detailed data in our property pack covering the real estate market in Makassar.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Indonesia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in Makassar?
What property types dominate in Makassar right now?
The estimated breakdown of the most common residential property types for sale in Makassar in 2026 is roughly 70% landed houses (both cluster and non-cluster), 15% townhouses, 8% apartments, 5% luxury villas, and 2% small studio-type units.
Landed houses represent by far the largest share of the Makassar property market, with most listings being single-family homes in housing complexes or gated communities spread across districts like Panakkukang, Rappocini, Biringkanaya, and Tamalanrea.
Landed houses became so dominant in Makassar because Indonesian families culturally prefer owning land, the city still has room to expand outward into suburban areas, and vertical apartment developments only started gaining traction recently near the CBD and waterfront zones.
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 properties make up an estimated 25% to 35% of all residential listings in Makassar in 2026, with most coming from developer projects in expanding suburban districts and the waterfront CPI development zone.
As of early 2026, the neighborhoods and districts in Makassar with the highest concentration of new-build developments are Biringkanaya (near the airport with projects like Virginia Park), Tamalanrea (close to Hasanuddin University), Manggala, Tamalate, and the Center Point of Indonesia (CPI) waterfront zone developed by Ciputra Group opposite Losari Beach.
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Which neighborhoods are improving fastest in Makassar in 2026?
Which areas in Makassar are gentrifying in 2026?
As of early 2026, the top neighborhoods in Makassar currently showing the clearest signs of gentrification are Ujung Pandang (the historic core near business and tourism activity), Wajo and Bontoala (older central districts with renovation activity), and Mariso and Mamajang (central-south areas benefiting from city core tightening).
The visible changes indicating gentrification in these Makassar neighborhoods include the opening of modern cafes and co-working spaces along streets like Jalan Somba Opu, the renovation of older shophouses into boutique retail, an influx of younger professionals moving into renovated rental units, and improvements to public spaces near the Losari waterfront promenade.
The estimated price appreciation in these gentrifying Makassar neighborhoods over the past two to three years has been in the range of 8% to 15% cumulative, though this varies street by street, with properties closest to upgraded commercial areas and transit routes seeing the strongest gains.
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 early 2026, the top areas in Makassar where major infrastructure projects are currently boosting housing demand are the northern corridor near Makassar New Port, the CPI waterfront zone opposite Losari Beach, and districts along the planned Makassar-Parepare railway corridor.
The specific infrastructure projects driving that demand in Makassar include the Makassar New Port expansion and its toll road access (connecting logistics hubs to the city), the Center Point of Indonesia reclamation development with its 157-hectare mixed-use zone, and the Makassar-Parepare railway project that will improve regional connectivity to the north.
The estimated timeline for completion of these major Makassar infrastructure projects is 2027 for the Makassar New Port container terminal relocation, ongoing development through 2028 for the CPI zone, and medium-term phased completion for the railway corridor extending into the late 2020s.
The typical price impact on nearby Makassar properties once such infrastructure projects are announced versus completed is an initial 5% to 10% bump when credible plans become public, followed by an additional 10% to 20% appreciation as construction advances and accessibility actually improves, though neighborhoods can underperform if timelines slip.
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.
What do locals and insiders say the market feels like in Makassar?
Do people think homes are overpriced in Makassar in 2026?
As of early 2026, the general sentiment among locals and market insiders in Makassar is that many sellers are still anchoring to peak asking prices from previous years, which makes a lot of listings feel overpriced even though buyers now have more choices and stronger negotiating leverage.
The specific evidence locals in Makassar typically cite when arguing homes are overpriced includes the rising number of listings sitting unsold for months, the gap between bank appraisals and asking prices (often revealing 10% to 15% overpricing), and the fact that similar properties in nearby Indonesian cities like Surabaya sometimes offer better value.
The counterarguments commonly given by those who believe Makassar property prices are fair include the city's strategic position as eastern Indonesia's economic hub, ongoing infrastructure investments like the port and CPI development, and the expectation that population growth and urbanization will support long-term appreciation.
The price-to-income ratio in Makassar is estimated at around 20 to 23 times the average annual household income, which is high but actually somewhat lower than Jakarta's ratio, making Makassar relatively more accessible for local buyers within the Indonesian context.
What are common buyer mistakes people regret in Makassar right now?
The most frequently cited buyer mistake that people regret making in Makassar is underestimating paperwork risk, specifically failing to verify that the land title (sertifikat) is clean, that boundaries match the certificate, that there are no encumbrances or disputes, and that the seller's name actually matches the ownership documents.
The second most common buyer mistake in Makassar is purchasing a property in a flood-prone or traffic-congested micro-location without doing proper on-site due diligence, since Makassar has significant variation in drainage quality and road access even within the same district, and a "cheap" property can become a regret when the rainy season arrives.
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.
Get the full checklist for your due diligence in Makassar
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in Makassar in 2026?
Do foreigners face extra challenges in Makassar right now?
The estimated overall difficulty level foreigners face when buying property in Makassar is moderate to high compared to local buyers, primarily because foreigners cannot own freehold land (Hak Milik) and must navigate alternative ownership structures like Right to Use (Hak Pakai) or purchase through a foreign-owned company (PT PMA).
The specific legal restrictions applying to foreign buyers in Makassar include the prohibition on freehold land ownership under Indonesian Agrarian Law, the requirement to meet minimum property price thresholds set by the Ministry of ATR/BPN (which vary by province and are around Rp 2 billion for South Sulawesi), the need for a valid residency permit (KITAS or KITAP) to hold Hak Pakai, and ownership duration limits of 30 years with extensions up to 80 years total.
The practical challenges foreigners most commonly encounter in Makassar specifically include the limited availability of English-speaking notaries and lawyers familiar with foreign transactions, fewer apartment or strata-title options compared to Jakarta or Bali, the dominance of landed houses that require more complex title conversion, and the fact that local banking and administrative systems often require Indonesian tax IDs (NPWP) and other documentation that can take time to obtain.
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 early 2026, the estimated availability of mortgage financing for foreign buyers in Makassar is limited, with most foreigners effectively operating as cash buyers because Indonesian banks rarely extend standard mortgages to non-residents and the process is significantly more complex than for Indonesian citizens.
The typical loan-to-value ratios foreign buyers might expect if they do qualify for financing in Makassar are around 50% to 60% (compared to 80% to 90% for locals), with interest rates in the range of 8% to 12% per year depending on the bank and the buyer's profile, which is higher than the rates available to Indonesian borrowers.
The documentation and income requirements banks typically demand from foreign applicants in Makassar include a valid residency permit (KITAS or KITAP), an Indonesian tax ID (NPWP), proof of stable income (often from Indonesian employment or business), bank statements showing sufficient funds, and sometimes a local guarantor or substantial down payment to offset the bank's perceived risk.
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 risky is buying in Makassar compared to other nearby markets?
Is Makassar more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of Makassar is moderate compared to nearby markets: Makassar is less volatile than pure tourism-dependent destinations like Bali (which can swing sharply with visitor numbers) but somewhat more volatile than government-heavy cities like Manado, and roughly similar to Surabaya in terms of price stability.
Over the past decade, Makassar has experienced relatively steady price appreciation without dramatic booms or crashes, unlike Bali which saw sharp spikes during tourism peaks and corrections during downturns, though Makassar did see some softening in 2024-2025 when mid-market buyer activity slowed due to financing costs and economic uncertainty.
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?
The estimated historical resilience of Makassar property values during past economic downturns is relatively strong because the city functions as a regional gateway hub for eastern Indonesia with diversified demand from trade, education, healthcare, and government sectors rather than depending on a single volatile industry.
During the most recent major downturn period in 2020-2021 linked to the pandemic, Makassar property prices dipped by an estimated 5% to 10% in nominal terms for the hardest-hit segments, but recovery was relatively swift, with most neighborhoods stabilizing by late 2022 and returning to pre-downturn levels by 2023-2024.
The property types and neighborhoods in Makassar that have historically held value best during downturns are mid-market landed houses in established districts like Panakkukang (near commercial centers and Panakkukang Mall), Rappocini (with steady student and professional rental demand near universities), and smaller units in gated complexes with good security and amenities that appeal to consistent local demand.
Get to know the market before you buy a property in Makassar
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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 early 2026, the estimated growth trend for long-term rental demand in Makassar is positive and structurally supported, driven by the city's large and growing population, its role as a regional education and healthcare hub, and steady migration from surrounding areas seeking urban employment and services.
The tenant demographics driving long-term rental demand in Makassar include university students and young professionals (especially near Hasanuddin University in Tamalanrea and Rappocini), families relocating for work in the port and logistics sectors, healthcare workers and patients' families near the major hospitals, and a small but growing number of expats and remote workers attracted to the city's lower cost of living.
The neighborhoods in Makassar with the strongest long-term rental demand right now are Rappocini (near universities with consistent student turnover), Panakkukang (central location with office workers and families), Biringkanaya (growing suburban area with new housing clusters), and Tamalate (large residential population with affordable family rentals).
You might want to check our latest analysis about rental yields in Makassar.
Is short-term rental demand growing in Makassar in 2026?
Indonesia does not have unified national regulations for short-term rentals, so rules in Makassar depend on local permits, zoning, and whether properties are in designated tourism areas, which means foreigners operating Airbnb-style rentals often need to structure ownership through a PT PMA and obtain the appropriate business licenses.
As of early 2026, the estimated growth trend for short-term rental demand in Makassar is stable to modestly growing, supported by increasing visitor flows to eastern Indonesia for business, healthcare tourism, and domestic leisure travel, though Makassar is not a primary tourist destination like Bali.
The current estimated average occupancy rate for short-term rentals in Makassar in 2026 is around 50% to 60% for well-located properties, which aligns with official BPS data showing star-rated hotel occupancy at approximately 58% in late 2025.
The guest demographics driving short-term rental demand in Makassar are primarily domestic business travelers, families visiting for medical appointments at the city's major hospitals, attendees of conferences and government events, and a smaller segment of tourists using Makassar as a transit point to destinations like Toraja or the Spermonde Islands.
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 early 2026, the estimated 12-month demand outlook for residential property in Makassar is steady but price-sensitive, meaning properties priced realistically will still transact while overpriced listings will sit on the market longer and require discounts to sell.
The key economic and political factors most likely to influence demand in Makassar over the next 12 months include Bank Indonesia's interest rate decisions (which affect mortgage affordability), the pace of infrastructure project progress (especially the port and CPI development), and broader Indonesian economic growth which determines household purchasing power and employment stability.
The forecasted price movement for Makassar property over the next 12 months is modest, with estimates ranging from flat to around 2% to 4% nominal appreciation, as the market absorbs current inventory and waits for infrastructure catalysts to materialize.
By the way, we also have an update regarding price forecasts in Indonesia.
What's the 3 to 5 year outlook for housing in Makassar in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in Makassar is constructive, with particular upside for neighborhoods benefiting from the Makassar New Port completion (targeted for 2027), continued CPI waterfront development, and improved regional connectivity from infrastructure investments.
The major development projects expected to shape Makassar over the next 3 to 5 years include the full operationalization of Makassar New Port as eastern Indonesia's main container hub, ongoing phases of the Center Point of Indonesia mixed-use zone with its Ciputra World commercial complex, potential progress on the Makassar-Parepare railway, and continued suburban housing expansion in Biringkanaya and Tamalanrea.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Makassar is the risk of infrastructure timeline slippage, because much of the expected price appreciation is already partially priced in based on announced projects, so significant delays could disappoint expectations and lead to a flatter price trajectory than currently anticipated.
Are demographics or other trends pushing prices up in Makassar in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in Makassar is moderately positive, as the city continues to attract internal migrants from across Sulawesi and eastern Indonesia seeking jobs, education, and healthcare in the region's largest urban center.
The specific demographic shifts most affecting Makassar property prices include steady population growth (the city has over 1.5 million residents and is still expanding), increasing household formation among young professionals and families, and the concentration of university students who create consistent rental demand in districts like Tamalanrea and Rappocini.
The non-demographic trends also pushing Makassar property prices include rising interest from Jakarta-based investors looking for diversification in eastern Indonesia, infrastructure-driven speculation around the port and CPI development zones, and the gradual increase in interest from foreigners who see Makassar as an undervalued alternative to saturated markets like Bali.
These demographic and trend-driven price pressures in Makassar are expected to continue for at least the next 5 to 10 years, as urbanization in Indonesia remains a long-term structural force and Makassar's role as the gateway to eastern Indonesia is unlikely to diminish given its port, airport, and educational infrastructure.
What scenario would cause a downturn in Makassar in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in Makassar would be a combination of tighter credit conditions (if Bank Indonesia raises rates significantly or banks restrict mortgage lending) alongside major infrastructure delays that disappoint the expectations already built into current prices.
The early warning signs that would indicate such a downturn is beginning in Makassar include a sustained increase in listing inventory without corresponding sales (already visible to some extent in late 2025), widening discounts between asking and closing prices beyond the current 7% to 10% range, developer promotions becoming more aggressive with payment incentives, and a noticeable slowdown in new project launches.
Based on historical patterns, a potential downturn in Makassar could realistically result in nominal price declines of 5% to 15% over a 12 to 24 month period, with the hardest-hit segments being oversupplied new developments in peripheral areas and higher-end properties with thin buyer pools, while well-located mid-market homes in established districts would likely hold value better.
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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 it's authoritative | How we used it |
|---|---|---|
| Bank Indonesia Residential Property Price Survey (SHPR) | This is the central bank's official, repeatable survey covering housing prices and sales conditions across 18 major Indonesian cities including Makassar. | We used it to anchor our macro momentum analysis for housing prices and credit conditions. We then translated the national and city-level signals into what a buyer should expect in Makassar in early 2026. |
| Rumah123 Makassar Listings | This is Indonesia's largest property portal with transparent, real-time listing data showing inventory levels and asking prices. | We used it as a real-time market temperature check for inventory changes and asking price movements. We used it to inform our 2026 estimates for days-on-market and negotiating room in Makassar. |
| BPS Makassar Statistical Yearbook 2025 | This is the official city statistics publication covering population, economy, and housing-related indicators. | We used it to ground real demand drivers like population growth, jobs, and the city's economic base. We used it to avoid relying on anecdotes when discussing where Makassar housing demand comes from. |
| Government Regulation PP No. 18/2021 | This is the state audit institution's legal documentation site, commonly used to verify Indonesian land and property regulations. | We used it to anchor the legal framework for what foreigners can own in Indonesia. We used it to reduce legal citation risk when summarizing foreign ownership rules applicable in Makassar. |
| Minister of ATR/BPN Decree 1241/2022 | This is the actual ministerial decision document that sets minimum price thresholds by province for foreign property buyers. | We used it to state what price bands foreigners must respect in South Sulawesi. We used it to explain why many foreigners end up choosing specific product types like strata apartments. |
| Ministry of Public Works (Bina Marga) | This is the official ministry site for major road and toll infrastructure projects in Indonesia. | We used it to identify demand shock zones where accessibility is improving. We used it to point to Makassar districts likely to benefit from logistics and commute-time upgrades. |
| PT Pelindo Terminal Petikemas | This is a primary source from the port operator's official communication about the Makassar New Port timeline. | We used it to frame the port-driven medium-term demand story for jobs and housing needs. We used it to time our 3 to 5 year scenario for areas linked to port activity. |
| South Sulawesi Provincial Investment Office CPI Document | This is a provincial government document describing the Center Point of Indonesia initiative and investment structure. | We used it to justify why the waterfront CPI zone is structurally different from older Makassar neighborhoods. We used it to connect new land development to where premium pricing tends to cluster. |
| BPS Makassar Hotel Occupancy Data | This is official tourism demand tracking for Makassar published monthly by the statistics bureau. | We used it as a clean proxy for short-stay demand and the visitor pulse feeding rental markets. We used it to sanity-check short-term rental narratives against real occupancy data. |
| Global Property Guide Indonesia Analysis | This is a respected international property research platform that compiles Bank Indonesia data with expert analysis. | We used it to triangulate national price trends and compare Makassar's performance against other Indonesian cities. We used it to provide context on Indonesia's overall property market dynamics. |
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