As of June 2026, house prices in Medan are still much lower than in Jakarta, Bali, or Singapore, but the Medan house market is not as cheap as it first looks because good roads, low flood risk, and clean land certificates add a real premium.
[VARIABLE INTRO GREEN HTML] [VARIABLE COVER HTML]We constantly update this blog post so the Medan house prices below stay useful for foreign buyers looking at the market in 2026.
In June 2026, a normal house in Medan usually costs from about Rp550 million to Rp2.2 billion, depending on the area, road access, and condition.
The main thing to understand is simple: in Medan, land, street quality, and flood risk often matter more than the number of bedrooms.
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.
How much do houses cost in Medan as of 2026?
What's the median and average house price in Medan as of 2026?
As of 2026, the estimated median house price in Medan is about Rp1.25 billion, which is roughly $69,000 or €60,000, while the estimated average house price in Medan is about Rp1.65 billion, or roughly $92,000 and €79,000.
In practice, roughly 80% of ordinary houses for sale in Medan in 2026 sit between about Rp500 million and Rp3.5 billion, which is about $28,000 to $194,000 or €24,000 to €168,000.
The average house price in Medan is higher than the median because a small number of large houses in Polonia, Medan Baru, Setia Budi, Cemara Asri, and central Medan pull the average upward.
At the median Medan house price in 2026, a buyer can usually expect a basic but usable 2 or 3-bedroom house, often with 70 to 130 square meters of land, in a middle-market area such as Medan Johor, Medan Helvetia, Medan Sunggal, Medan Tuntungan, or Medan Amplas.
What's the cheapest livable house budget in Medan as of 2026?
As of 2026, the cheapest realistic livable house budget in Medan is about Rp450 million to Rp600 million, which is roughly $25,000 to $33,000 or €22,000 to €29,000.
At this entry level, a livable house in Medan usually means a small 1-floor or simple 2-bedroom house with basic electricity, water access, a usable bathroom, and a structure that does not need a full rebuild.
These cheapest livable houses in Medan are usually found in Medan Marelan, Medan Labuhan, Medan Deli, Medan Denai, Medan Perjuangan, parts of Medan Amplas, and parts of Medan Tembung.
[VARIABLE WHAT YOU CAN GET BUDGET]How much do 2 and 3-bedroom houses cost in Medan as of 2026?
As of 2026, a normal 2-bedroom house in Medan usually costs about Rp550 million to Rp950 million, or roughly $31,000 to $53,000 and €26,000 to €46,000, while a normal 3-bedroom house costs about Rp850 million to Rp1.6 billion, or roughly $47,000 to $89,000 and €41,000 to €77,000.
For a 2-bedroom house in Medan in 2026, the realistic range is about Rp400 million to Rp1.2 billion, or roughly $22,000 to $67,000 and €19,000 to €58,000, with the low end mostly in outer or less central districts.
For a 3-bedroom house in Medan in 2026, the realistic range is about Rp750 million to Rp2.2 billion, or roughly $42,000 to $122,000 and €36,000 to €106,000, especially in family areas such as Medan Johor, Medan Helvetia, Medan Sunggal, Setia Budi, and Medan Tuntungan.
Moving from a 2-bedroom house to a 3-bedroom house in Medan usually adds about Rp300 million to Rp700 million, or roughly $17,000 to $39,000 and €14,000 to €34,000, because buyers are often also paying for more land and a better family location.
How much do 4-bedroom houses cost in Medan as of 2026?
As of 2026, a typical 4-bedroom house in Medan costs about Rp1.8 billion to Rp4 billion, or roughly $100,000 to $222,000 and €87,000 to €192,000.
A 5-bedroom house in Medan usually costs about Rp3 billion to Rp7.5 billion, or roughly $167,000 to $417,000 and €144,000 to €361,000, with the higher prices often in Setia Budi, Medan Baru, Polonia, or central commercial-friendly streets.
A 6-bedroom house in Medan usually costs about Rp4.5 billion to Rp12 billion or more, which is roughly $250,000 to $667,000 and €216,000 to €577,000, because these houses are often valued as land-rich family compounds rather than simple bedroom-count properties.
Please note that we give much more detailed data in our pack about the property market in Medan.
How much do new-build houses cost in Medan as of 2026?
As of 2026, a new-build house in Medan usually costs about Rp700 million to Rp1.3 billion for a small 2-bedroom unit, Rp1.2 billion to Rp2.5 billion for a 3-bedroom house, and Rp2.5 billion to Rp6 billion or more for a larger cluster house.
New-build houses in Medan usually cost about 15% to 30% more than older resale houses in the same broad area, especially near Ring Road, Medan Johor, Setia Budi, Tuntungan, Cemara Asri, and Citraland Gama City-style estates.
How much do houses with land cost in Medan as of 2026?
As of 2026, a Medan house with meaningful land usually costs about Rp1.2 billion to Rp3 billion, or roughly $67,000 to $167,000 and €58,000 to €144,000, for a normal family plot.
In Medan, a house with land usually means at least 120 to 200 square meters of land, while plots above 250 square meters start to behave more like land-value purchases than normal house purchases.
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Where are houses cheapest and most expensive in Medan as of 2026?
Which neighborhoods have the lowest house prices in Medan as of 2026?
As of 2026, the lowest house prices in Medan are usually in Medan Labuhan, Medan Marelan, Medan Deli, Medan Denai, Medan Perjuangan, Medan Tembung, and parts of Medan Amplas.
In these cheaper Medan neighborhoods, a usable house often costs about Rp350 million to Rp1.2 billion, or roughly $19,000 to $67,000 and €17,000 to €58,000.
These areas are cheaper because buyers must often accept longer travel times, more industrial surroundings, weaker drainage, narrower roads, or a location that is less convenient for schools, malls, and central offices.
Which neighborhoods have the highest house prices in Medan as of 2026?
As of 2026, the top three high-price house areas in Medan are Medan Polonia, Medan Baru, and Setia Budi, with strong premiums also in Medan Kota, Kesawan, Medan Maimun, premium Medan Johor, and Cemara Asri-style estates.
In these expensive Medan neighborhoods, house prices usually range from about Rp2.5 billion to Rp15 billion or more, which is roughly $139,000 to $833,000 and €120,000 to €721,000.
These neighborhoods command the highest house prices because buyers are paying for prestige, wide-road access, central land scarcity, business-use potential, and proximity to hospitals, schools, offices, and old-money family networks.
The typical buyer in premium Medan neighborhoods is often a local business owner, a professional family, an investor looking at land value, or a returning Indonesian buyer who wants a central family base rather than the cheapest possible house.
How much do houses cost near the city center in Medan as of 2026?
As of 2026, houses near central Medan, including Medan Kota, Kesawan, Lapangan Merdeka, Medan Barat, Medan Petisah, and Medan Maimun, usually cost about Rp1.2 billion to Rp3.5 billion, or roughly $67,000 to $194,000 and €58,000 to €168,000.
Near major transit hubs in Medan, including Stasiun Medan, Pulo Brayan, Terminal Amplas, Terminal Pinang Baris, and the Kualanamu rail-access corridor, usable houses usually cost about Rp900 million to Rp2.5 billion, or roughly $50,000 to $139,000 and €43,000 to €120,000.
Near well-known schools such as Medan Independent School, PrimeOne School, Chandra Kumala School, and SIS Medan, houses usually cost about Rp1.2 billion to Rp4 billion, or roughly $67,000 to $222,000 and €58,000 to €192,000.
In expat-popular Medan areas such as Polonia, Medan Baru, Setia Budi, Medan Johor, Medan Tuntungan near Jamin Ginting, and gated estates around Cemara Asri, a comfortable house usually costs about Rp1.5 billion to Rp5 billion, or roughly $83,000 to $278,000 and €72,000 to €240,000.
[VARIABLE EXPAT GUIDE]How much do houses cost in the suburbs in Medan as of 2026?
As of 2026, suburban houses in Medan usually cost about Rp600 million to Rp2.5 billion, or roughly $33,000 to $139,000 and €29,000 to €120,000.
Compared with central Medan houses, suburban houses are often 20% to 45% cheaper for similar indoor space, but the saving can disappear if the suburb has strong schools, gated estates, or very good road access.
The most popular suburban or edge areas for Medan house buyers include Medan Johor, Medan Tuntungan, Medan Sunggal, Medan Helvetia, Medan Amplas, Medan Marelan, and Tanjung Morawa on the Deli Serdang edge.
What areas in Medan are improving and still affordable as of 2026?
As of 2026, the best improving and still affordable areas for house buyers in Medan are Medan Amplas, Medan Tuntungan, Medan Helvetia, Medan Tembung, Medan Marelan, and parts of Medan Deli.
In these improving yet affordable Medan areas, typical house prices usually sit between about Rp600 million and Rp2 billion, or roughly $33,000 to $111,000 and €29,000 to €96,000.
The main sign of improvement is not just new houses, but stronger daily-use demand from road corridors, school access, hospital access, and families moving outward from more expensive central Medan areas.
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What extra costs should I budget for a house in Medan right now?
What are typical buyer closing costs for houses in Medan right now?
For a house in Medan right now, a buyer should usually budget about 7% to 10% of the purchase price on top of the agreed house price.
On a Rp1.5 billion Medan house, this often means about Rp100 million to Rp150 million extra, or roughly $5,600 to $8,300 and €4,800 to €7,200, for BPHTB, PPAT or notary work, title checks, bank fees, translation, and due diligence.
The largest closing cost for most Medan house buyers is usually BPHTB, because Medan applies a 5% acquisition tax after the non-taxable acquisition value.
We cover all these costs and what are the strategies to minimize them in our property pack about Medan.
How much are property taxes on houses in Medan right now?
For most houses in Medan right now, annual property tax is usually about Rp500,000 to Rp4 million, or roughly $28 to $222 and €24 to €192, for normal small and middle-market houses.
Medan property tax is based on NJOP, taxable-base rules, and PBB-P2 tariff bands, so the tax bill can be far lower than what a buyer would expect from the market price alone.
[VARIABLE PROPERTY TAXES FEES]How much is home insurance for a house in Medan right now?
For a normal house in Medan right now, basic home insurance often costs about Rp750,000 to Rp3 million per year, or roughly $42 to $167 and €36 to €144.
The main factors that affect insurance cost in Medan are building value, fire cover, flood cover, earthquake cover, contents cover, construction quality, drainage history, and whether the buyer insures only the building or also household contents.
What are typical utility costs for a house in Medan right now?
For a normal 2 or 3-bedroom house in Medan right now, typical monthly utilities are about Rp1.2 million to Rp4.5 million, or roughly $67 to $250 and €58 to €216.
A practical Medan monthly utility budget is about Rp700,000 to Rp2.5 million for electricity, Rp100,000 to Rp400,000 for water, Rp250,000 to Rp600,000 for internet, Rp100,000 to Rp300,000 for cooking gas, and Rp100,000 to Rp700,000 for waste, security, or local fees.
What are common hidden costs when buying a house in Medan right now?
For a house in Medan right now, common hidden costs can easily add about 5% to 15% of the purchase price, especially if the house is older, has drainage issues, or needs roof, wiring, or plumbing work.
Typical inspection and due-diligence fees in Medan are about Rp5 million to Rp25 million in total, or roughly $280 to $1,400 and €240 to €1,200, depending on whether the buyer needs a building inspection, title check, surveyor, and translation help.
Beyond inspections, common hidden costs in Medan include roof repairs, ceiling repairs, water pumps, septic upgrades, old wiring, boundary checks, drainage work, minor road-access issues, and title mismatches between the certificate and the real plot.
The hidden cost that surprises first-time house buyers in Medan the most is renovation, because many central Medan houses are expensive for their land but still need serious building work.
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What do locals and expats say about the market in Medan as of 2026?
Do people think houses are overpriced in Medan as of 2026?
As of 2026, many locals and expats feel that houses in premium Medan areas are expensive, but they also see outer areas such as Marelan, Labuhan, Deli, Denai, and Amplas as still affordable by big-city Indonesian standards.
Correctly priced small houses in Medan can sell in about 1 to 3 months, normal family houses often take about 3 to 6 months, and overpriced premium houses can sit for 6 to 18 months or longer.
The main reason people call Medan houses overpriced is that sellers often price central land as if every plot has future commercial value, even when the building itself is old or needs renovation.
Compared with one or two years ago, Medan house sentiment in 2026 feels more selective, because buyers still want good family houses but are more careful about luxury stock, renovation costs, and flood-prone streets.
[VARIABLE REAL ESTATE MARKET]Are prices still rising or cooling in Medan as of 2026?
As of 2026, Medan house prices are still rising in useful family areas, but the overall market is selective rather than booming.
A reasonable estimate is that Medan house asking prices were up about 3% to 6% year over year in June 2026, with stronger movement in affordable family houses than in luxury houses.
Over the next 6 to 12 months, the most likely outcome is slow price growth in well-located Medan houses, while overpriced luxury homes and old central houses should remain negotiable.
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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 we trust it | How we used it |
|---|---|---|
| Bank Indonesia SHPR Q1 2026 | It is Indonesia’s central bank housing survey. | We used it to anchor the 2026 national housing trend. We treated Medan portal listings as local asking-price evidence, not official transactions. |
| BPS Kota Medan Dalam Angka 2026 | It is Medan’s official local statistics publication. | We used it for official district and city context. We did not use it for house prices because BPS does not publish bedroom-level house prices. |
| BPK Perda Kota Medan No. 1/2024 | BPK is an official Indonesian legal source. | We used it to verify Medan’s current local tax regulation. We cross-checked the legal text against Medan’s JDIH PDF. |
| JDIH Medan Perda No. 1/2024 PDF | It is Medan city’s official legal repository. | We used it for BPHTB, PBB-P2, NJOP, and taxable-base rules. We used the actual regulation text instead of a tax blog. |
| Rumah123 Medan houses | It has large Medan listing volume. | We used it to estimate asking-price medians, ranges, and district premiums. We discounted obvious luxury outliers and repeated agent stock. |
| Rumah123 2-bedroom houses | It gives bedroom-filtered Medan listing evidence. | We used it to estimate the 2-bedroom budget range. We cross-checked the low end against 99.co district starts. |
| Rumah123 3-bedroom houses | It gives a broad 3-bedroom Medan sample. | We used it to estimate family-house pricing. We separated normal 3-bedroom homes from villas and ruko-style homes. |
| 99.co Medan houses | It is a major Indonesian property portal. | We used it to check floor prices by district. We treated very cheap listings as risky unless supported by several examples. |
| 99.co 2-bedroom Medan | It gives bedroom-filtered Medan price evidence. | We used it to confirm that cheap 2-bedroom houses exist in outer areas. We did not treat them as the normal foreign-buyer budget. |
| Lamudi Medan Kota houses | It shows detailed central-area listing examples. | We used it to check central and large-house pricing. We used it mainly for land size, bedrooms, and premium central examples. |
| Kementerian ESDM electricity tariff Q2 2026 | It is Indonesia’s energy ministry. | We used it to anchor electricity-cost assumptions for June 2026. We translated tariffs into a practical monthly utility budget. |
| Medan Independent School | It is the school’s own website. | We used it to identify a real international-school corridor in Medan Tuntungan. We checked nearby house pricing against Tuntungan and Jamin Ginting listings. |
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