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Everything you need to know before buying real estate is included in our Indonesia Property Pack
Makassar is the economic hub of Eastern Indonesia, and its property market offers real opportunities for foreign buyers who know where to look.
This guide breaks down which neighborhoods deliver the best yields, which areas are gaining momentum, and which ones you should probably avoid in early 2026.
We update this blog post regularly to reflect the latest market conditions and 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.
What's the Current Real Estate Market Situation by Area in Makassar?
Which areas in Makassar have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas for residential property in Makassar are Ujung Pandang near the Losari waterfront, Tanjung Bunga along the coastal lifestyle belt, and Panakkukang along its prime arterial roads.
In these premium Makassar neighborhoods, you can expect to pay between IDR 18 million and IDR 45 million per square meter of built area, with waterfront properties in Ujung Pandang commanding the highest prices.
Each of these expensive Makassar areas has a distinct reason for its premium pricing:
- Ujung Pandang (Losari adjacency): extreme land scarcity and proximity to Fort Rotterdam and the famous waterfront promenade
- Tanjung Bunga: newer lifestyle developments with sea views and modern cluster housing that appeals to affluent families
- Panakkukang (prime corridors): established infrastructure, major retail centers, and strong family demand from the local middle class
Which areas in Makassar have the most affordable property prices in 2026?
As of early 2026, the most affordable residential areas in Makassar are Biringkanaya near the airport, Tamalanrea close to the university district, and Manggala including the Antang neighborhood.
In these budget-friendly Makassar neighborhoods, prices typically range from IDR 6 million to IDR 15 million per square meter of built area, which is roughly a third of what you would pay in the waterfront areas.
However, each affordable area in Makassar comes with specific trade-offs: Biringkanaya and parts of Manggala have documented flood exposure according to BNPB hazard maps, while Tamalanrea can feel distant from lifestyle amenities unless you are near the university or industrial nodes.
You can also read our latest analysis regarding housing prices 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.
Which Areas in Makassar Offer the Best Rental Yields?
Which neighborhoods in Makassar have the highest gross rental yields in 2026?
As of early 2026, the Makassar neighborhoods with the highest gross rental yields are Tamalanrea at roughly 6 to 8.5 percent, Panakkukang (non-premium pockets) at around 5.5 to 7.5 percent, and Tanjung Bunga at approximately 4 to 6 percent for cluster-style rentals.
Across Makassar as a whole, typical gross rental yields for residential investment properties range from about 3 percent in prestige waterfront areas to 8.5 percent in demand-driven outer neighborhoods.
Each high-yield Makassar neighborhood has a specific driver behind its returns:
- Tamalanrea: consistent tenant demand from university students, staff, and workers at nearby industrial parks keeps vacancies low
- Panakkukang (non-premium streets): broad family renter pool and proximity to retail centers ensure steady occupancy year-round
- Tanjung Bunga: furnished cluster homes attract lifestyle tenants willing to pay premium rents for amenities and sea proximity
Finally, please note that we cover the rental yields in Makassar here.
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Which Areas in Makassar Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Makassar perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in Makassar are Ujung Pandang near the Losari waterfront, Mariso close to the CPI lifestyle development, and Tanjung Bunga with its destination-style cluster properties.
Top-performing Airbnb properties in these Makassar neighborhoods can generate monthly revenues ranging from IDR 8 million to IDR 25 million depending on property size, amenities, and occupancy rates.
Each successful short-term rental area in Makassar has a distinct advantage:
- Ujung Pandang (Losari area): walkable access to Fort Rotterdam, seafront dining, and sunset views attracts domestic tourists
- Mariso (CPI-adjacent): newer buildings with modern amenities appeal to business travelers and event visitors
- Tanjung Bunga: family-friendly clusters with pools and beach proximity draw groups and extended-stay guests
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Makassar.
Which tourist areas in Makassar are becoming oversaturated with short-term rentals?
The tourist areas in Makassar most at risk of short-term rental oversaturation are Tanjung Bunga's cluster developments, coastal condo nodes near the Mariso and CPI areas, and amenity-heavy buildings along the waterfront belt.
Airbnb's Makassar snapshot shows roughly 550 active vacation rentals citywide, with a heavy concentration of pool-equipped properties in these coastal and cluster zones.
The clearest sign of oversaturation in these Makassar areas is that pool amenities have become table stakes rather than differentiators, meaning hosts now compete primarily on discounts and furnishing quality rather than location uniqueness.
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 Areas in Makassar Are Best for Long-Term Rentals?
Which neighborhoods in Makassar have the strongest demand for long-term tenants?
The Makassar neighborhoods with the strongest long-term tenant demand are Panakkukang, Rappocini, Tamalanrea, and Tanjung Bunga.
Properties in these high-demand Makassar neighborhoods typically rent within two to four weeks of listing, with vacancy rates generally staying below 10 percent for well-priced, well-maintained homes.
Each neighborhood attracts a distinct tenant profile:
- Panakkukang: middle-class families who want established schools, hospitals, and retail within easy reach
- Rappocini: young professionals and small families seeking affordable inner-ring accessibility
- Tamalanrea: university staff, students, and industrial workers who need proximity to their daily commute
- Tanjung Bunga: higher-income renters and corporate tenants who prioritize lifestyle amenities and modern housing
The key characteristic that makes these Makassar neighborhoods attractive to long-term tenants is reliable access to employment centers, schools, and healthcare facilities without excessive commute times.
Finally, please note that we provide a very granular rental analysis in our property pack about Makassar.
What are the average long-term monthly rents by neighborhood in Makassar in 2026?
As of early 2026, average long-term monthly rents in Makassar vary significantly by neighborhood, ranging from around IDR 2.5 million in affordable outer areas to IDR 14 million or more in premium waterfront locations.
In the most affordable Makassar neighborhoods like Tamalanrea and outer Biringkanaya, entry-level apartments and small houses typically rent for IDR 2.5 million to IDR 5 million per month.
In mid-range Makassar neighborhoods like Panakkukang and Rappocini, typical family rentals range from IDR 4 million to IDR 11 million per month depending on size and condition.
In premium Makassar neighborhoods like Ujung Pandang and Tanjung Bunga, high-end furnished homes command IDR 8 million to IDR 15 million per month, with luxury properties exceeding these figures.
You may want to check our latest analysis about the rents in Makassar here.
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Which Are the Up-and-Coming Areas to Invest in Makassar?
Which neighborhoods in Makassar are gentrifying and attracting new investors in 2026?
As of early 2026, the Makassar neighborhoods showing the clearest signs of gentrification and investor interest are Tanjung Bunga's coastal belt and the Mariso area near the CPI lifestyle development.
These gentrifying Makassar areas have seen annual price appreciation of roughly 5 to 10 percent in recent years, though the pace varies significantly by specific street and project quality.
Which areas in Makassar have major infrastructure projects planned that will boost prices?
The Makassar areas most likely to benefit from planned infrastructure projects are the northern port-access corridors near Biringkanaya and Tamalanrea, as well as neighborhoods connected to improved road networks under the city's spatial plan.
The most significant infrastructure project is the Makassar New Port expansion involving land reclamation and terminal growth, while the RTRW 2015-2034 spatial plan guides road hierarchy and commercial node development across the city.
Historically, Makassar neighborhoods that gained improved accessibility from major infrastructure have seen price increases of 15 to 30 percent within three to five years of project completion.
You'll find our latest property market analysis about Makassar here.
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 in Makassar Should I Avoid as a Property Investor?
Which neighborhoods in Makassar with lots of problems I should avoid and why?
The Makassar neighborhoods that present the most significant challenges for property investors are flood-prone pockets in Manggala and Biringkanaya, as well as any properties priced below the foreign ownership minimum threshold.
Each problematic area has specific issues to understand:
- Parts of Manggala (including Antang): documented flood hazard exposure leads to chronic maintenance costs, vacancy risk, and resale discounts
- Parts of Biringkanaya: similar flood risk in certain kelurahan plus distance from lifestyle amenities can limit tenant demand
- Below-threshold properties: foreigners cannot legally acquire homes under the ATR/BPN minimum price decree, making "cheap yield plays" impossible
For these Makassar neighborhoods to become viable investment options, flood-prone areas would need significant drainage infrastructure upgrades with verifiable elevation improvements, while below-threshold properties would require regulatory changes to foreign ownership rules.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Makassar.
Which areas in Makassar have stagnant or declining property prices as of 2026?
As of early 2026, the Makassar area showing the clearest price decline is Ujung Pandang, where Rumah123 reports an approximately 11 percent correction in median asking prices over the past three months.
This recent correction in Ujung Pandang represents the sharpest short-term decline documented across major Makassar districts, though it follows a period of strong price growth in previous years.
The underlying cause differs by micro-area:
- Ujung Pandang (Losari adjacency): sellers priced to 2024 peak levels are now meeting buyer resistance as the market normalizes
- Oversupplied coastal clusters: new inventory in Tanjung Bunga puts downward pressure on resale prices for older units
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Which Areas in Makassar Have the Best Long-Term Appreciation Potential?
Which areas in Makassar have historically appreciated the most recently?
The Makassar areas that have shown the strongest appreciation over the past five to ten years are the prime coastal and old-core pockets in Ujung Pandang, waterfront developments in Tanjung Bunga, and established family neighborhoods in Panakkukang.
Each top-performing area has achieved different appreciation levels:
- Ujung Pandang (Losari adjacency): scarcity-driven gains of roughly 8 to 12 percent annually, though with recent quarterly volatility
- Tanjung Bunga: wave-like appreciation of 6 to 10 percent annually tied to new project launches and infrastructure announcements
- Panakkukang (prime corridors): steady gains of 5 to 8 percent annually supported by consistent family demand
The main driver behind above-average appreciation in these Makassar areas is the combination of land scarcity in the old core and credible infrastructure investment in growth corridors that creates genuine demand rather than speculation.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Makassar.
Which neighborhoods in Makassar are expected to see price growth in coming years?
The Makassar neighborhoods expected to see the strongest price growth in coming years are the port-connected corridors in northern Biringkanaya and Tamalanrea, as well as planned growth nodes identified in the RTRW spatial plan.
Projected growth rates vary by neighborhood:
- Northern Biringkanaya (port-access corridors): potential 8 to 12 percent annual growth as Makassar New Port operations expand
- Tamalanrea (near employment nodes): projected 6 to 9 percent annual growth driven by university and industrial demand
- RTRW-aligned growth corridors: expected 5 to 8 percent annual growth where road upgrades improve accessibility
The single most important catalyst for future price growth in these Makassar neighborhoods is the Makassar New Port expansion, which will strengthen logistics connectivity and create employment that drives housing demand in surrounding areas.
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 Do Locals and Expats Really Think About Different Areas in Makassar?
Which areas in Makassar do local residents consider the most desirable to live?
The Makassar areas that local residents consider most desirable to live are Ujung Pandang near the Losari waterfront, Panakkukang for its established services, and Tanjung Bunga for those with higher budgets seeking modern amenities.
Each desirable area appeals to locals for different reasons:
- Ujung Pandang (Losari adjacency): iconic waterfront identity, walkable dining, and proximity to the city's historical and cultural heart
- Panakkukang: family-friendly environment with reliable schools, hospitals, malls, and minimal flooding concerns
- Tanjung Bunga: modern cluster housing with pools and green spaces that represent upward mobility for younger families
These locally-preferred Makassar neighborhoods typically attract established middle-class and upper-middle-class families, professionals, and long-term residents who prioritize stability over speculation.
Local preferences in Makassar generally align with foreign investor targets in premium areas like Ujung Pandang and Tanjung Bunga, though locals often value Panakkukang more highly than foreigners who may overlook it for flashier coastal options.
Which neighborhoods in Makassar have the best reputation among expat communities?
The Makassar neighborhoods with the best reputation among expat communities are Ujung Pandang for its central waterfront location and Tanjung Bunga for its modern housing stock and amenities.
Expats prefer these Makassar neighborhoods for practical reasons:
- Ujung Pandang: centrality, English-friendly services along the waterfront, and easy access to the airport
- Tanjung Bunga: newer furnished cluster homes that meet international standards and gated security that provides peace of mind
The typical expat profile in these popular Makassar neighborhoods includes corporate assignees, NGO workers, consultants, and entrepreneurs who value convenience and modern amenities over budget optimization.
Which areas in Makassar do locals say are overhyped by foreign buyers?
The Makassar areas that locals commonly say are overhyped by foreign buyers are premium coastal lifestyle developments in Tanjung Bunga, newly marketed waterfront condos near Mariso, and some branded cluster projects along the coastal belt.
Locals believe these areas are overvalued for specific reasons:
- Tanjung Bunga lifestyle clusters: marketing promises often exceed actual rental demand, and short-term rental competition keeps yields lower than advertised
- Mariso waterfront condos: branded developments command premiums that rarely translate to proportional rent increases
- Coastal belt projects: "new city" positioning can mask the reality that tenants are scarce outside peak tourism seasons
Foreign buyers typically value the modern aesthetics, amenities, and perceived prestige of these coastal Makassar developments, while locals focus more on practical factors like commute times, flooding risk, and long-term resale liquidity.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Makassar.
Which areas in Makassar are considered boring or undesirable by residents?
The Makassar areas that residents commonly consider boring or undesirable are far-flung outer pockets in Biringkanaya away from commercial nodes, remote sections of Manggala, and industrial-adjacent zones in Tamalanrea that lack lifestyle amenities.
Residents find these areas unappealing for distinct reasons:
- Outer Biringkanaya: long commutes to the city center and limited dining, shopping, or entertainment options
- Remote Manggala pockets: flood concerns combined with poor road infrastructure make daily life inconvenient
- Industrial Tamalanrea zones: noise, truck traffic, and lack of green spaces reduce residential appeal
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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 |
|---|---|---|
| Rumah123 | Indonesia's largest property portal with transparent median prices and trend data. | We anchored price-per-square-meter estimates and rental yields using district-level listings. We also tracked short-term price trends to identify recent corrections. |
| BNPB InaRISK | Indonesia's official disaster management agency providing standardized hazard mapping. | We identified flood-prone neighborhoods in Makassar using their detailed hazard maps. We used this data to flag high-risk areas that investors should approach cautiously. |
| BPS Kota Makassar | The official statistical agency for Makassar providing verified economic and population data. | We cross-checked real economy drivers like population and employment to support our neighborhood analysis. We used their district breakdowns to ensure geographic accuracy. |
| Bank Indonesia | Indonesia's central bank publishing official benchmark rates and macroprudential policies. | We framed financing conditions affecting buyer affordability and mortgage rates. We used the current BI-Rate to contextualize yield-versus-buy trade-offs. |
| ATR/BPN Decree (Kepmen 1241/2022) | The operative regulation setting minimum price thresholds for foreign property ownership. | We filtered which Makassar property segments are legally accessible to foreign buyers. We used these thresholds to prevent recommending ineligible "cheap yield plays." |
| Airbnb | The primary platform for short-term rentals providing direct supply and amenity data. | We quantified the scale of Makassar's short-term rental market and identified oversaturation risks. We analyzed amenity patterns to understand competitive dynamics. |
| Boskalis (Makassar New Port documentation) | Primary contractor documentation describing scope and phasing of major port infrastructure. | We grounded infrastructure-driven growth discussions in a real, named project. We focused growth forecasts around logistics corridors rather than speculation. |
| Makassar RTRW Spatial Plan | The city's official spatial planning regulation guiding zoning and development direction. | We identified where the city intends growth corridors and protected zones. We interpreted "up-and-coming" areas through planned land use rather than marketing hype. |
| Reuters | Top-tier international wire service providing reliable, time-stamped macro and policy news. | We pinned the current interest rate environment and rupiah currency pressures. We used this to justify conservative assumptions on leveraged returns. |
| BPS Indonesia (National) | Indonesia's national statistics agency publishing the official residential property price index. | We anchored Makassar within the broader Indonesia housing cycle context. We treated national data as the baseline for localized price movement analysis. |
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