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If you're thinking about renting or investing in Makassar, you probably want to know what tenants actually pay and where the best opportunities are.
This blog post covers everything from typical monthly rents to neighborhood insights and landlord costs in Makassar as of the first half of 2026.
We keep this article constantly updated so you always have the freshest rental data for Makassar.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Makassar.
Insights
- Studio apartments in Makassar rent for around IDR 4.5 million per month in January 2026, which is roughly 40% cheaper than comparable units in Jakarta's secondary districts.
- The Tamalanrea neighborhood near Universitas Hasanuddin sees the fastest rental turnover in Makassar, with properties often leasing within 15 to 30 days due to steady student and staff demand.
- Makassar's rental market shows a two-speed pattern where apartments command higher rent per square meter than landed houses, but houses dominate family rental searches.
- Year-over-year rent growth in Makassar entering 2026 sits at around 3%, which tracks closely with the city's official housing inflation figures from BPS.
- Panakkukang remains the top choice for young professionals in Makassar because it combines mall access, office proximity, and a wide range of rental options in one area.
- Furnished apartments in Makassar typically fetch a 15% to 25% premium over unfurnished units, with the biggest demand coming from single professionals and short-term tenants.
- The Tanjung Bunga and Metro Tanjung Bunga corridor commands the highest rents in Makassar due to newer housing stock and an upscale residential reputation.
- Rental demand in Makassar peaks around February to April each year, largely driven by job transitions and moves that cluster around the Ramadan and Lebaran season.
- Expat rental activity in Makassar is smaller than in Jakarta or Bali, so expats tend to concentrate in Losari, Tanjung Bunga, and Panakkukang where daily conveniences are easier to access.
- Adding or upgrading air conditioning units offers one of the best returns for Makassar landlords because tenants consistently rank AC as a must-have amenity in the tropical climate.
What are typical rents in Makassar as of 2026?
What's the average monthly rent for a studio in Makassar as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Makassar is around IDR 4.5 million, which works out to approximately $285 USD or €265 EUR at current exchange rates.
Most studio apartments in Makassar fall within a realistic range of IDR 4 million to IDR 6 million per month, or roughly $250 to $380 USD and €235 to €355 EUR, depending on the building and location.
The main factors that cause studio rents to vary in Makassar include whether the unit is furnished or unfurnished, the age and quality of the building, proximity to commercial hubs like Panakkukang, and whether the property offers amenities like a pool or gym.
What's the average monthly rent for a 1-bedroom in Makassar as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Makassar is around IDR 6.5 million, which translates to approximately $410 USD or €380 EUR.
The realistic range for most 1-bedroom apartments in Makassar spans from IDR 5.5 million to IDR 8 million per month, or about $350 to $505 USD and €325 to €470 EUR.
In Makassar, the cheapest 1-bedroom rents tend to be found in areas like Manggala and Biringkanaya, while the highest 1-bedroom rents cluster in premium locations such as Tanjung Bunga, Losari, and the Panakkukang corridor near the main shopping malls.
What's the average monthly rent for a 2-bedroom in Makassar as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Makassar is around IDR 9.5 million, which equals approximately $600 USD or €560 EUR.
Most 2-bedroom apartments in Makassar rent within a range of IDR 8 million to IDR 12 million per month, or roughly $505 to $760 USD and €470 to €705 EUR, with fully furnished units in central locations commanding the higher end.
The most affordable 2-bedroom rents in Makassar are typically found in suburban areas like Manggala and parts of Biringkanaya, while the priciest 2-bedroom units are located in Tanjung Bunga, the Losari waterfront area, and upscale sections of Panakkukang.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Makassar.
What's the average rent per square meter in Makassar as of 2026?
As of early 2026, the average rent per square meter in Makassar is around IDR 200,000 per month, which works out to approximately $12.70 USD or €11.80 EUR per square meter.
Across different neighborhoods in Makassar, the rent per square meter typically ranges from IDR 160,000 to IDR 260,000 per month, or about $10 to $16.50 USD and €9.40 to €15.30 EUR, with apartments generally skewing higher and landed houses lower.
Compared to Jakarta, where rent per square meter can easily exceed IDR 300,000 in central areas, Makassar offers significantly more affordable rates, though it sits higher than smaller cities in South Sulawesi like Parepare or Palopo.
Property characteristics that typically push rent per square meter above average in Makassar include newer construction, waterfront or central locations, fully furnished status, and premium amenities like swimming pools or 24-hour security.
How much have rents changed year-over-year in Makassar in 2026?
As of early 2026, rents in Makassar have increased by approximately 3% year-over-year, reflecting a steady but modest growth pattern rather than any dramatic spike.
The main factors driving this rent change in Makassar include general inflation, stable local employment in sectors like trading and logistics, and continued demand from students and staff around Universitas Hasanuddin in Tamalanrea.
This year's rent change in Makassar is consistent with the previous year's trend, as both periods showed low single-digit growth that tracks closely with the city's official housing and utilities inflation figures from BPS Makassar.
What's the outlook for rent growth in Makassar in 2026?
As of early 2026, projected rent growth for Makassar over the coming year sits between 3% and 6%, with the lower end reflecting broader market conditions and the upper end possible in high-demand pockets.
Key factors likely to influence rent growth in Makassar include steady demand from Universitas Hasanuddin students and staff, continued commercial activity around Panakkukang, and whether new residential supply in the airport corridor outpaces tenant growth.
The neighborhoods in Makassar expected to see the strongest rent growth include Tamalanrea near Unhas, the Panakkukang commercial corridor, and the Losari and Mariso waterfront areas where lifestyle appeal keeps demand firm.
Risks that could cause Makassar's rent growth to differ from projections include a surge of new housing clusters that creates oversupply, any slowdown in local economic activity, or unexpected changes to Indonesia's property policies.
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 rent best in Makassar as of 2026?
Which neighborhoods have the highest rents in Makassar as of 2026?
As of early 2026, the top three neighborhoods with the highest average rents in Makassar are Tanjung Bunga, Losari and Ujung Pandang, and Panakkukang, where monthly rents can range from IDR 8 million to IDR 15 million or more, roughly $505 to $950 USD and €470 to €880 EUR.
These neighborhoods command premium rents in Makassar because Tanjung Bunga offers newer upscale housing, Losari provides waterfront lifestyle and central access, and Panakkukang serves as the main commercial and retail hub.
The tenant profile that typically rents in these high-rent Makassar neighborhoods includes senior professionals, business owners, expats seeking convenience, and families who prioritize modern amenities and security.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Makassar.
Where do young professionals prefer to rent in Makassar right now?
The top three neighborhoods where young professionals prefer to rent in Makassar are Panakkukang, Rappocini, and the Ujung Pandang area near Losari, all offering good access to workplaces and daily conveniences.
Young professionals in these Makassar neighborhoods typically pay between IDR 4 million and IDR 8 million per month, which translates to roughly $250 to $505 USD and €235 to €470 EUR depending on unit size and furnishing.
The specific amenities that attract young professionals to these Makassar neighborhoods include proximity to shopping malls like Mall Panakkukang, easy access to cafes and restaurants, reliable internet connectivity, and short commutes to major office clusters.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Makassar.
Where do families prefer to rent in Makassar right now?
The top three neighborhoods where families prefer to rent in Makassar are Tamalate, Biringkanaya, and Manggala, all offering more space, calmer streets, and a good selection of landed houses.
Families in these Makassar neighborhoods typically pay between IDR 30 million and IDR 80 million per year for 2 to 3 bedroom houses, which works out to roughly IDR 2.5 million to IDR 6.7 million per month, or about $160 to $425 USD and €150 to €395 EUR monthly.
The features that make these neighborhoods attractive to families in Makassar include larger floor plans, private yards or carports, gated housing clusters with 24-hour security, and quieter residential atmospheres compared to the city center.
Top-rated schools near these family-friendly Makassar neighborhoods include several reputable public and private schools in Tamalate and Biringkanaya, plus international school options that families with higher budgets often consider.
Which areas near transit or universities rent faster in Makassar in 2026?
As of early 2026, the top three areas that rent fastest in Makassar are Tamalanrea near Universitas Hasanuddin, the Panakkukang corridor, and routes along the Mamminasata and Teman Bus stops connecting major nodes.
Properties in these high-demand Makassar areas typically stay listed for only 15 to 30 days near Unhas and 20 to 35 days in the Panakkukang corridor, compared to 30 to 60 days for family houses in quieter suburbs.
The typical rent premium for properties within walking distance of Universitas Hasanuddin or key transit routes in Makassar runs about 10% to 20% higher than comparable units farther away, adding roughly IDR 500,000 to IDR 1.5 million per month, or about $30 to $95 USD and €30 to €90 EUR.
Which neighborhoods are most popular with expats in Makassar right now?
The top three neighborhoods most popular with expats in Makassar are Losari and Ujung Pandang, Tanjung Bunga, and Panakkukang, where daily conveniences and a more international-friendly environment are easier to find.
Expats in these Makassar neighborhoods typically pay between IDR 8 million and IDR 15 million per month, which translates to roughly $505 to $950 USD and €470 to €880 EUR, often for furnished apartments or newer houses.
The features that make these neighborhoods attractive to expats in Makassar include proximity to hotels and restaurants, waterfront lifestyle in Losari, newer upscale compounds in Tanjung Bunga, and mall access in Panakkukang for everyday shopping.
The expat community in Makassar is smaller than in Jakarta or Bali, but common nationalities include Australians, Japanese, Koreans, and other Southeast Asians working in trade, NGOs, or education sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Makassar.
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Who rents, and what do tenants want in Makassar right now?
What tenant profiles dominate rentals in Makassar?
The top three tenant profiles that dominate the rental market in Makassar are local professionals working in banking, telecom, and logistics, students and university staff around Universitas Hasanuddin, and families relocating within South Sulawesi.
In terms of market share in Makassar, local professionals represent roughly 40% to 45% of rental demand, students and university-related tenants account for about 25% to 30%, and relocating families make up approximately 20% to 25% of the market.
Local professionals in Makassar typically seek furnished apartments or well-located 1 to 2 bedroom units, students look for affordable studios or shared housing near Tamalanrea, and families generally prefer 2 to 3 bedroom landed houses with annual lease terms.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Makassar.
Do tenants prefer furnished or unfurnished in Makassar?
In Makassar, the split between tenants preferring furnished versus unfurnished rentals is roughly 55% unfurnished and 45% furnished, with apartments skewing more toward furnished and landed houses toward unfurnished.
The typical rent premium for a furnished apartment compared to an unfurnished one in Makassar is around 15% to 25%, which adds roughly IDR 700,000 to IDR 1.5 million per month, or about $45 to $95 USD and €40 to €90 EUR.
The tenant profiles that tend to prefer furnished rentals in Makassar include single professionals who want a plug-and-play setup, students renting for one academic year, and expats who do not want to invest in furniture for a temporary stay.
Which amenities increase rent the most in Makassar?
The top five amenities that increase rent the most in Makassar are air conditioning, reliable water supply with backup tank or pump, dedicated parking or carport, 24-hour security with a gated compound, and generator or backup power in higher-end properties.
In Makassar, air conditioning can add IDR 300,000 to IDR 600,000 per month to rent, or roughly $20 to $40 USD and €18 to €35 EUR, while reliable water systems add about IDR 200,000 to IDR 400,000, and secure parking can add another IDR 200,000 to IDR 500,000 monthly.
In our property pack covering the real estate market in Makassar, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Makassar?
The top five renovations that get the best ROI for rental properties in Makassar are adding or upgrading AC units, refreshing the kitchen and bathroom, improving water reliability with tanks and pumps, simple furnishing packages for apartments, and fresh paint with minor lighting upgrades.
In Makassar, upgrading AC units typically costs IDR 3 million to IDR 8 million, or about $190 to $505 USD and €175 to €470 EUR, and can increase monthly rent by IDR 300,000 to IDR 600,000, while a kitchen and bathroom refresh costing IDR 5 million to IDR 15 million can add IDR 500,000 to IDR 1 million per month.
Renovations that tend to have poor ROI and should be avoided by landlords in Makassar include overly luxurious finishes that exceed the neighborhood's price ceiling, elaborate landscaping that tenants do not value, and custom built-ins that limit flexibility for future tenants.
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 strong is rental demand in Makassar as of 2026?
What's the vacancy rate for rentals in Makassar as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Makassar is around 7% for apartments and approximately 5% for landed houses, indicating a healthy and functioning market without oversupply.
Across different neighborhoods in Makassar, vacancy rates range from as low as 3% to 4% in high-demand areas like Tamalanrea near Unhas and Panakkukang, up to 8% to 10% in newer suburban clusters where supply has outpaced tenant absorption.
The current vacancy rate in Makassar is roughly in line with historical averages for the city, as the market has not experienced the boom-and-bust cycles seen in some other Indonesian cities, keeping vacancy relatively stable over the past several years.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Makassar.
How many days do rentals stay listed in Makassar as of 2026?
As of early 2026, the average number of days rentals stay listed in Makassar is approximately 25 to 40 days, with well-priced apartments in central areas often leasing faster than family houses in suburban clusters.
Across different property types and neighborhoods in Makassar, the range spans from 15 to 30 days for units near Universitas Hasanuddin in Tamalanrea, 20 to 35 days for apartments in Panakkukang and Losari, and 30 to 60 days for annual-lease family houses in areas like Biringkanaya and Manggala.
The current days-on-market figure in Makassar is similar to one year ago, as the market has remained stable without major shifts in either tenant demand or new supply that would dramatically change leasing speed.
Which months have peak tenant demand in Makassar in 2026?
The peak months for tenant demand in Makassar are February to April, coinciding with job transitions around Ramadan and Lebaran, and July to September, driven by student moves and mid-year relocations.
The specific factors driving seasonal demand patterns in Makassar include the timing of Idul Fitri, which falls around late March in 2026, when many people change jobs or move after the holiday, plus the academic calendar at Universitas Hasanuddin that creates student rental activity in mid-year.
The months with the lowest tenant demand in Makassar are typically November and December, when most leases are already settled and the holiday season slows decision-making before the new year picks up again in January.
Buying real estate in Makassar can be risky
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What will my monthly costs be in Makassar as of 2026?
What property taxes should landlords expect in Makassar as of 2026?
As of early 2026, landlords in Makassar should expect to pay annual property tax, known as PBB-P2, ranging from around IDR 500,000 to IDR 5 million per year for typical middle-class residential properties, which works out to roughly $30 to $315 USD and €30 to €295 EUR annually.
The realistic range of annual property taxes in Makassar varies widely depending on property value and location, from as low as IDR 200,000 for modest homes in suburban areas up to IDR 10 million or more for premium properties in Tanjung Bunga or central districts.
Property taxes in Makassar are calculated based on the NJOP, which is the government-assessed land and building value, with the city applying rates set under local regulations administered by Bapenda Makassar through the PAKINTA system.
Please note that, in our property pack covering the real estate market in Makassar, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Makassar right now?
In Makassar, landlords most commonly pay building service charges for apartments and sometimes bundle Wi-Fi for furnished units, while tenants typically pay electricity, water, and internet directly.
For landlords who do cover utilities in Makassar, building service charges for apartments typically run IDR 300,000 to IDR 800,000 per month, or about $20 to $50 USD and €18 to €47 EUR, while bundled Wi-Fi adds another IDR 200,000 to IDR 400,000 monthly.
The common practice in Makassar is that metered utilities like electricity from PLN and water from PDAM follow the occupant unless explicitly bundled into the rent, which is standard across most Indonesian rental arrangements.
How is rental income taxed in Makassar as of 2026?
As of early 2026, rental income from leasing land or buildings in Makassar is generally taxed under a final income tax regime as specified in PP No. 34/2017, where tax is calculated on gross rent rather than net income after deductions.
The main deductions landlords can claim against rental income in Makassar are limited under this final tax regime, though property-related expenses like maintenance, repairs, and PBB-P2 can be factored into your overall financial planning even if not directly deductible from the rental tax.
A common tax mistake landlords in Makassar should avoid is failing to properly document rental contracts and receipts, which can create complications when the tax is withheld or when proving compliance to the local tax office.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| BPS Kota Makassar | BPS is Indonesia's official statistics agency, and the CPI data is the standard public dataset for tracking local inflation. | We used the housing, water, electricity, and household fuel inflation line as a rent-cost proxy when discussing year-over-year rent movement. We also used it to sanity-check that our asking-rent estimates do not contradict local cost trends. |
| Bank Indonesia RPPS | Bank Indonesia is the central bank, and the Residential Property Price Survey is a flagship, widely-cited property survey series. | We used it to support the idea that Indonesia's housing market was growing only modestly entering 2026. We then translated that into a conservative-but-positive rent growth outlook for Makassar. |
| DJP Tax Authority | DJP is Indonesia's tax authority, and this page points directly to the governing rule for rental income tax on land and buildings. | We used it to describe how rental income is typically taxed under the final income tax regime. We also used it to guide the landlord tax section in plain language. |
| PP No. 34/2017 | This is the primary legal text for rental income taxation, hosted on an official Indonesian legal documentation site. | We used it as the source of truth for the rental-income tax framework. We then simplified it into a practical checklist landlords can follow. |
| UU No. 1/2022 (HKPD) | This is an official publication of Indonesia's law governing local taxes and fiscal relations between central and local governments. | We used it to frame what can be charged locally, including PBB-P2 caps and the role of local bylaws. We then narrowed it down to what matters for a Makassar residential landlord. |
| Bapenda Kota Makassar | This is Makassar's local revenue agency website, making it the most direct local source for property tax administration. | We used it to confirm that PBB-P2 is managed locally and to reference the city's own tax portal ecosystem. We also used it to keep the tax section Makassar-specific rather than generic. |
| Ministry of Energy (ESDM) | ESDM is the ministry overseeing energy policy, and tariff announcements are official government statements. | We used it to ground electricity cost expectations heading into 2026. We then translated it into what landlords and tenants commonly pay in practice. |
| Rumah123 | Rumah123 is a major Indonesian property portal with large, transparent listing inventories that reflect real asking rents. | We used it to bracket realistic asking rents for Makassar apartments and to cross-check our typical rent estimates. We also used listing examples to estimate rent per square meter. |
| 99.co | 99.co is a large property portal that summarizes its own listing database with simple market averages for easy reference. | We used it to anchor landed-house rent levels and then converted annual figures into monthly equivalents. We also used it as a cross-check against apartment rent ranges from other portals. |
| Lamudi | Lamudi is another major property portal, useful for triangulating direction-of-change and validating neighborhood coverage. | We used it mainly to triangulate rent momentum and direction rather than as a single source for absolute prices. We also used it to validate neighborhood names actively used in the rental market. |
| Universitas Hasanuddin | This is the official site of Makassar's largest university, making it reliable for campus location context and demand drivers. | We used it to identify the Tamalanrea campus area as a real demand driver for rentals. We then mapped near-campus demand to specific Makassar districts and neighborhood examples. |
| PDAM Kota Makassar | This is the official city water utility provider, making it the right reference point for water billing and administration. | We used it to ground the utilities section in the correct local institution. We then provided a realistic monthly range using typical household consumption assumptions. |
| PublicHolidays.co.id | This is a straightforward published calendar reference that helps explain seasonal moving patterns around Lebaran. | We used it to explain why rental demand often shifts around Ramadan and Lebaran timing. We then translated that into best months to list guidance for 2026. |
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