Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Everything you need to know before buying real estate is included in our Indonesia Property Pack
Makassar is the biggest city in eastern Indonesia, and its property market is mostly made up of landed houses rather than high-rise condos.
This article covers current housing prices in Makassar in 2026, and we constantly update it to reflect the latest market data.
Whether you are looking for a small starter home or a luxury waterfront property, we break down everything you need to know about what your budget can actually get you in Makassar right now.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Makassar.
What can I realistically buy with $100k in Makassar right now?
Are there any decent properties for $100k in Makassar, or is it all scams?
For foreigners, $100,000 (around IDR 1.68 billion at the January 2026 exchange rate of 16,838) is actually below the legal minimum for buying a landed house in Makassar, because Indonesia's Ministry of Agrarian Affairs sets the floor at IDR 2.0 billion for foreign buyers in South Sulawesi.
However, $100k can work for apartment units in Makassar because the foreigner minimum for condos is only IDR 1.0 billion, so if you find a properly registered strata unit above that threshold, it becomes a legitimate option.
If you are shopping at the $100k level anyway (for example, as a local buyer or through other legal structures), the best-value neighborhoods in Makassar are outer districts like Manggala (Antang area), Biringkanaya (Daya and Sudiang), and Tamalanrea, where entry prices start lower and you get more space for your money.
Buying in upscale areas like Tanjung Bunga or prime Panakkukang at $100k is difficult because the inventory at this budget is mostly the smallest or oldest stock, and as a foreigner you would still face the minimum-price rule blocking you from landed houses anyway.
What property types can I afford for $100k in Makassar (studio, land, old house)?
At $100,000 (IDR 1.68 billion) in Makassar in 2026, the most realistic option for a foreigner is a small apartment or condo unit in a properly registered building, since this sits above the IDR 1.0 billion foreigner minimum for strata titles.
For local buyers at this budget, you could find small landed houses (36 to 60 square meters of building) in outer districts like Manggala or Biringkanaya, but you should expect older stock that needs cosmetic work like fresh paint, bathroom upgrades, and possibly electrical or roof repairs.
In terms of long-term value, apartments in well-managed buildings near commercial centers tend to hold their value better because of rental demand, though in Makassar the resale market for apartments is smaller than for landed houses, so practical family homes in high-demand districts like Panakkukang often resell faster.
What's a realistic budget to get a comfortable property in Makassar as of 2026?
As of early 2026, a realistic minimum budget for a comfortable property in Makassar is around IDR 2.0 billion to IDR 2.5 billion ($120,000 to $150,000, or roughly EUR 110,000 to EUR 140,000), which is also the entry point where foreigners can legally buy a landed house.
Most buyers in Makassar aiming for a comfortable standard end up spending between IDR 2.5 billion and IDR 4 billion ($150,000 to $240,000, or EUR 140,000 to EUR 220,000), which gets you a decent 2 to 3 bedroom house in a middle-class neighborhood with reasonable access to schools, malls, and main roads.
In Makassar, "comfortable" typically means a house with at least 80 to 120 square meters of building area, a small carport, basic modern finishes like tile flooring and air conditioning, and a location in a gated cluster or organized housing complex.
The required budget can vary a lot depending on neighborhood: outer districts like Biringkanaya or Manggala can offer comfort at the lower end of the range, while more central or convenient areas like Panakkukang or Rappocini push you toward the higher end.
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What can I get with a $200k budget in Makassar as of 2026?
What "normal" homes become available at $200k in Makassar as of 2026?
As of early 2026, a $200,000 budget (around IDR 3.37 billion) in Makassar gets you into solid, livable family-home territory, typically a 2 to 3 bedroom house in a planned housing cluster or a simple gated community with good everyday facilities.
At this price point, you can expect building sizes of around 100 to 180 square meters and land plots of 90 to 160 square meters, which is comfortable for a small family and includes a carport, a small garden or terrace, and reasonably modern interiors.
By the way, we have much more granular data about housing prices in our property pack about Makassar.
What places are the smartest $200k buys in Makassar as of 2026?
As of early 2026, the smartest $200k buys in Makassar are in districts like Panakkukang (strong everyday demand near malls and offices), Rappocini (central convenience for commuters), and Tamalanrea (better value per square meter with good road access to the north and east).
These areas are smarter buys than other $200k options because they combine high local demand with practical daily infrastructure like schools, hospitals, and commercial centers, which means you are not just buying space but also buying into a location that locals consistently want.
The main growth factor in these neighborhoods is Makassar's expanding middle class and continued internal migration from smaller towns across South Sulawesi, which keeps rental and resale demand steady even when the broader market cools.
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 can I buy with $300k in Makassar in 2026?
What quality upgrade do I get at $300k in Makassar in 2026?
As of early 2026, moving from $200k to $300k (from IDR 3.37 billion to IDR 5.05 billion) in Makassar means you upgrade from "fine" to "noticeably better," with newer construction, improved layouts, better parking, and a higher chance of being in a well-organized gated environment.
Yes, $300k can often buy a property in a newer building or cluster development in Makassar, especially the kinds of projects built in the last 5 to 10 years that feature more modern architecture and standardized paperwork.
At this budget, you typically gain access to features like better quality flooring (granite or polished tile), split-unit air conditioning already installed, more generous ceiling heights, and possibly covered carports that fit two vehicles.
Can $300k buy a 2-bedroom in Makassar in 2026 in good areas?
As of early 2026, $300k (IDR 5.05 billion) can very easily buy a 2-bedroom property in good areas of Makassar, and in fact this budget often gets you more than 2 bedrooms unless you are targeting the most premium micro-locations or larger land.
Good areas where 2-bedroom (or larger) options are available at $300k include Panakkukang (especially the middle-tier pockets), Rappocini (popular with local families), and parts of Tamalate that are not in the most premium coastal zone.
A $300k 2-bedroom in Makassar typically offers 100 to 160 square meters of building space and 80 to 130 square meters of land, which is comfortable for a couple or small family and often includes a small outdoor area.
Which places become "accessible" at $300k in Makassar as of 2026?
At $300k (IDR 5.05 billion), you can more credibly target the better pockets of Panakkukang, parts of Tamalate including areas associated with Tanjung Bunga, and more central/coastal-adjacent zones in Mariso that were harder to access at lower budgets.
These newly accessible areas are more desirable because they offer better lifestyle amenities (closer to malls, cafes, and the Losari waterfront), stronger local prestige, and often better infrastructure like wider roads and more reliable utilities.
For $300k in these areas, you can typically expect a well-maintained 2 to 3 bedroom house in a cluster development or a renovated older home on a decent-sized plot, with modern finishes and reasonable outdoor space.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Makassar.
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What does a $500k budget unlock in Makassar in 2026?
What's the typical size and location for $500k in Makassar in 2026?
As of early 2026, $500,000 (around IDR 8.42 billion) in Makassar typically gets you a larger home of 180 to 300 square meters of building on a land plot of 150 to 250 square meters, located in a desirable district like Panakkukang, Tamalate, or coastal-adjacent Mariso.
Yes, $500k can definitely buy a family home with outdoor space in Makassar, and this is one of the budgets where you can realistically expect a proper garden, a terrace, or a usable backyard without having to move far from the city center.
At $500k, typical homes in Makassar have 3 to 4 bedrooms and 2 to 3 bathrooms, often with additional features like a maid's room, a separate living and dining area, and a double carport or even a small garage.
Finally, please note that we cover all the housing price data in Makassar here.
Which "premium" neighborhoods open up at $500k in Makassar in 2026?
At $500k (IDR 8.42 billion), the premium neighborhoods that open up in Makassar include the Tanjung Bunga coastal area (mostly in Tamalate district), the better pockets of Panakkukang near major malls and business centers, and more central parts of Mariso and potentially Ujung Pandang closer to the waterfront.
These neighborhoods are considered premium in Makassar because they offer proximity to the Losari waterfront, established gated communities with 24-hour security, and access to the city's best restaurants, malls, and international schools.
For $500k in these premium areas, you can realistically expect a spacious 3 to 4 bedroom house in a recognized development, often with modern design, high-quality finishes, a private garden, and secure parking for multiple vehicles.
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.
What counts as "luxury" in Makassar in 2026?
At what amount does "luxury" start in Makassar right now?
In Makassar in 2026, "premium" homes typically start around IDR 5 billion to IDR 8 billion ($300,000 to $475,000, or EUR 275,000 to EUR 435,000), but true "luxury" more reliably begins at IDR 10 billion and above ($595,000+, or EUR 545,000+).
Entry-level luxury in Makassar means larger land (200+ square meters), standout architectural design or recently renovated interiors, location in a prestigious gated community, and amenities like a private pool, dedicated security, and high-end imported fixtures.
Compared to Jakarta or Bali, Makassar's luxury threshold is significantly lower, so your money stretches further here, though the ultra-high-end inventory is smaller and resale liquidity is thinner.
Mid-tier luxury in Makassar runs from IDR 10 billion to IDR 15 billion ($595,000 to $890,000, or EUR 545,000 to EUR 815,000), while top-tier luxury properties in prime waterfront or central locations can reach IDR 20 billion to IDR 30 billion ($1.2 million to $1.8 million, or EUR 1.1 million to EUR 1.65 million) or more.
Which areas are truly high-end in Makassar right now?
The truly high-end areas in Makassar in 2026 are Tanjung Bunga (in Tamalate district) for its coastal lifestyle and modern developments, prime pockets of Panakkukang near the CBD and top malls, and select streets in Mariso and Ujung Pandang closer to the Losari waterfront and old-town prestige.
These areas are considered truly high-end in Makassar because they combine waterfront proximity, established security infrastructure, proximity to international-standard amenities, and a reputation among local elites and successful business families as the best addresses in the city.
The typical buyer profile for these high-end areas in Makassar includes wealthy local business owners, senior professionals, successful traders from the Pasar Sentral ecosystem, returning diaspora, and a small number of foreign investors seeking lifestyle properties or long-term holds.
Don't buy the wrong property, in the wrong area of Makassar
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How much does it really cost to buy, beyond the price, in Makassar in 2026?
What are the total closing costs in Makassar in 2026 as a percentage?
As of early 2026, total closing costs for buying property in Makassar typically range from 6% to 8% of the purchase price for a standard resale transaction, and can reach 12% to 15% if you are buying a new build where VAT applies.
The realistic low-to-high range that covers most transactions in Makassar is 6% on the simple end (clean title, straightforward deal) to 8% or slightly higher for more complex deals involving title conversions or extra legal work.
The main fee categories that make up this total in Makassar are BPHTB (the buyer's acquisition tax at 5% of the taxable value), notary/PPAT fees (around 0.5% to 1%), and registration or administrative fees (typically under 1%), with optional legal counsel adding a bit more.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Makassar.
How much are notary, registration, and legal fees in Makassar in 2026?
As of early 2026, notary (PPAT) fees in Makassar typically run around 0.5% to 1% of the property price, registration fees are usually a fraction of a percent, and independent legal counsel (if you hire one) can add another 0.5% to 1%, putting the combined total for these items at roughly IDR 20 million to IDR 80 million ($1,200 to $4,750, or EUR 1,100 to EUR 4,350) on a mid-range property.
As a percentage, these fees together usually represent 1% to 2.5% of the property price in Makassar, depending on the complexity of the transaction and whether you engage additional legal help beyond the mandatory PPAT.
Among these three categories, the notary/PPAT fee is typically the most expensive single line item in Makassar, because the PPAT is legally required to execute the deed transfer and their fee is usually calculated as a percentage of the transaction value.
What annual property taxes should I expect in Makassar in 2026?
As of early 2026, annual property tax (PBB-P2) in Makassar typically ranges from IDR 1 million to IDR 5 million per year ($60 to $300, or EUR 55 to EUR 275) for a mid-range home, and can reach IDR 10 million to IDR 20 million ($595 to $1,190, or EUR 545 to EUR 1,090) for larger or higher-value properties.
Annual property taxes in Makassar represent roughly 0.1% to 0.4% of the government-assessed value (NJOP), which is usually lower than the actual market price, so the effective tax burden feels relatively light compared to many Western countries.
Property taxes in Makassar can vary based on location and property type: homes in central Panakkukang or Tamalate with higher NJOP assessments pay more, while properties in outer districts like Manggala or Biringkanaya typically have lower NJOP and therefore lower annual taxes.
Indonesia does not have broad exemptions for foreign property owners, but lower-value properties benefit from progressive rates, and certain non-profit or social uses can qualify for reductions under Makassar's local tax framework.
You can find the list of all property taxes, costs and fees when buying in Makassar here.
Is mortgage a viable option for foreigners in Makassar right now?
Getting a mortgage as a foreigner in Makassar in 2026 is sometimes possible but should not be your Plan A, because Indonesian banks are selective about lending to foreigners and local mortgage products are primarily designed for Indonesian citizens with local income.
When mortgages are available to foreigners (usually those with KITAS residency), loan-to-value ratios typically cap at 50% to 70%, and interest rates range from 6% to 11% depending on the bank, loan structure, and your risk profile.
To qualify for a mortgage in Makassar as a foreigner, you typically need a valid stay permit (KITAS or KITAP), proof of Indonesian-source or verifiable foreign income, a local tax ID (NPWP), and the property must have a clean title that the bank accepts as collateral.
Because of these hurdles, many foreign buyers in Makassar end up purchasing with cash or arranging financing from their home country, which simplifies the transaction even if it requires more upfront capital.
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 should I predict for resale and growth in Makassar in 2026?
What property types resell fastest in Makassar in 2026?
As of early 2026, the property types that resell fastest in Makassar are practical 2 to 3 bedroom family houses in high-demand districts like Panakkukang and Rappocini, especially those with clean paperwork and in recognized housing clusters.
A well-priced, well-located house in Makassar typically sells within 3 to 9 months, while overpriced or legally complicated properties can sit on the market for 12 months or more without attracting serious buyers.
In Makassar specifically, properties near major commercial hubs (like malls and markets), with easy access to Hasanuddin University, or in gated communities with active resident associations tend to sell faster because local buyers prioritize convenience and security over pure size.
The slowest to resell in Makassar are typically land-only plots in far-out areas without infrastructure, very large luxury homes in niche locations with thin buyer pools, and apartments in buildings with unclear strata management or limited facilities.
If you're interested, we cover all the best exit strategies in our real estate pack about Makassar.
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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 (JISDOR) | Indonesia's central bank sets the official reference exchange rate. | We used JISDOR to convert USD budgets into rupiah. We applied the January 2026 rate of around 16,838 throughout. |
| Bank Indonesia Residential Property Price Survey (SHPR) | BI's official survey tracks residential price trends in primary markets. | We used SHPR to anchor market temperature and price growth expectations. We treated it as the baseline for realistic negotiating assumptions. |
| Ministry of Agrarian Affairs (Kepmen 1241/2022) | The ministry's decision sets minimum prices for foreign buyers by province. | We used it to determine the legal floor prices for foreigners in South Sulawesi. We applied IDR 2.0B for landed houses and IDR 1.0B for apartments. |
| Makassar City Government (Administrative Map) | The official city reference for Makassar's districts and boundaries. | We used it to keep neighborhood names accurate. We mapped all recommendations to real kecamatan like Panakkukang, Rappocini, and Tamalate. |
| Rumah123 | One of Indonesia's largest property portals with live listings. | We used it to check actual asking prices in early 2026. We triangulated neighborhood pricing and property sizes across budget tiers. |
| 99.co Indonesia | A major national portal showing area-level prices and inventory. | We used it to cross-check entry prices in different districts. We validated affordability patterns against Rumah123 data. |
| Lamudi | A long-running portal with developer and agent listings. | We used it as a third inventory source to reduce bias. We cross-checked budget tiers against Lamudi's Makassar listings. |
| Directorate General of Taxes (DJP) | Indonesia's tax authority explains property transaction taxes officially. | We used DJP's explainer to confirm which taxes apply at purchase. We aligned our closing-cost breakdown with their guidance. |
| Makassar Bapenda (BPHTB section) | The local authority administering buyer transfer duty in Makassar. | We used it to confirm BPHTB applies locally. We referenced it for closing-cost estimates specific to Makassar. |
| Perda Makassar No. 1/2024 | The actual local regulation text for Makassar's tax framework. | We used it to support annual PBB-P2 rate ranges. We justified percentage estimates with the regulation's rate structure. |
| PP No. 37/1998 (JDIH BPK) | The official legal basis for PPAT (notary) involvement in transfers. | We used it to explain why PPAT involvement is legally required. We grounded notary fee expectations in this framework. |
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.
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