Authored by the expert who managed and guided the team behind the Indonesia Property Pack
Get all the data you need about the real estate market in Medan
As of June 2026, housing prices in Medan are still much lower than in Jakarta or Bali, but the city has a very wide gap between basic outer-city homes and prime central houses.
In this article, we look at current housing prices in Medan in 2026, including average prices, price per square meter, neighborhood differences, and extra buying costs.
We constantly update this blog post so readers can follow the Medan residential property market with fresh and simple numbers.
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 Medan.
Insights
- The median housing price in Medan in 2026 is about Rp 1.20 billion, which is a better guide than the average because luxury homes lift the average.
- A normal family home in Medan in 2026 often sits around Rp 1 billion to Rp 2 billion, or roughly $61,000 to $123,000.
- Entry-level homes in Medan still exist below Rp 650 million, but buyers usually accept smaller buildings, outer locations, or more basic finishing.
- Luxury homes in Medan are mostly landed houses, not apartments, with typical prices between Rp 5 billion and Rp 25 billion.
- Listed property prices in Medan are usually not final prices, and a realistic buyer should often expect about 8% negotiation room.
- Medan property prices look slightly higher in rupiah terms than one year ago, but inflation means real prices are probably lower.
- The Medan market is mostly a landed-house market, with apartments representing only a small part of residential supply.
- Medan Polonia and Medan Baru remain the clearest premium areas because central land, access, and old elite housing stock support higher prices.
- Buying costs in Medan can add 8% to 18% to the agreed price once taxes, legal work, renovation, and setup costs are included.
What is the average housing price in Medan in 2026?
The median housing price in Medan in 2026 is more useful than the average because one very expensive house in Medan Polonia or Medan Baru can make the average look higher than what most buyers really pay.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
As of June 2026, the median housing price in Medan is about Rp 1.20 billion, which is about $73,600 or €57,400. The average housing price in Medan in 2026 is higher, at about Rp 1.65 billion, which is about $101,200 or €78,900.
For about 80% of residential properties in Medan in 2026, a realistic price range is about Rp 450 million to Rp 5.50 billion, or about $27,600 to $337,400.
A realistic entry range in Medan in 2026 is about Rp 350 million to Rp 650 million, or about $21,500 to $39,900, or €16,700 to €31,100, which can buy a small landed house of around 36 to 60 sqm in Medan Johor outskirts, Medan Tembung, Medan Marelan, or Medan Deli.
A typical luxury property in Medan in 2026 usually costs about Rp 5 billion to Rp 25 billion, or about $306,700 to $1.53 million, or €239,200 to €1.20 million, which can buy a large landed house or villa-style home in Medan Polonia, Medan Baru, central Medan, Cemara Asri, or a premium gated cluster.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Medan.
Are Medan property listing prices close to the actual sale price in 2026?
In Medan in 2026, actual sale prices are usually about 8% below listed property prices.
This gap exists because many Medan sellers publish an optimistic asking price and expect buyers to negotiate. The gap is often smallest for cheaper homes below Rp 650 million and largest for large luxury houses above Rp 5 billion, because the buyer pool is thinner at that level.
Don't buy the wrong property, in the wrong area of Medan
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Medan in 2026?
As of 2026, the median housing price in Medan is about Rp 12.5 million per sqm, or $767 per sqm, or €598 per sqm, which equals about Rp 1.16 million per sqft, or $71 per sqft, or €56 per sqft. The average housing price in Medan is about Rp 15.5 million per sqm, or $951 per sqm, or €742 per sqm, which equals about Rp 1.44 million per sqft, or $88 per sqft, or €69 per sqft.
The highest price per sqm in Medan in 2026 is usually found in compact new cluster homes and central premium houses, while the lowest price per sqm is usually found in older large homes or outer-city houses that need renovation.
The highest price per sqm in Medan is usually in Medan Polonia, Medan Baru, Medan Kota, and Cemara Asri, where prices often range from about Rp 16 million to Rp 35 million per sqm. The lowest price per sqm is usually in Medan Marelan, Medan Labuhan, Medan Belawan, and parts of Medan Deli, where prices often range from about Rp 4 million to Rp 9 million per sqm.
How have property prices evolved in Medan?
Compared with one year ago, Medan housing prices in June 2026 look about 1% higher in nominal rupiah terms. In real terms, Medan property prices are probably 3% to 4% lower because local inflation has eaten more purchasing power than prices gained.
Compared with two years ago, Medan housing prices in 2026 are likely around 3% to 5% higher in nominal rupiah terms. The real change is weaker because Medan household costs and housing-related inflation have made buyers more careful.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Indonesia.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Medan.
Make a profitable investment in Medan
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Medan in 2026?
Medan is mainly a landed-house market in 2026, with about 55% standard landed houses, 17% cluster or gated houses, 10% older renovation houses, 8% compact entry-level houses, 5% apartments or condos, 3% luxury villas or large detached homes, and 2% other residential formats.
As of 2026, compact entry-level houses in Medan average around Rp 500 million, or $30,700, or €23,900, while standard landed houses average around Rp 1.25 billion, or $76,700, or €59,800. Cluster or gated houses average around Rp 1.80 billion, or $110,400, or €86,100, apartments or condos average around Rp 900 million, or $55,200, or €43,100, older renovation houses average around Rp 1.10 billion, or $67,500, or €52,600, and luxury detached homes average around Rp 9.00 billion, or $552,100, or €430,600.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Medan in 2026?
In Medan in 2026, new homes usually sell for about 15% more per sqm than comparable older homes in the same broad area.
This premium exists because new homes in Medan usually offer cleaner documents, easier financing, lower repair needs, modern layouts, and ready-to-move condition.
Get to know the market before buying a property in Medan
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Medan in 2026?
Medan Polonia is one of the clearest luxury areas in Medan, with large landed houses and renovated detached homes often costing about Rp 5 billion to Rp 12 billion, or $306,700 to $736,200, or €239,200 to €574,200. Prices are high because Medan Polonia is central, established, and close to business areas, hospitals, schools, and older elite housing stock.
Medan Baru is another premium area, with older landed homes, renovated houses, and valuable residential plots often costing about Rp 3 billion to Rp 8 billion, or $184,000 to $490,800, or €143,500 to €382,800. Medan Baru stays expensive because it is central and convenient, with good access to universities, offices, retail, and services.
Medan Johor is more of a family and value area, with many practical houses and newer clusters often costing about Rp 700 million to Rp 2.5 billion, or $42,900 to $153,400, or €33,500 to €119,600. Medan Johor is popular because buyers can often get more space than in the most central parts of Medan.
You will find a much more detailed analysis by areas in our property pack about Medan. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Medan area | Simple label | Average price range | Average price per sqm | Average price per sqft |
|---|---|---|---|---|
| Medan Polonia | Luxury, expat, central | Rp 5bn to Rp 12bn, or $306.7k to $736.2k | Rp 20m to Rp 35m, or $1,227 to $2,147 | Rp 1.86m to Rp 3.25m, or $114 to $199 |
| Medan Baru | Central, premium | Rp 3bn to Rp 8bn, or $184.0k to $490.8k | Rp 18m to Rp 32m, or $1,104 to $1,963 | Rp 1.67m to Rp 2.97m, or $103 to $182 |
| Medan Kota | Central, mixed | Rp 1.8bn to Rp 7bn, or $110.4k to $429.4k | Rp 15m to Rp 28m, or $920 to $1,718 | Rp 1.39m to Rp 2.60m, or $85 to $160 |
| Cemara Asri / Medan Estate edge | Gated, popular | Rp 1.8bn to Rp 6bn, or $110.4k to $368.1k | Rp 14m to Rp 25m, or $859 to $1,534 | Rp 1.30m to Rp 2.32m, or $80 to $143 |
| Medan Johor | Family, value | Rp 600m to Rp 2.5bn, or $36.8k to $153.4k | Rp 8m to Rp 15m, or $491 to $920 | Rp 743k to Rp 1.39m, or $46 to $85 |
| Medan Selayang | Family, university, ring road | Rp 800m to Rp 3bn, or $49.1k to $184.0k | Rp 10m to Rp 18m, or $613 to $1,104 | Rp 929k to Rp 1.67m, or $57 to $103 |
| Medan Sunggal | Commute, middle market | Rp 700m to Rp 2.5bn, or $42.9k to $153.4k | Rp 9m to Rp 16m, or $552 to $982 | Rp 836k to Rp 1.49m, or $51 to $91 |
| Medan Timur | Central edge, older stock | Rp 900m to Rp 3.5bn, or $55.2k to $214.7k | Rp 10m to Rp 20m, or $613 to $1,227 | Rp 929k to Rp 1.86m, or $57 to $114 |
| Medan Tembung | Entry, family | Rp 450m to Rp 1.8bn, or $27.6k to $110.4k | Rp 7m to Rp 13m, or $429 to $798 | Rp 650k to Rp 1.21m, or $40 to $74 |
| Medan Deli | Affordable, industrial access | Rp 400m to Rp 1.5bn, or $24.5k to $92.0k | Rp 6m to Rp 11m, or $368 to $675 | Rp 557k to Rp 1.02m, or $34 to $63 |
| Medan Marelan | Budget, outer city | Rp 300m to Rp 1.2bn, or $18.4k to $73.6k | Rp 5m to Rp 9m, or $307 to $552 | Rp 465k to Rp 836k, or $29 to $51 |
| Medan Labuhan / Belawan | Lowest, port access | Rp 250m to Rp 1bn, or $15.3k to $61.3k | Rp 4m to Rp 8m, or $245 to $491 | Rp 372k to Rp 743k, or $23 to $46 |
How much more do you pay for properties in Medan when you include renovation work, taxes, and fees?
In Medan in 2026, a buyer should usually budget about 8% to 18% extra on top of the agreed property price for taxes, legal costs, renovation, and setup costs.
For a property around $200,000, or about Rp 3.26 billion, the extra cost in Medan may be around Rp 325 million to Rp 585 million. That means the full budget can land around Rp 3.59 billion to Rp 3.85 billion, or about $220,000 to $236,000.
For a property around $500,000, or about Rp 8.15 billion, the extra cost may be around Rp 650 million to Rp 1.47 billion. That means the full budget can land around Rp 8.80 billion to Rp 9.62 billion, or about $540,000 to $590,000.
For a property around $1,000,000, or about Rp 16.30 billion, the extra cost may be around Rp 1.30 billion to Rp 2.93 billion. That means the full budget can land around Rp 17.60 billion to Rp 19.23 billion, or about $1.08 million to $1.18 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Indonesia.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Medan
| Extra cost | Cost type | Estimated cost range |
|---|---|---|
| BPHTB acquisition tax | Tax | Usually about 5% of the taxable value after the local allowance. On normal Medan purchases, this can range from about Rp 20 million to more than Rp 500 million, or about $1,200 to more than $30,700. |
| Notary, PPAT, and deed work | Fees | This often costs about 0.5% to 1.5% of the purchase price. In simple terms, buyers may pay around Rp 5 million to Rp 100 million, or about $300 to $6,100. |
| Certificate checks and land-office admin | Fees | These checks help confirm the land certificate and ownership status. A practical range is about Rp 2 million to Rp 15 million, or about $120 to $920. |
| Agent fee, when the buyer contributes | Fee | In many cases, the seller pays the agent, but this is not guaranteed. If the buyer contributes, the cost can be 0% to 2% of the price. |
| VAT on new property | Tax | VAT may apply to new property purchases, especially from developers. The rate can be up to 11% to 12%, although eligible homes may benefit from 2026 incentives. |
| Light renovation | Renovation | Light renovation often costs about Rp 1 million to Rp 3 million per sqm, or about $61 to $184 per sqm. This can cover repainting, simple repairs, and basic interior updates. |
| Medium renovation | Renovation | Medium renovation often costs about Rp 3 million to Rp 5 million per sqm, or about $184 to $307 per sqm. This may include bathrooms, flooring, wiring, and layout improvements. |
| Heavy renovation | Renovation | Heavy renovation can cost about Rp 5 million to Rp 8 million or more per sqm, or about $307 to $491 or more per sqm. This is common when an older Medan house needs major structural or system work. |
| Moving, furniture, and appliances | Setup | A practical setup budget is about Rp 25 million to Rp 250 million, or about $1,500 to $15,300. The final amount depends on furniture quality and whether the home is move-in ready. |
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 properties can you buy in Medan in 2026 with different budgets?
With $100,000, or about Rp 1.63 billion, a buyer in Medan in 2026 can look at an existing 90 to 130 sqm family house in Medan Sunggal, a new 80 to 110 sqm cluster house in Medan Selayang, or an older 120 to 160 sqm landed house in Medan Timur or Medan Johor.
With $200,000, or about Rp 3.26 billion, a buyer in Medan in 2026 can look at a large 180 to 250 sqm family house in Medan Johor, a premium 140 to 200 sqm cluster house in Medan Selayang or near Cemara Asri, or a central older 150 to 220 sqm house near Medan Baru.
With $300,000, or about Rp 4.89 billion, a buyer in Medan in 2026 can look at a renovated 220 to 300 sqm detached house in Medan Baru, a 200 to 280 sqm large gated home near Cemara Asri, or a good 180 to 250 sqm central landed house in Medan Kota or on the edge of Medan Polonia.
With $500,000, or about Rp 8.15 billion, a buyer in Medan in 2026 can look at a 300 to 450 sqm luxury house in Medan Polonia, a 300 to 500 sqm premium detached home in Medan Baru, or a 350 to 500 sqm large gated house in Cemara Asri.
With $1,000,000, or about Rp 16.30 billion, a buyer in Medan in 2026 can look at a 500 to 800 sqm prime luxury residence in Medan Polonia, a 450 to 700 sqm villa-style house in Medan Baru or Medan Kota, or a large custom-style house near Cemara Asri or central Medan.
With $2,000,000, or about Rp 32.60 billion, there is a market in Medan, but it is very thin, so buyers are usually looking at an 800 to 1,400 sqm trophy house in Medan Polonia, a large mansion in Medan Kota or Medan Baru, or a central residential asset with redevelopment value.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Indonesia.
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 Medan, 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 used | Why this source matters | How we used it |
|---|---|---|
| Bank Indonesia, Residential Property Price Survey Q1 2026 | Bank Indonesia is the central bank and publishes the official residential property price survey for the primary market. | We used this source to anchor the national trend in new residential property prices. We used the Q1 2026 RPPI growth rate as the best official benchmark for price momentum in June 2026. |
| Bank Indonesia, transaction exchange rates | Bank Indonesia is the official reference source for rupiah exchange rates. | We used this source to validate the USD and EUR conversion framework. We rounded the rates to Rp 16,300 per dollar and Rp 20,900 per euro for easier reading. |
| BPS Medan, February 2026 inflation release | BPS is Indonesia’s official statistics agency, and this release comes from the local Medan office. | We used this source to understand local inflation in Medan. We used it to explain why nominal housing prices can look stable while real prices feel weaker. |
| BPS Indonesia, Residential Property Price Index 2025 | BPS publishes official national property price data, which is useful when city-level transaction data is limited. | We used this source as a cross-check against Bank Indonesia’s RPPI. We treated it as a national reference because detailed Medan closed-sale medians are not public. |
| FRED / BIS nominal residential property prices for Indonesia | FRED republishes the BIS residential property price series, which is widely used for long-term comparison. | We used this source to estimate the 10-year nominal trend. We checked it against Bank Indonesia’s RPPI before applying a Medan-specific adjustment. |
| FRED / BIS real residential property prices for Indonesia | This series adjusts residential prices for inflation, which is important for affordability analysis. | We used this source to estimate the inflation-adjusted trend. We used it to avoid overstating real gains from nominal price increases. |
| Rumah123, houses for sale in Medan | Rumah123 is one of Indonesia’s largest property portals and gives a broad view of asking prices. | We used this source to estimate current asking-price levels and visible supply. We adjusted asking prices downward to estimate realistic transaction prices. |
| Rumah123, Medan Johor listings | This page gives local asking-price evidence for an important family and middle-market district. | We used this source to benchmark entry and family homes. We also used it as a check on softer local pricing outside prime central areas. |
| Rumah123, Medan Polonia listings | Medan Polonia is one of the city’s prime residential zones, so listings there help estimate the upper market. | We used this source to benchmark luxury landed homes. We adjusted obvious outlier listings downward when building realistic price ranges. |
| 99.co Indonesia, Medan listings | 99.co is another major Indonesian property marketplace, which helps avoid relying on one portal only. | We used this source to cross-check Rumah123 asking prices. We used it to compare price levels across different listing mixes. |
| Lamudi Indonesia, Medan houses | Lamudi is an established regional property portal with residential listings in Indonesia. | We used this source as a third private-sector listing check. We used it to confirm that Medan is dominated by landed homes rather than apartments. |
| Bapenda Kota Medan, BPHTB | Bapenda is the local revenue authority for Medan and administers local property acquisition tax. | We used this source to estimate buyer-side transfer tax. We applied the 5% BPHTB framework after the local tax-free threshold where relevant. |
| Medan Regional Regulation No. 1/2024 | This is the legal source for local tax provisions in Medan. | We used this source to verify the BPHTB framework. We kept taxes separate from negotiable notary, agent, and renovation costs. |
Get the full checklist for your due diligence in Medan
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts