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SUMMARY
We analyzed apartment rental yields in Makassar, as of May 2026, for residential apartment buyers using the raw Makassar dataset provided. The work compares current estimated purchase prices, achievable monthly rents, gross rental yields, and net rental yields across Makassar neighborhoods and apartment types.
This page is updated regularly, so the numbers should be read as a current Makassar apartment yield snapshot rather than a permanent forecast.
The main finding is clear: Makassar can show high gross apartment yields, but the best investment case comes from areas where tenant demand is real, not just where purchase prices are low.
Panakkukang is the strongest risk-adjusted yield area in the dataset. Studios, 1-bedroom apartments, and 2-bedroom apartments all sit around 10.1% to 10.3% gross yield and about 7.1% to 7.2% net yield.
Tamalanrea and Masale also look attractive for yield-focused buyers. Tamalanrea reaches about 6.4% to 6.9% net yield, while Masale sits around 6.2% to 6.4% net yield across the main apartment types.
The weakest pure yield area is Panambungan. Its 2-bedroom apartments are estimated at Rp 1,620m with monthly rent around Rp 9.7m, which produces only 7.2% gross yield and about 4.5% net yield.
For stable rental income rather than maximum yield, Panakkukang, Ujung Pandang, Mangkura, and Losari are stronger than cheaper fringe areas because they offer deeper tenant demand and better resale familiarity.
The most beginner-friendly apartment type in Makassar is usually the furnished 1-bedroom apartment. It is more livable than a studio, easier to rent than an expensive 2-bedroom, and still efficient on capital in areas such as Panakkukang, Tamalanrea, and Masale.
The practical takeaway for a foreign individual buyer is to avoid buying only because a yield looks high. In Makassar, the safer strategy is to compare net yield, tenant depth, building quality, location convenience, and resale liquidity together.
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Neighborhoods and apartment rental yields in the 2026 Makassar apartment market
This table compares apartment rental yields in Makassar by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. The wider research process also reviews annual fees, occupancy risk, time to rent, main demand drivers, main risks, and the likely investment profile behind each estimate.
Finally, please note you'll find much more detailed data in our real estate pack about Makassar.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Biringkanaya | Rp 360m | Rp 2.5m | 8.3% | 5.2% | Rp 430m | Rp 3.0m | 8.4% | 5.2% | Rp 560m | Rp 4.2m | 9.0% | 5.6% |
| Losari | Rp 720m | Rp 5.0m | 8.3% | 5.6% | Rp 950m | Rp 6.7m | 8.5% | 5.7% | Rp 1,650m | Rp 11.0m | 8.0% | 5.4% |
| Mamajang | Rp 450m | Rp 3.2m | 8.5% | 5.6% | Rp 620m | Rp 4.3m | 8.3% | 5.5% | Rp 1,000m | Rp 6.8m | 8.2% | 5.4% |
| Mangkura | Rp 780m | Rp 5.8m | 8.9% | 6.2% | Rp 1,050m | Rp 7.8m | 8.9% | 6.2% | Rp 1,800m | Rp 13.5m | 9.0% | 6.2% |
| Mariso | Rp 650m | Rp 4.7m | 8.7% | 5.7% | Rp 880m | Rp 6.1m | 8.3% | 5.5% | Rp 1,500m | Rp 10.0m | 8.0% | 5.3% |
| Masale | Rp 460m | Rp 3.6m | 9.4% | 6.2% | Rp 560m | Rp 4.5m | 9.6% | 6.4% | Rp 680m | Rp 5.5m | 9.7% | 6.4% |
| Panakkukang | Rp 500m | Rp 4.2m | 10.1% | 7.1% | Rp 580m | Rp 5.0m | 10.3% | 7.2% | Rp 720m | Rp 6.2m | 10.3% | 7.2% |
| Panambungan | Rp 760m | Rp 4.9m | 7.7% | 4.9% | Rp 980m | Rp 6.3m | 7.7% | 4.9% | Rp 1,620m | Rp 9.7m | 7.2% | 4.5% |
| Rappocini | Rp 420m | Rp 3.3m | 9.4% | 6.1% | Rp 590m | Rp 4.4m | 8.9% | 5.8% | Rp 950m | Rp 6.7m | 8.5% | 5.5% |
| Tamalanrea | Rp 360m | Rp 2.9m | 9.7% | 6.4% | Rp 430m | Rp 3.6m | 10.0% | 6.6% | Rp 560m | Rp 4.9m | 10.5% | 6.9% |
| Tamalate | Rp 530m | Rp 3.9m | 8.8% | 5.7% | Rp 760m | Rp 5.4m | 8.5% | 5.5% | Rp 1,250m | Rp 8.4m | 8.1% | 5.2% |
| Ujung Pandang | Rp 630m | Rp 4.9m | 9.3% | 6.3% | Rp 870m | Rp 6.5m | 9.0% | 6.1% | Rp 1,500m | Rp 10.9m | 8.7% | 5.9% |
| Wajo | Rp 410m | Rp 3.0m | 8.8% | 5.4% | Rp 540m | Rp 3.9m | 8.7% | 5.4% | Rp 780m | Rp 5.4m | 8.3% | 5.2% |
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 neighborhoods offer the best net yield among areas people actually want to live in Makassar?
The best net-yield neighborhoods among areas people actually want to live in Makassar are Panakkukang, Tamalanrea, Masale, Ujung Pandang, and Mangkura.
Panakkukang is the standout because it combines the highest estimated net yields with a practical tenant base. The dataset puts Panakkukang at about 7.1% net yield for studios and 7.2% net yield for both 1-bedroom and 2-bedroom apartments.
Tamalanrea is also strong, with estimated net yields of 6.4% for studios, 6.6% for 1-bedroom apartments, and 6.9% for 2-bedroom apartments. The area is less prestigious than central Makassar, but its campus, hospital, and northern-corridor demand make the rent-to-price relationship useful.
Masale looks efficient because prices are still mid-market while rents remain close to Panakkukang levels. A 1-bedroom apartment is estimated at Rp 560m and Rp 4.5m monthly rent, producing about 6.4% net yield.
Ujung Pandang and Mangkura are more central and more expensive. Their net yields around 5.9% to 6.3% are lower than Panakkukang, but the tenant base is stronger for buyers who care about stability and resale familiarity.
Where can I find apartments with above-average yields and below-average entry prices in Makassar?
The clearest Makassar neighborhoods with above-average yields and below-average entry prices are Panakkukang, Tamalanrea, Masale, and Rappocini.
Panakkukang gives the best overall value case. A 1-bedroom apartment is estimated around Rp 580m with rent around Rp 5.0m per month, which produces about 10.3% gross yield and 7.2% net yield.
Tamalanrea has one of the lowest realistic entry points in the stronger-yield group. Studios and 1-bedroom apartments are both estimated below Rp 450m, while net yields still reach 6.4% to 6.6%.
Masale is less obvious to many foreign buyers, but the numbers are useful. A 2-bedroom apartment is estimated around Rp 680m and Rp 5.5m monthly rent, producing about 9.7% gross yield and 6.4% net yield.
Rappocini also looks balanced, with a studio estimated at Rp 420m and Rp 3.3m monthly rent. The resulting 6.1% net yield is attractive, but apartment stock is thinner than the broader residential reputation of the district may suggest.
The main warning is that cheap entry price is not the same as value. Biringkanaya is affordable, but tenant depth and resale liquidity are weaker than in Panakkukang or Tamalanrea.
Where does the rent level justify the purchase price most clearly in Makassar?
The rent level justifies the purchase price most clearly in Panakkukang, Masale, Tamalanrea, and Ujung Pandang.
Panakkukang is the most rational rental-income market in this Makassar dataset. Its 1-bedroom apartment estimate of Rp 580m purchase price and Rp 5.0m monthly rent creates a clean rent-to-price relationship.
Masale also looks rational because it avoids the full central or waterfront price premium. A studio is estimated at Rp 460m and Rp 3.6m monthly rent, which gives about 9.4% gross yield and 6.2% net yield.
Tamalanrea works for budget-led renters. Rents are not high in absolute rupiah terms, but purchase prices are low enough that the yield stays strong across all apartment types.
Ujung Pandang is the premium version of rational. Prices are higher, with 1-bedroom apartments around Rp 870m, but monthly rent around Rp 6.5m still supports about 6.1% net yield.
We have actually built the our real estate pack about Makassar to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Makassar?
The best places to buy for stable rental income in Makassar are Panakkukang, Ujung Pandang, Mangkura, and Losari.
Panakkukang is the best stability and yield compromise. It has the strongest net yield in the table, but it is also one of Makassar’s most practical apartment districts because renters value malls, offices, daily convenience, and established apartment stock.
Ujung Pandang gives a more central rental profile. A 2-bedroom apartment is estimated at Rp 1,500m and Rp 10.9m monthly rent, which is not cheap, but the area benefits from central-city familiarity and access.
Mangkura is expensive, but premium rents keep the yield credible. A 2-bedroom apartment is estimated at Rp 1,800m with rent around Rp 13.5m per month, producing about 9.0% gross yield and 6.2% net yield.
Losari is more lifestyle-led. Its net yields of 5.4% to 5.7% are not the highest in Makassar, but waterfront identity and stronger foreign-buyer familiarity can help tenant interest and resale confidence.
For a cautious foreign buyer, the practical takeaway is simple: choose Panakkukang for income efficiency, and choose Ujung Pandang, Mangkura, or Losari when tenant quality and perceived liquidity matter more than maximum yield.
Which apartment type gives the best return for the lowest total investment in Makassar?
The apartment type that gives the best return for the lowest total investment in Makassar is usually a furnished studio or 1-bedroom apartment, with the 1-bedroom apartment being the safer beginner format.
Studios have the lowest entry price. In Tamalanrea and Biringkanaya, studio purchase prices are estimated around Rp 360m, while Panakkukang studios are estimated around Rp 500m.
The strongest studio return is in Panakkukang, where a studio is estimated at Rp 500m and Rp 4.2m monthly rent. That produces about 10.1% gross yield and 7.1% net yield.
One-bedroom apartments are often easier to hold because they are more livable. In Panakkukang, the 1-bedroom estimate is Rp 580m with Rp 5.0m monthly rent and about 7.2% net yield.
Two-bedroom apartments can work, but they need deeper family or corporate tenant demand. In Panambungan, the 2-bedroom estimate falls to 4.5% net yield despite a purchase price above Rp 1.6bn, which shows how larger units can become less efficient.
We give you more details in the our real estate pack about Makassar.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Makassar?
The Makassar neighborhoods that offer strong rental income with the lowest vacancy risk are Panakkukang, Ujung Pandang, Mangkura, and Losari.
Panakkukang is the practical choice because the rent levels are strong without relying on a narrow luxury renter pool. Monthly rent is estimated at Rp 4.2m for studios, Rp 5.0m for 1-bedroom apartments, and Rp 6.2m for 2-bedroom apartments.
Ujung Pandang and Mangkura generate higher absolute rent. Ujung Pandang 2-bedroom apartments are estimated around Rp 10.9m per month, while Mangkura 2-bedroom apartments reach about Rp 13.5m per month.
Losari has lifestyle demand, which matters in a thin apartment market. A 2-bedroom apartment is estimated at Rp 1,650m and Rp 11.0m monthly rent, giving about 5.4% net yield.
The honest interpretation is that low vacancy risk is not only about rent. It comes from a clear tenant base, recognizable location, good furnishing, reliable building management, and realistic pricing.
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.
Which areas look overpriced relative to their rental income in Makassar?
The Makassar areas that look most overpriced relative to their rental income are Panambungan, Losari, Mariso, and some expensive Mangkura stock.
Panambungan is the clearest warning. A 2-bedroom apartment is estimated at Rp 1,620m and Rp 9.7m monthly rent, which produces only 7.2% gross yield and 4.5% net yield.
Losari has real lifestyle appeal, but the purchase price is high relative to rent. Its 2-bedroom estimate of Rp 1,650m and Rp 11.0m monthly rent gives about 5.4% net yield.
Mariso has CPI spillover logic, but larger units become less efficient. A 2-bedroom apartment is estimated at Rp 1,500m and Rp 10.0m monthly rent, giving about 5.3% net yield.
Mangkura still has credible yields, but the entry price is high. Buyers need to confirm that a premium tenant pool exists for the specific building rather than assuming the district label will carry the investment.
The trade-off is not good area versus bad area. It is income return versus lifestyle, prestige, waterfront exposure, and possible long-term resale appeal.
Which neighborhoods should I avoid even if the rental yield looks attractive in Makassar?
Beginner buyers should be careful with Biringkanaya, Wajo, and speculative Panambungan stock even if the headline rental yield looks attractive.
Biringkanaya looks cheap, with studios around Rp 360m and 2-bedroom apartments around Rp 560m. But the tenant base is thinner and more price-sensitive than in Panakkukang or Tamalanrea.
Wajo has central-city advantages, but apartment demand is less standardized. Its net yields are estimated around 5.2% to 5.4%, which is not high enough to compensate for weak building quality or poor resale liquidity.
Panambungan is risky for the opposite reason. It is not cheap, and its CPI-linked story can push prices higher before the long-term rental tenant pool is fully proven.
The safer alternative is to buy where rental demand already exists. Panakkukang is the clearest broad-demand area, Tamalanrea is stronger for campus and hospital demand, and Ujung Pandang works better for central tenants.
Which neighborhoods look risky even though the rental yield is high in Makassar?
The Makassar neighborhoods that look risky even though the rental yield is high are Tamalanrea, Biringkanaya, Rappocini, and parts of Masale.
Tamalanrea has strong yields, with estimated net returns of 6.4% to 6.9%. The risk is that rents are modest in absolute rupiah terms, so a poor unit, weak furnishing, or bad micro-location can quickly increase vacancy.
Biringkanaya has low prices and reasonable headline yields, but the market is more price-sensitive. A 2-bedroom apartment may show 5.6% net yield, yet resale liquidity is weaker than in more established apartment districts.
Rappocini looks balanced on paper, with studio net yield around 6.1% and 1-bedroom net yield around 5.8%. The issue is that the neighborhood’s general residential appeal does not automatically mean deep apartment rental liquidity.
Masale has good numbers, but the apartment market is smaller. The buyer must verify building management, furnishing standards, actual comparable rents, and how long similar units take to rent.
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What neighborhoods should I avoid when buying a rental apartment in Makassar?
For a beginner rental apartment investor in Makassar, the main avoid-or-be-careful neighborhoods are Panambungan, Biringkanaya, Wajo, and weakly located Rappocini stock.
Panambungan should not be avoided completely, but beginners should avoid paying CPI-story prices without proof of rent. Its estimated net yields fall as low as 4.5% for 2-bedroom apartments.
Biringkanaya should be approached only at a clear discount. It offers low entry prices, but the rental market is thinner than Panakkukang or Tamalanrea.
Wajo should be avoided for generic units. A very well-priced apartment can work, but a net yield around 5.2% to 5.4% is not enough if the building is old, hard to rent, or hard to resell.
Rappocini is not a bad area, but buyers should avoid assuming that a popular residential district automatically makes a strong apartment investment. The practical rule is to buy proven apartment demand, not just a familiar neighborhood name.
Which neighborhoods are seeing rental demand weaken, and why, in Makassar?
The Makassar neighborhoods most at risk of weakening rental demand are overpriced Panambungan and CPI-edge stock, older Wajo units, and weaker Biringkanaya apartments.
Panambungan’s risk is that purchase prices have moved ahead of proven rental demand. The area has a waterfront development story, but not every apartment priced on that story will immediately have enough long-term tenants.
Wajo’s issue is product quality and comparability. Older or less standardized apartments can struggle against better furnished units in Panakkukang, Ujung Pandang, Losari, and Mangkura.
Biringkanaya has a tenant-depth problem. It may benefit from northern access and airport-side movement, but it does not yet have the same apartment-rental pull as Panakkukang or Tamalanrea.
This is selective weakness, not a citywide collapse. Makassar’s apartment market is thin, which means the wrong building can matter more than the wrong district.
Which neighborhoods are seeing new developments that could create stronger rental demand in Makassar?
The Makassar neighborhoods most likely to benefit from development-led rental demand are Panambungan, Mariso, Losari, Ujung Pandang, Tamalanrea, and Biringkanaya.
Panambungan, Mariso, and Losari are linked to the waterfront and CPI story. That can support lifestyle demand, but buyers must separate demand creation from price hype.
Ujung Pandang benefits from central-city activity. It is not a cheap market, but offices, hotels, hospitals, and services can help furnished apartment demand stay more consistent.
Tamalanrea and Biringkanaya are more practical development stories. Their demand is linked to campuses, hospitals, northern access, airport-side movement, and the broader role of Makassar as an eastern Indonesia hub.
The key distinction is simple. Waterfront development can create prestige demand, while Tamalanrea and Biringkanaya are more practical renter-demand stories, and practical demand is often safer for rental yield.
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.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Makassar?
The Makassar neighborhoods becoming more attractive because of infrastructure or transport changes are Panakkukang, Tamalanrea, Biringkanaya, and the CPI, Losari, and Mariso corridor.
Panakkukang benefits from being a practical cross-city node. Renters value the area because it has retail, offices, and daily services in one place, so a mid-market apartment can stay liquid.
Tamalanrea benefits from the northern corridor and from nearby campus and hospital demand. The dataset reflects that with net yields of 6.4% to 6.9% despite modest rent levels.
Biringkanaya benefits indirectly from airport-side and northern access, but it remains more car-dependent and less liquid as an apartment market. This is why its headline yield should be read carefully.
The CPI, Losari, and Mariso corridor benefits from lifestyle infrastructure and waterfront investment rather than pure commute efficiency. That can help rents, but only if the buyer does not overpay for the story.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Makassar?
Over the last 12 months, the Makassar neighborhoods that look less attractive for rental-income investors are Panambungan, parts of Losari, and expensive Mariso stock.
Panambungan is the clearest case because the yield is weaker relative to the capital required. Its 1-bedroom and studio estimates both show 4.9% net yield, while its 2-bedroom estimate drops to 4.5% net yield.
Losari remains attractive for lifestyle buyers, but estimated net yields of 5.4% to 5.7% are below Panakkukang, Tamalanrea, Masale, Ujung Pandang, and Mangkura.
Mariso has become more mixed. CPI spillover helps demand, but a 2-bedroom estimate of Rp 1,500m and Rp 10.0m rent produces only about 5.3% net yield.
The conclusion is not to avoid all waterfront or lifestyle districts. The conclusion is to avoid paying a lifestyle premium when the investment goal is rental income.
Which apartment types are becoming harder to rent in Makassar, and in which neighborhoods?
The apartment types becoming harder to rent in Makassar are expensive 2-bedroom units in Panambungan, Mariso, and Losari, plus generic low-spec studios in weaker Biringkanaya or Wajo buildings.
Premium 2-bedroom apartments are harder because the rent level narrows the tenant pool. A 2-bedroom apartment in Losari or Mariso may ask around Rp 10.0m to Rp 11.0m per month, while Mangkura can reach Rp 13.5m per month.
Those rents require higher-income tenants, corporate renters, or lifestyle-driven residents. If the building is poorly managed or the unit is overpriced, vacancy can become expensive quickly.
Studios are different. They can rent well in Panakkukang and Tamalanrea because the tenant base is practical: students, single workers, and young professionals.
But in weaker locations, a studio becomes a commodity product. A cheap studio in Biringkanaya or Wajo needs a clear demand source, good furnishing, and a realistic rent to avoid sitting empty.
The beginner-friendly rule is to avoid large expensive units unless the building has proven tenants, and avoid cheap studios unless the location has daily rental demand.
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INSIGHTS
These insights are drawn from the Makassar apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Makassar.
- Panakkukang is the clearest Makassar yield-and-liquidity compromise. The area does not only show high net yields around 7.1% to 7.2%, it also has a practical tenant base that makes those yields more believable.
- Tamalanrea beats most Makassar areas on yield, but the absolute rent is lower. This means the return percentage can look strong while the monthly cash amount remains modest.
- Masale is efficient because prices remain mid-market while rents stay close to Panakkukang levels. For buyers who want yield without entering the most expensive central zones, that is a useful signal.
- Mangkura has expensive Makassar entry prices, but premium rents keep the net yield above 6%. The risk is that the tenant pool is narrower, so the specific building must be strong.
- Panambungan has CPI upside, but current rental income does not fully justify the price level. It is a development-story area first and a rental-yield area second.
- Losari is stronger for lifestyle and resale familiarity than for pure rental yield. A buyer paying for sea-facing identity should not expect Panakkukang-style income efficiency.
- Studios work best in Makassar where single professionals, students, or mobile workers dominate. They are less safe in weaker micro-locations where demand is thin and renters have many similar options.
- One-bedroom apartments are the safest beginner format in Panakkukang, Masale, and Tamalanrea. They are still affordable, but they are more livable and often easier to resell than the smallest studios.
- Two-bedroom apartments only outperform when family or corporate tenant demand is deep enough. In weaker areas, the larger ticket size can reduce the net yield and make vacancy more painful.
- Biringkanaya is cheap, but cheap is not the same as safe. The area needs stronger proof of tenant depth and resale liquidity before a foreign beginner should rely on the headline yield.
- Ujung Pandang offers central liquidity, but buyers must avoid overpaying for prestige stock. The area can work well when the purchase price stays aligned with realistic rent.
- Makassar waterfront apartments need careful pricing. Lifestyle premiums can be attractive for resale or personal use, but they can dilute rental returns quickly.
- Rappocini is balanced, but apartment supply is thinner than its residential reputation suggests. A buyer should verify actual apartment demand rather than relying on the district name.
- Mariso benefits from CPI spillover, but the best yields require older or discounted stock. Newer or premium units can lose yield efficiency if the price rises faster than the rent.
- The strongest risk-adjusted rental product in Makassar is usually a furnished 1-bedroom apartment near daily demand hubs. It gives a better balance of rentability, capital requirement, tenant depth, and resale logic.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Makassar neighborhoods, we built the dataset manually from the ground up. We did not reuse a third-party yield dataset, and we did not treat generic national property statistics as a substitute for local apartment evidence.
For each neighborhood and apartment type, we manually researched current residential sale and rental listings across major real estate platforms relevant to Makassar, including Rumah123, 99.co, and Pinhome.
First, we collected sale listings for each neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, property type, size, condition, building quality, and listing reliability.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and other properties that would distort the estimate were removed. We used the median price as the main reference where possible, or the average only when the remaining sample was clean.
We built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we adjusted for the costs and risks that matter in each segment, including vacancy risk, service charges, repairs, agent or management costs, tax friction, furnishing wear, utilities where relevant, and building-level costs. We did not apply one flat deduction to every property because different apartment types and neighborhoods have different cost structures.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area was widened carefully.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to our work, and they are also what you will find in our real estate pack about Makassar.
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