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Medan is the largest city in Sumatra and one of the most affordable property markets in Indonesia, making it an attractive destination for buyers looking for good value.
This guide breaks down house prices in Medan for 2026, covering everything from median prices and neighborhood comparisons to closing costs and hidden fees.
We constantly update this blog post to reflect the latest market data and trends.
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 early 2026, the median house price in Medan is around IDR 990 million (approximately USD 59,000 or EUR 50,000), while the estimated average sits closer to IDR 1.3 billion (roughly USD 78,000 or EUR 66,000) due to luxury listings pulling the mean upward.
The typical price range that covers roughly 80% of house sales in Medan falls between IDR 400 million and IDR 2.5 billion (USD 24,000 to USD 150,000, or EUR 20,000 to EUR 126,000), which reflects the city's diverse housing stock from basic starter homes to comfortable family properties.
The gap between the median and average in Medan reveals a market with a small but significant segment of high-end properties, particularly in premium districts like Polonia where houses can exceed IDR 5 billion, which skews the overall average upward by about 30%.
At the median price of IDR 990 million in Medan, a buyer can realistically expect a mid-sized family house with 2 to 3 bedrooms, around 80 to 120 square meters of building area, located in an established residential area outside the premium core districts.
What's the cheapest livable house budget in Medan as of 2026?
As of early 2026, the minimum budget for a livable house in Medan starts around IDR 350 million to IDR 450 million (USD 21,000 to USD 27,000, or EUR 18,000 to EUR 23,000), though you should expect some compromises at this price point.
At this entry-level budget in Medan, "livable" typically means a small house with 1 to 2 bedrooms, basic finishes, potentially older construction, and you might need to budget extra for minor repairs like fresh paint, roof maintenance, or updated plumbing.
The cheapest livable houses in Medan are usually found in outer districts like Medan Marelan (median around IDR 475 million), Medan Labuhan (median around IDR 522 million), and parts of Medan Denai (median around IDR 600 million), which are farther from the city center but offer genuine savings.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Medan here.
How much do 2 and 3-bedroom houses cost in Medan as of 2026?
As of early 2026, a typical 2-bedroom house in Medan costs around IDR 450 million to IDR 900 million (USD 27,000 to USD 54,000, or EUR 23,000 to EUR 45,000), while 3-bedroom houses generally range from IDR 650 million to IDR 1.4 billion (USD 39,000 to USD 84,000, or EUR 33,000 to EUR 71,000).
For a 2-bedroom house in Medan, the realistic price range spans from IDR 450 million for a basic unit in an outer district to IDR 1.4 billion (USD 27,000 to USD 84,000, or EUR 23,000 to EUR 71,000) if you want a newer property in a nicer neighborhood with better finishes.
A 3-bedroom house in Medan typically costs between IDR 650 million and IDR 2.2 billion (USD 39,000 to USD 132,000, or EUR 33,000 to EUR 111,000), with the higher end representing move-in ready homes in desirable areas like Medan Johor or Medan Sunggal.
The typical price premium when upgrading from a 2-bedroom to a 3-bedroom house in Medan ranges from 30% to 50%, which translates to roughly IDR 200 million to IDR 500 million more depending on location and condition.
How much do 4-bedroom houses cost in Medan as of 2026?
As of early 2026, a typical 4-bedroom house in Medan costs between IDR 1.3 billion and IDR 3 billion (USD 78,000 to USD 180,000, or EUR 66,000 to EUR 152,000), with prices climbing to IDR 6 billion or more in premium locations with larger land plots.
For a 5-bedroom house in Medan, the realistic price range falls between IDR 2.5 billion and IDR 6.5 billion (USD 150,000 to USD 389,000, or EUR 126,000 to EUR 328,000), as these larger properties tend to concentrate in higher-end districts like Polonia and Medan Baru.
A 6-bedroom house in Medan typically costs between IDR 4 billion and IDR 15 billion (USD 240,000 to USD 898,000, or EUR 202,000 to EUR 758,000), representing the luxury segment where you find compound-style homes with substantial land and premium amenities.
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 early 2026, a typical new-build house in Medan costs between IDR 900 million and IDR 2.6 billion (USD 54,000 to USD 156,000, or EUR 45,000 to EUR 131,000) for the bulk of developer-style family houses in established housing estates.
New-build houses in Medan typically carry a premium of 10% to 25% compared to older resale houses, with most transactions landing around a 15% markup due to newer finishes, developer warranties, cleaner title packaging, and better estate infrastructure.
How much do houses with land cost in Medan as of 2026?
As of early 2026, a house with meaningful land (typically 200 square meters or more of plot size) in Medan costs between IDR 1.8 billion and IDR 6 billion (USD 108,000 to USD 359,000, or EUR 91,000 to EUR 303,000), with premium districts like Polonia and Medan Baru reaching IDR 15 billion or higher for large-plot properties.
In Medan, a "house with land" typically means a plot size of 200 square meters or more, which gives you a proper yard, garden space, or room for future expansion, as opposed to the more compact 60 to 100 square meter lots common in standard housing estates.
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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 early 2026, the neighborhoods with the lowest house prices in Medan are Medan Marelan, Medan Labuhan, Medan Denai, and Medan Tembung, all of which offer entry points well below the citywide median.
In these cheapest Medan neighborhoods, typical house prices range from IDR 475 million to IDR 900 million (USD 28,000 to USD 54,000, or EUR 24,000 to EUR 45,000), making them accessible for budget-conscious buyers willing to trade location for affordability.
These neighborhoods have the lowest prices in Medan primarily because they sit farther from the commercial center, have less developed road infrastructure, and in some cases (like Labuhan near the old port area) have industrial activity nearby that reduces residential appeal for higher-income buyers.
Which neighborhoods have the highest house prices in Medan as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Medan are Medan Polonia (median near IDR 3.66 billion), Medan Baru (median near IDR 1.67 billion), and Medan Petisah (median near IDR 1.38 billion).
In these most expensive Medan neighborhoods, typical house prices range from IDR 1.3 billion to IDR 6 billion (USD 78,000 to USD 359,000, or EUR 66,000 to EUR 303,000), with Polonia regularly seeing listings exceed IDR 10 billion for large family compounds.
These neighborhoods command the highest prices in Medan because they combine central locations, tree-lined streets, larger average lot sizes, proximity to top schools and hospitals, and a legacy of being the traditional addresses for the city's business elite and professional families.
The typical buyers in these premium Medan neighborhoods are successful local business owners, executives of regional companies, and wealthy Indonesian-Chinese families who have lived in these areas for generations and value the established community networks and security.
How much do houses cost near the city center in Medan as of 2026?
As of early 2026, houses near the city center in Medan, including areas like Medan Kota, Medan Petisah, and Medan Baru, typically cost between IDR 1 billion and IDR 1.8 billion (USD 60,000 to USD 108,000, or EUR 51,000 to EUR 91,000), with the Medan Kota area showing a median around IDR 1.04 billion.
Houses near major transit hubs in Medan, particularly around Stasiun Medan where the Kualanamu airport rail link connects, typically cost between IDR 1 billion and IDR 1.2 billion (USD 60,000 to USD 72,000, or EUR 51,000 to EUR 61,000), using Medan Kota and Medan Timur as the closest pricing references.
Houses near top-rated schools in Medan, such as Medan International School, PrimeOne School (Cambridge Centre), and Yayasan Perguruan Sutomo, typically cost between IDR 1.3 billion and IDR 3.7 billion (USD 78,000 to USD 222,000, or EUR 66,000 to EUR 187,000) as these schools are located in or near the premium Medan Baru, Petisah, and Polonia districts.
Houses in expat-popular areas of Medan, primarily Medan Polonia, Medan Baru, and Medan Petisah, typically cost between IDR 1.38 billion and IDR 3.66 billion (USD 83,000 to USD 219,000, or EUR 70,000 to EUR 185,000), with Polonia at the top as the traditional prestige address.
We actually have an updated expat guide for Medan here.
How much do houses cost in the suburbs in Medan as of 2026?
As of early 2026, a typical house in the suburbs of Medan costs between IDR 450 million and IDR 1.8 billion (USD 27,000 to USD 108,000, or EUR 23,000 to EUR 91,000), with outer districts offering the lower end and better-planned housing estates commanding the higher end of this range.
The typical price difference between suburban houses and city-center houses in Medan ranges from 30% to 60% lower in the suburbs, which translates to savings of roughly IDR 300 million to IDR 700 million (USD 18,000 to USD 42,000, or EUR 15,000 to EUR 35,000) compared to central districts.
The most popular suburbs for house buyers in Medan include Medan Johor (favored for its family-friendly estates and school access), Medan Sunggal and Medan Helvetia (good ring-road connectivity), and Medan Tuntungan (quieter residential feel with newer developments).
What areas in Medan are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Medan include Medan Sunggal, Medan Helvetia, Medan Johor, Medan Tuntungan, and Medan Selayang, all of which offer better "livability per rupiah" than the cheapest outer districts.
The current typical house price in these improving Medan areas ranges from IDR 700 million to IDR 1.5 billion (USD 42,000 to USD 90,000, or EUR 35,000 to EUR 76,000), which sits below the premium core but above the bargain-basement districts.
The main sign of improvement driving buyer interest in these areas is the combination of new gated housing estate developments, improved road connections to the ring road and city center, and spillover demand from families priced out of Polonia and Medan Baru who still want good school access.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Medan right now?
What are typical buyer closing costs for houses in Medan right now?
The estimated typical total closing cost for house buyers in Medan ranges from 6% to 8% of the purchase price, which means a house priced at IDR 990 million would require roughly IDR 59 million to IDR 79 million (USD 3,500 to USD 4,700, or EUR 3,000 to EUR 4,000) in additional fees.
The main closing cost categories in Medan include BPHTB (buyer transfer tax) at 5% of the taxable value, notary and PPAT fees at around 0.5% to 1.5% of the price, and land office fees plus certificate transfer costs which can run a few million rupiah depending on paperwork complexity.
The single largest closing cost category for house buyers in Medan is BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan), which at 5% of the transaction value minus the non-taxable threshold typically accounts for 70% to 80% of your total closing costs.
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?
The estimated typical annual property tax (PBB-P2) for a house in Medan ranges from IDR 500,000 to IDR 5 million per year (USD 30 to USD 300, or EUR 25 to EUR 253), depending on the official assessed value (NJOP) of the property, which is usually lower than market value.
Property tax in Medan is calculated using tiered rates applied to the NJOP value minus a non-taxable threshold of IDR 20 million, with rates starting at 0.125% for properties valued up to IDR 500 million and increasing to 0.28% for properties above IDR 4 billion.
If you want to go into more details, we also have a page with all the property taxes and fees in Medan.
How much is home insurance for a house in Medan right now?
The estimated typical annual home insurance cost for a house in Medan ranges from IDR 1 million to IDR 4 million per year (USD 60 to USD 240, or EUR 51 to EUR 202), depending on the insured value, construction type, and whether you add flood coverage which is important in certain low-lying areas.
The main factors that affect home insurance premiums for houses in Medan include the building's construction materials (concrete vs. wood), the property's location relative to flood-prone zones, claims history, and whether you add endorsements for specific perils like flood (which adds roughly 0.045% to 0.055% of insured value in lower-risk zones according to OJK tariff tables).
What are typical utility costs for a house in Medan right now?
The estimated typical total monthly utility cost for a house in Medan ranges from IDR 600,000 to IDR 3 million per month (USD 36 to USD 180, or EUR 30 to EUR 152), with the wide range largely depending on how many air conditioning units you run and how often.
The breakdown of main utility categories in Medan includes water from Tirtanadi at roughly IDR 75,000 to IDR 325,000 per month (USD 4.50 to USD 19, or EUR 4 to EUR 16) for typical household usage, and electricity at IDR 500,000 to IDR 2.5 million per month (USD 30 to USD 150, or EUR 25 to EUR 126) where air conditioning is the biggest variable.
What are common hidden costs when buying a house in Medan right now?
The estimated total of common hidden costs that house buyers in Medan often overlook ranges from IDR 10 million to IDR 50 million (USD 600 to USD 3,000, or EUR 505 to EUR 2,525), covering items like renovation touch-ups, drainage fixes, title paperwork cleanup, and unpaid back taxes that weren't factored into the purchase negotiation.
Typical inspection fees when purchasing a house in Medan range from IDR 2 million to IDR 8 million (USD 120 to USD 480, or EUR 101 to EUR 404) for a basic structural check, and can reach IDR 20 million (USD 1,200 or EUR 1,010) if you want a deeper review including electrical and plumbing systems.
Other common hidden costs beyond inspections when buying a house in Medan include renovation and refresh work (paint, roof repairs, termite treatment), drainage improvements in flood-prone areas, gated community fees if applicable, and administrative costs to clear missing building permits or boundary documentation.
The hidden cost that tends to surprise first-time house buyers the most in Medan is renovation and repair work, because many houses look acceptable during viewing but reveal water damage, termite issues, or outdated plumbing once you move in and start living there.
You will find here the list of classic mistakes people make when buying a property in Medan.
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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 early 2026, the general sentiment among locals and expats is that Medan's housing market is more negotiation-friendly than overheated, with buyers having reasonable room to negotiate since Bank Indonesia's surveys describe national price growth as "limited" rather than surging.
Houses in Medan typically stay on the market for 30 to 90 days if well-priced, but overpriced or niche properties can sit for 3 to 9 months or longer, reflecting a market where sellers must be realistic to close deals.
The main reason locals give for feeling house prices are fairly valued in Medan is that the city remains significantly more affordable than Jakarta or even Surabaya, meaning you can buy a comfortable family home for what would only get you a small apartment in the capital.
Compared to one or two years ago, current sentiment on Medan house prices has softened slightly, as January 2026 data showed the citywide median dropping about 4% month-over-month and listing inventory ticking up, which gives buyers more leverage than they had in 2024.
You'll find our latest property market analysis about Medan here.
Are prices still rising or cooling in Medan as of 2026?
As of early 2026, house prices in Medan appear stable to mildly cooling, with the citywide asking-price median showing a 4% decline in January compared to December while listing inventory increased slightly from 5,171 to 5,196 properties.
The estimated year-over-year house price change in Medan for early 2026 is roughly flat to slightly positive in the low single digits, consistent with Bank Indonesia's national survey showing overall residential price growth of just 1.1% year-over-year in Q1 2025, the latest available benchmark.
Experts and locals expect house prices in Medan over the next 6 to 12 months to remain relatively stable with neighborhood-specific variations, as the market lacks the kind of frenzied demand that would drive rapid appreciation, but also has enough baseline demand to prevent significant drops.
Finally, please note that we have covered property price trends and forecasts for Medan here.
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.
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 |
|---|---|---|
| Rumah123 (Medan houses for sale) | One of Indonesia's largest property portals with over 5,000 active Medan listings. | We used it as our primary Medan price anchor for median prices, price per square meter, and district-level comparisons. We treat the data as asking prices and adjust estimates accordingly. |
| Bank Indonesia SHPR Survey | Indonesia's central bank official residential property price survey. | We used it to contextualize market trends and validate whether Medan's prices are rising or cooling. We rely on BI for national "market temperature" signals. |
| Bapenda Medan (City Revenue Office) | Official Medan government source for local tax rates and thresholds. | We used it to provide exact BPHTB buyer transfer tax rates (5%) and NPOPTKP thresholds for closing cost calculations. |
| JDIH Kota Medan (Perda No. 1/2024) | Official legal documentation system for Medan's local regulations. | We used it to verify PBB-P2 property tax rate brackets and the NJOPTKP threshold for annual tax estimates. |
| DJP (Directorate General of Taxes) | Indonesia's national tax authority providing official guidance. | We used it to explain the main tax categories buyers encounter, including seller PPh final and buyer BPHTB. |
| Permen ATR/BPN No. 33/2021 | Official published regulation on notary and PPAT service fees. | We used it to establish that notary fees are regulated, giving buyers a basis to request itemized quotes. |
| OJK (Financial Services Authority) | Indonesia's financial regulator overseeing insurance providers. | We used it as the regulatory anchor for home insurance recommendations and to verify insurer legitimacy. |
| Perumda Tirtanadi | Official water utility serving Medan and North Sumatra. | We used it to identify the correct utility provider and pair it with current tariff reporting for water cost estimates. |
| Global Property Guide | Respected international property research platform with Indonesia coverage. | We used it to cross-reference national price trends and year-over-year growth figures from Bank Indonesia data. |
| FazWaz Indonesia | Regional property platform with market analysis and price data. | We used it to validate Medan's affordability compared to other Indonesian cities and confirm budget-tier pricing. |
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