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This guide breaks down the real costs of buying an apartment in Medan in 2026, from purchase prices to monthly fees, so you know exactly what to expect as a foreign buyer.
We constantly update this blog post to reflect the latest market data, tax regulations, and cost benchmarks specific to Medan's apartment market.
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 apartment price in Medan sits around IDR 1.59 billion (about $99,000), which means foreigners can enter this market at a fraction of Jakarta or Bali costs.
- Buyer closing costs in Medan typically run between 6% and 8% of the purchase price, with the BPHTB acquisition tax alone consuming nearly 5%.
- Monthly HOA fees (called IPL in Indonesia) range from IDR 210,000 to IDR 1.1 million depending on your unit size, which adds a predictable recurring cost many buyers overlook.
- New-build apartments in Medan command a 10% to 20% premium over comparable resale units, so resale purchases often offer better value for budget-conscious buyers.
- Medan's annual property tax (PBB-P2) stays relatively modest at IDR 500,000 to IDR 3 million per year for most apartments, thanks to progressive rate bands set by local law.
- Studio apartments in Medan start around IDR 350 million ($22,000), making them the most accessible entry point for first-time foreign investors.
- Central districts like Medan Petisah and Medan Polonia show the fastest price appreciation, driven by new mixed-use developments and lifestyle amenities.
- Foreign buyers should budget for higher cash requirements since Indonesian banks often apply stricter mortgage terms to non-citizens.
How much do apartments really cost in Medan in 2026?
What's the average and median apartment price in Medan in 2026?
As of January 2026, the median apartment price in Medan is approximately IDR 1.59 billion (around $99,000 USD or €91,000 EUR), while the average price runs slightly higher at about IDR 1.8 billion ($112,500 USD or €103,000 EUR) because luxury units pull the average upward.
When you look at price per square meter, Medan apartments typically cost around IDR 28.4 million per square meter ($1,775 USD/m² or €1,620 EUR/m²), which translates to roughly $165 USD per square foot.
Most standard apartments in Medan fall within a price range of IDR 700 million to IDR 2.5 billion ($44,000 to $156,000 USD or €40,000 to €143,000 EUR), covering everything from compact one-bedrooms to spacious family units in established buildings.
How much is a studio apartment in Medan in 2026?
As of January 2026, a typical studio apartment in Medan costs between IDR 350 million and IDR 650 million ($22,000 to $41,000 USD or €20,000 to €37,000 EUR), making studios the most affordable entry point into Medan's apartment market.
Entry-level and mid-range studios generally fall in the IDR 350 million to IDR 500 million range ($22,000 to $31,000 USD or €20,000 to €29,000 EUR), while high-end or luxury studios in premium buildings can reach IDR 600 million to IDR 800 million ($37,500 to $50,000 USD or €34,000 to €46,000 EUR).
Studios in Medan typically measure between 20 and 30 square meters, with price per square meter ranging from IDR 15 million to IDR 30 million ($940 to $1,875 USD/m² or €860 to €1,715 EUR/m²) depending on building quality and location.
How much is a one-bedroom apartment in Medan in 2026?
As of January 2026, a typical one-bedroom apartment in Medan costs between IDR 700 million and IDR 1.3 billion ($44,000 to $81,000 USD or €40,000 to €74,000 EUR), representing the sweet spot for singles and couples entering the market.
Entry-level to mid-range one-bedroom units generally price between IDR 700 million and IDR 1 billion ($44,000 to $62,500 USD or €40,000 to €57,000 EUR), while high-end or luxury one-bedrooms in premium towers can reach IDR 1.2 billion to IDR 1.5 billion ($75,000 to $94,000 USD or €69,000 to €86,000 EUR).
One-bedroom apartments in Medan typically range from 30 to 45 square meters, with price per square meter falling between IDR 18 million and IDR 32 million ($1,125 to $2,000 USD/m² or €1,030 to €1,830 EUR/m²).
How much is a two-bedroom apartment in Medan in 2026?
As of January 2026, a typical two-bedroom apartment in Medan costs between IDR 1.2 billion and IDR 2.1 billion ($75,000 to $131,000 USD or €69,000 to €120,000 EUR), which represents the most common configuration for families.
Entry-level to mid-range two-bedroom units generally price between IDR 1.2 billion and IDR 1.6 billion ($75,000 to $100,000 USD or €69,000 to €91,000 EUR), while high-end or luxury two-bedrooms in premium locations can reach IDR 1.8 billion to IDR 2.5 billion ($112,500 to $156,000 USD or €103,000 to €143,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Medan.
How much is a three-bedroom apartment in Medan in 2026?
As of January 2026, a typical three-bedroom apartment in Medan costs between IDR 2.2 billion and IDR 4 billion ($137,500 to $250,000 USD or €126,000 to €229,000 EUR), representing the premium end of the residential apartment market.
Entry-level to mid-range three-bedroom units generally price between IDR 2.2 billion and IDR 3 billion ($137,500 to $187,500 USD or €126,000 to €171,000 EUR), while high-end or luxury three-bedrooms in Medan's best towers can reach IDR 3.5 billion to IDR 5 billion ($219,000 to $312,500 USD or €200,000 to €286,000 EUR).
Three-bedroom apartments in Medan typically range from 85 to 140 square meters, and larger units sometimes achieve a slightly lower price per square meter (IDR 16 million to IDR 32 million or $1,000 to $2,000 USD/m²) because developers price them to attract families.
What's the price gap between new and resale apartments in Medan in 2026?
As of January 2026, new-build apartments in Medan typically cost 10% to 20% more than comparable resale units, with the exact premium depending on developer reputation, building amenities, and financing packages.
New-build apartments in Medan average around IDR 31 million to IDR 34 million per square meter ($1,940 to $2,125 USD/m² or €1,770 to €1,940 EUR/m²), reflecting the premium developers charge for untouched units with full warranties.
Resale apartments, by contrast, average around IDR 25 million to IDR 28 million per square meter ($1,560 to $1,750 USD/m² or €1,430 to €1,600 EUR/m²), offering buyers more negotiating room and often more established building track records.
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Can I afford to buy in Medan in 2026?
What's the typical total budget (all-in) to buy an apartment in Medan in 2026?
As of January 2026, a typical all-in budget to buy a standard apartment in Medan runs between IDR 1.69 billion and IDR 1.95 billion ($106,000 to $122,000 USD or €97,000 to €111,000 EUR), assuming you purchase near the median price point of IDR 1.59 billion.
Beyond the purchase price, you should budget for BPHTB (buyer acquisition tax at 5%), notary and PPAT fees (around 1%), land office registration, and potentially VAT if you buy a new unit from a developer.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Medan property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Medan.
What down payment is typical to buy in Medan in 2026?
As of January 2026, a typical down payment for an apartment in Medan ranges from 20% to 30% of the purchase price, which means IDR 320 million to IDR 480 million ($20,000 to $30,000 USD or €18,000 to €27,000 EUR) for a median-priced unit.
Most Indonesian banks require a minimum down payment of 15% to 20% for local buyers, though requirements can be stricter depending on the buyer's credit profile and the property type.
To secure favorable mortgage terms with competitive interest rates in Medan, a down payment of 25% to 30% is recommended, and foreign buyers should prepare for potentially higher cash requirements due to stricter eligibility rules.
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.
Which neighborhoods are cheapest or priciest in Medan in 2026?
How much does the price per m² for apartments vary by neighborhood in Medan in 2026?
As of January 2026, apartment prices in Medan vary dramatically by neighborhood, ranging from around IDR 12 million per square meter ($750 USD/m² or €690 EUR/m²) in outer districts to over IDR 40 million per square meter ($2,500 USD/m² or €2,290 EUR/m²) in premium central areas.
In the most affordable neighborhoods like Medan Marelan, Medan Labuhan, and Medan Tembung, apartments typically cost between IDR 12 million and IDR 20 million per square meter ($750 to $1,250 USD/m² or €690 to €1,140 EUR/m²), offering good value for budget-conscious buyers.
In contrast, Medan's most expensive neighborhoods like Medan Petisah, Medan Polonia, and Medan Baru command prices of IDR 25 million to IDR 40 million per square meter ($1,560 to $2,500 USD/m² or €1,430 to €2,290 EUR/m²), reflecting their central locations and premium amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Medan.
What neighborhoods are best for first-time buyers on a budget in Medan in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Medan are Medan Tembung, Medan Deli, and Medan Johor, where you can find affordable units without sacrificing too much convenience.
In these budget-friendly neighborhoods, typical apartment prices range from IDR 500 million to IDR 1.2 billion ($31,000 to $75,000 USD or €29,000 to €69,000 EUR), which is well below the citywide median.
These areas offer reasonable public transport access, proximity to local markets, and growing commercial facilities, making them practical choices for buyers who prioritize value over prestige.
The main trade-off is that these neighborhoods sit further from Medan's central business district and premium malls, so commute times can be longer and nightlife or dining options may be more limited.
Which neighborhoods have the fastest-rising apartment prices in Medan in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in Medan are Medan Petisah, Medan Polonia, and Medan Selayang, where demand consistently outpaces supply.
These fast-appreciating neighborhoods have seen estimated year-over-year price increases of 5% to 10%, outperforming the broader Medan market as developers add modern mixed-use projects.
The main driver behind the rapid price growth is the concentration of new lifestyle amenities, mall-adjacent living options, and premium office space that attracts professionals and investors seeking central convenience.
You can also read our latest update about property price forecasts in Medan.
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What extra costs will I pay on top of the apartment price in Medan in 2026?
What are all the buyer closing costs when you buy an apartment in Medan?
For a typical apartment purchase in Medan, estimated total buyer closing costs range from IDR 95 million to IDR 130 million ($6,000 to $8,100 USD or €5,400 to €7,400 EUR) on a median-priced unit.
The main categories of closing costs buyers must pay in Medan include BPHTB (buyer acquisition tax), notary and PPAT (land deed official) fees, and land office registration charges.
The largest expense is typically BPHTB, which is calculated at 5% of the transaction value minus the non-taxable threshold (NPOPTKP of IDR 80 million for first-time ownership in Medan), often consuming nearly 5% of the purchase price alone.
Notary and PPAT fees are somewhat negotiable and can vary between transactions, while land office registration fees follow a standard government schedule that leaves little room for adjustment.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Medan?
Buyers should budget approximately 6% to 8% of the purchase price for closing costs when buying an apartment in Medan, which is a reliable planning range for resale transactions.
The realistic low-to-high percentage range spans from about 5.5% (if you negotiate aggressively on professional fees) to around 9% (if you encounter higher-than-average admin charges or buy a new unit with VAT implications).
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Medan.
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 are the ongoing monthly and yearly costs of an apartment in Medan in 2026?
What are typical HOA fees in Medan right now?
In Medan, monthly HOA fees (locally called IPL or service charges) typically range from IDR 210,000 to IDR 1.1 million ($13 to $69 USD or €12 to €63 EUR) depending on your unit size and building class.
Basic buildings charge around IDR 7,000 to IDR 10,000 per square meter per month ($0.44 to $0.63 USD/m² or €0.40 to €0.57 EUR/m²), while luxury buildings with premium facilities can charge IDR 15,000 to IDR 20,000 per square meter per month ($0.94 to $1.25 USD/m² or €0.86 to €1.14 EUR/m²).
What utilities should I budget monthly in Medan right now?
For a typical apartment in Medan, total monthly utility costs range from IDR 450,000 to IDR 1.2 million ($28 to $75 USD or €26 to €69 EUR) depending on usage patterns and unit size.
The realistic range spans from IDR 350,000 per month for a conservative single occupant in a studio to over IDR 1.5 million per month ($22 to $94 USD or €20 to €86 EUR) for a family in a larger unit with heavy air conditioning use.
Typical monthly utilities include electricity (the biggest expense), water, and internet, with most apartment dwellers also paying for mobile data separately.
Electricity tends to be the most expensive utility for apartment owners in Medan, especially given Indonesia's tropical climate and the heavy use of air conditioning, with monthly bills commonly ranging from IDR 300,000 to IDR 900,000 ($19 to $56 USD or €17 to €51 EUR).
How much is property tax on apartments in Medan?
The typical annual property tax (PBB-P2) for an apartment in Medan ranges from IDR 500,000 to IDR 3 million ($31 to $187 USD or €29 to €171 EUR), though premium or high-value units may pay more.
Medan calculates property tax using progressive rate bands (from 0.125% to 0.280% depending on NJOP value bracket), applied to the assessed tax object value (NJOP) minus a non-taxable threshold.
The realistic range of annual property tax depends heavily on your apartment's NJOP classification, with mid-range units typically falling in the IDR 500,000 to IDR 1.5 million range and premium units potentially reaching IDR 3 million to IDR 5 million ($31 to $312 USD or €29 to €286 EUR).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Medan.
What's the yearly building maintenance cost in Medan?
The typical yearly building maintenance cost for apartment owners in Medan runs between IDR 2.5 million and IDR 13 million ($156 to $812 USD or €143 to €743 EUR), calculated as your monthly IPL/service charge multiplied by 12.
The realistic range depends on building age and type, with newer buildings often charging more for premium amenities (pools, gyms, 24-hour security) while older buildings may have lower fees but occasional special assessments for major repairs.
Typical expenses included in building maintenance costs are cleaning, security, elevator maintenance, common area upkeep, landscaping, and sometimes building insurance.
In Medan, building maintenance costs are included in the monthly IPL/service charge rather than billed separately, so you should ask your building management for the complete fee schedule including any sinking fund contributions.
How much does home insurance cost in Medan?
The typical annual home insurance cost for an apartment in Medan ranges from IDR 1.5 million to IDR 4 million ($94 to $250 USD or €86 to €229 EUR), depending on your coverage level and insured property value.
The realistic range spans from basic fire-only coverage at around IDR 1 million per year ($62 USD or €57 EUR) to comprehensive policies covering fire, flood, theft, and third-party liability at IDR 5 million or more ($312 USD or €286 EUR) for higher-value units.
Home insurance is generally optional for apartment owners who buy outright in Medan, but it becomes mandatory if you finance your purchase through a mortgage (KPR), as Indonesian banks require property insurance as a loan condition.
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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 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| 99.co Indonesia | Major Indonesian property portal with live listings and market data. | We used it to anchor median price, typical size, and price ranges for Medan apartments. We cross-checked individual listings to validate our estimates. |
| Bank Indonesia SHPR Q3 2025 | Official central bank survey with consistent methodology on residential prices. | We used it to understand primary market price direction for new-build apartments. We then compared trends with portal asking prices to estimate the new vs resale gap. |
| Medan Perda No. 1/2024 | Official local law setting Medan's BPHTB, PBB-P2, and tax thresholds. | We used it to calculate buyer taxes (BPHTB rate and NPOPTKP) and annual property tax (PBB-P2 rate bands). We treated it as the legal source of truth for Medan tax rules. |
| PLN Electricity Tariffs | National electricity utility with canonical tariff references. | We used it to ground the utility budget section in official tariff categories. We paired it with current rate lists to calculate realistic monthly electricity costs. |
| CNBC Indonesia | Major business newsroom with explicit per-kWh tariff numbers. | We used it to convert kWh tariffs into realistic monthly electricity budgets. We kept the math simple using common household usage ranges. |
| DJP (Directorate General of Taxes) | Official tax authority with regulatory press releases. | We used it to flag that VAT on new units can be policy-sensitive. We recommend verifying VAT treatment for your specific unit and developer. |
| PP 34/2016 (Peraturan.go.id) | Primary government law portal with regulation status tracking. | We used it to ground the transaction tax discussion on property transfers. We kept the buyer view practical by focusing on negotiation impacts. |
| PP 18/2021 (Peraturan.go.id) | Official text of key land and strata-title regulation. | We used it to support the section on what foreigners can legally hold. We treated only the regulation text as authoritative, not blog interpretations. |
| JDIH BPK (PP 18/2021) | Official legal documentation site with metadata and status tracking. | We used it to cross-check that we referenced the correct regulation and that it remains in force. This reduces the risk of quoting outdated rules. |
| Permen ATR/BPN No. 18/2021 | Land authority regulation indexed on official legal site. | We used it to triangulate the foreign ownership implementation layer. We keep guidance high-level because your notary must apply details to your case. |
| BPS Kota Medan Welfare Statistics 2025 | Official statistics agency publication based on Susenas data. | We used it to ground affordability framing without pretending every buyer matches the local average. We kept the article buyer-focused for practical context. |
| Kota Medan Dalam Angka 2025 | Official city yearbook with standardized local indicators. | We used it as a second anchor to cross-check Medan context in our affordability and cost-of-living narrative. It helps keep our story grounded in city realities. |
| Kontan | National business newspaper attributing statements to DJP officials. | We used it to warn buyers that monthly building fees can carry tax treatment. We translated this into a simple checklist item: ask for a sample monthly bill. |
| OCBC Indonesia | Major bank's educational content with transparent benchmark ranges. | We used it to establish a realistic per-square-meter HOA/IPL range. We then applied it to common Medan unit sizes to get monthly estimates in rupiah. |
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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