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SUMMARY
We analyzed apartment rental yields in Medan, as of May 2026, for residential apartment buyers using the raw dataset provided. The work compares estimated apartment purchase prices, market rents, gross yields, and net yields across the main Medan neighborhoods where a foreign individual buyer is likely to look.
This page is updated regularly, so the numbers should be read as a current Medan apartment yield snapshot rather than a permanent forecast.
The clearest finding is that Medan is not a low-yield apartment market. Most neighborhoods in the dataset show gross rental yields around 7% to 8%, with realistic net yields mostly around 5% to 5.6% after tax, vacancy, maintenance, and management friction.
Medan Barat is the strongest income area in the table. Its 2-bedroom apartment estimate reaches 8.6% gross yield and 6.0% net yield, helped by central mixed-use apartment demand around Podomoro-style stock.
Kesawan, Medan Kota, Medan Selayang, and Medan Petisah also look attractive for rental income. These areas combine central access, usable rents, and purchase prices that still leave room for a meaningful net return.
Medan Polonia is the weakest yield profile in the dataset. It remains a desirable lifestyle and prestige area, but estimated net yields sit around 4.7% to 4.8%, which is below the stronger income neighborhoods.
For a beginner buyer, the best apartment type is usually the 1-bedroom apartment. It gives a lower total investment than a 2-bedroom apartment and a broader tenant pool than a studio.
Two-bedroom apartments can work very well in Medan Barat, Kesawan, and Medan Kota, but they need strong central demand. In secondary areas, larger apartments can become harder to rent if the monthly rent rises above the local renter budget.
The main risk in the Medan apartment market is not that yields are too low. The bigger risk is buying in a building with thin tenant demand, weak resale liquidity, poor management, or unrealistic rent assumptions.
The practical takeaway is simple: foreign buyers looking at Medan apartments should compare net yield, tenant depth, building quality, vacancy risk, and resale liquidity together. The highest headline yield is not always the safest investment.
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Apartment rental yields in Medan in 2026
This table compares apartment rental yields in Medan by neighborhood and apartment size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
The estimates are designed for residential apartment buyers, especially foreign individual buyers who want a practical view of rental income in Medan. Finally, please note you'll find much more detailed data in our real estate pack about Medan.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Kesawan | IDR 850,000,000 | IDR 5,200,000 | 7.3% | 5.1% | IDR 1,150,000,000 | IDR 7,500,000 | 7.8% | 5.4% | IDR 1,550,000,000 | IDR 10,500,000 | 8.1% | 5.6% |
| Medan Barat | IDR 900,000,000 | IDR 5,500,000 | 7.3% | 5.1% | IDR 1,250,000,000 | IDR 8,200,000 | 7.9% | 5.5% | IDR 1,750,000,000 | IDR 12,500,000 | 8.6% | 6.0% |
| Medan Baru | IDR 780,000,000 | IDR 4,600,000 | 7.1% | 4.8% | IDR 1,050,000,000 | IDR 6,600,000 | 7.5% | 5.1% | IDR 1,450,000,000 | IDR 9,000,000 | 7.4% | 5.1% |
| Medan Helvetia | IDR 560,000,000 | IDR 3,600,000 | 7.7% | 5.1% | IDR 780,000,000 | IDR 5,100,000 | 7.8% | 5.2% | IDR 1,050,000,000 | IDR 7,000,000 | 8.0% | 5.3% |
| Medan Johor | IDR 620,000,000 | IDR 3,800,000 | 7.4% | 5.0% | IDR 850,000,000 | IDR 5,400,000 | 7.6% | 5.1% | IDR 1,180,000,000 | IDR 7,300,000 | 7.4% | 5.0% |
| Medan Kota | IDR 620,000,000 | IDR 4,000,000 | 7.7% | 5.2% | IDR 860,000,000 | IDR 5,700,000 | 8.0% | 5.4% | IDR 1,150,000,000 | IDR 7,800,000 | 8.1% | 5.5% |
| Medan Petisah | IDR 760,000,000 | IDR 4,800,000 | 7.6% | 5.2% | IDR 1,050,000,000 | IDR 6,800,000 | 7.8% | 5.4% | IDR 1,450,000,000 | IDR 9,400,000 | 7.8% | 5.4% |
| Medan Polonia | IDR 820,000,000 | IDR 4,700,000 | 6.9% | 4.7% | IDR 1,150,000,000 | IDR 6,700,000 | 7.0% | 4.8% | IDR 1,600,000,000 | IDR 9,200,000 | 6.9% | 4.7% |
| Medan Selayang | IDR 600,000,000 | IDR 3,900,000 | 7.8% | 5.3% | IDR 820,000,000 | IDR 5,500,000 | 8.0% | 5.4% | IDR 1,100,000,000 | IDR 7,400,000 | 8.1% | 5.4% |
| Medan Sunggal | IDR 580,000,000 | IDR 3,700,000 | 7.7% | 5.1% | IDR 800,000,000 | IDR 5,300,000 | 7.9% | 5.3% | IDR 1,080,000,000 | IDR 7,100,000 | 7.9% | 5.3% |
| Medan Timur | IDR 650,000,000 | IDR 4,100,000 | 7.6% | 5.1% | IDR 900,000,000 | IDR 5,800,000 | 7.7% | 5.2% | IDR 1,220,000,000 | IDR 7,900,000 | 7.8% | 5.2% |
| Setiabudi | IDR 700,000,000 | IDR 4,400,000 | 7.5% | 5.1% | IDR 950,000,000 | IDR 6,200,000 | 7.8% | 5.3% | IDR 1,320,000,000 | IDR 8,400,000 | 7.6% | 5.2% |
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 neighborhoods offer the best net yield among areas people actually want to live in Medan?
The best net-yield neighborhoods among areas people actually want to live in Medan are Medan Barat, Kesawan, Medan Petisah, Medan Selayang, and Medan Kota.
Medan Barat is the clearest income choice in this dataset. Its 2-bedroom apartment estimate reaches IDR 12,500,000 in monthly rent on a purchase price of IDR 1,750,000,000, which gives 8.6% gross yield and 6.0% net yield.
Kesawan also looks strong because the central location supports higher rents. A 2-bedroom apartment is estimated at IDR 10,500,000 per month and 5.6% net yield, which is one of the best risk-adjusted figures in the table.
Medan Petisah and Medan Kota are less flashy, but they are useful for buyers who want practical central demand. Medan Petisah has estimated net yields of 5.2% to 5.4%, while Medan Kota reaches 5.2% to 5.5%.
For a beginner buyer, the practical takeaway is that the best Medan apartment rental yields are not only found in the cheapest areas. The strongest income case comes from places where rents are deep enough to support the purchase price.
Where can I find apartments with above-average yields and below-average entry prices in Medan?
The clearest Medan neighborhoods with above-average yields and below-average entry prices are Medan Selayang, Medan Kota, Medan Sunggal, and Medan Helvetia.
Medan Selayang is one of the best value profiles. A 1-bedroom apartment is estimated at IDR 820,000,000 with monthly rent around IDR 5,500,000, giving 8.0% gross yield and 5.4% net yield.
Medan Kota is also attractive because its prices are below the premium central stock in Medan Barat and Kesawan, but rents remain useful. The estimated 1-bedroom price is IDR 860,000,000, with monthly rent of IDR 5,700,000 and 5.4% net yield.
Medan Helvetia and Medan Sunggal offer lower entry prices. Studios are estimated at IDR 560,000,000 in Medan Helvetia and IDR 580,000,000 in Medan Sunggal, both with net yields above 5%.
The honest interpretation is that cheaper areas need stronger due diligence. A lower purchase price is only valuable when the building still has real tenant demand, acceptable management, and realistic resale liquidity.
Where does the rent level justify the purchase price most clearly in Medan?
The rent level most clearly justifies the purchase price in Medan Barat, Medan Kota, Kesawan, and Medan Selayang.
Medan Barat has the strongest rent support for larger apartments. A 2-bedroom apartment is estimated at IDR 12,500,000 per month against a purchase price of IDR 1,750,000,000, producing 8.6% gross yield and 6.0% net yield.
Medan Kota looks rational because its prices are lower while central access still supports rents. A 1-bedroom apartment at IDR 860,000,000 and IDR 5,700,000 monthly rent gives 8.0% gross yield.
Kesawan is more expensive, but the rent premium is also stronger. The 2-bedroom estimate of IDR 10,500,000 per month and 5.6% net yield shows that central-city demand can justify the higher ticket size.
Medan Selayang is the value case. A 2-bedroom apartment is estimated at IDR 1,100,000,000 with IDR 7,400,000 monthly rent, giving 8.1% gross yield and 5.4% net yield.
We have actually built the our real estate pack about Medan to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Medan?
The best places to buy for stable rental income rather than maximum yield in Medan are Medan Barat, Kesawan, Medan Petisah, and Setiabudi.
Medan Barat is the strongest stability pick because modern apartment supply, central access, and mixed-use amenities make the rental story easier for tenants to understand. Its estimated 2-bedroom net yield of 6.0% is also the highest in the dataset.
Kesawan has central-location stability. It is not the cheapest area, but the 1-bedroom and 2-bedroom estimates, at 5.4% and 5.6% net yield, show that central rents still support the price level.
Medan Petisah is a balanced stability choice. It has estimated net yields around 5.2% to 5.4% across apartment sizes, which suggests that the area is not dependent on only one format.
Setiabudi is not the highest-yield neighborhood, but it has a steady profile. Net yields range from 5.1% to 5.3%, which makes it more of a stability market than a speculative yield play.
For a foreign individual buyer, the real signal is consistency. A stable 5.2% to 5.5% net yield in a liquid area can be better than a slightly higher yield in a building that takes longer to rent.
Which apartment type gives the best return for the lowest total investment in Medan?
The apartment type that gives the best return for the lowest total investment in Medan is usually the 1-bedroom apartment.
Studios are cheaper, but the 1-bedroom apartment often gives a better balance between rent, tenant depth, livability, and resale liquidity. This matters in a city where many renters still compare apartments with landed homes and kost-style alternatives.
In Medan Selayang, a 1-bedroom apartment is estimated at IDR 820,000,000 and IDR 5,500,000 monthly rent, producing 5.4% net yield. In Medan Kota, the equivalent 1-bedroom estimate is IDR 860,000,000, IDR 5,700,000 monthly rent, and 5.4% net yield.
Studios can work, especially in central or student-friendly areas. But a studio can become harder to rent if its price is too close to a more comfortable 1-bedroom nearby.
Two-bedroom apartments can produce strong income in Medan Barat and Kesawan, but the total investment is much higher. A beginner with limited capital will usually get better risk control from a well-located 1-bedroom apartment.
We give you more details in the our real estate pack about Medan.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Medan?
The neighborhoods that offer strong rental income with lower vacancy risk in Medan are Medan Barat, Kesawan, Medan Petisah, and Medan Baru.
Medan Barat leads for income depth. The estimated 2-bedroom monthly rent is IDR 12,500,000, and the net yield reaches 6.0%, which is unusually strong for a more central apartment cluster.
Kesawan is strong because central Medan has a limited supply of modern apartment stock compared with the depth of central demand. Its 2-bedroom apartment estimate, at IDR 10,500,000 monthly rent and 5.6% net yield, supports that view.
Medan Petisah is less premium but practical. Its estimated 1-bedroom rent of IDR 6,800,000 and 5.4% net yield show a useful middle-ground market for workers and local professionals.
Medan Baru is slightly lower-yielding, but it benefits from education, lifestyle, and established residential demand. A 1-bedroom apartment is estimated at IDR 6,600,000 monthly rent and 5.1% net yield.
The practical takeaway is that vacancy risk falls when a tenant can immediately understand why the location works. Central access, known buildings, furnished condition, and daily convenience matter as much as the rent figure.
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 look overpriced relative to their rental income in Medan?
The areas that look most overpriced relative to their rental income in Medan are Medan Polonia, parts of Medan Baru, and premium-priced units in Medan Barat.
Medan Polonia is the clearest example. Estimated net yields are only 4.7% for studios, 4.8% for 1-bedroom apartments, and 4.7% for 2-bedroom apartments, which is below most other neighborhoods in the table.
That does not make Medan Polonia a bad place to live. It means prices reflect prestige, lifestyle, lower-density appeal, and buyer preference more than pure rental income.
Parts of Medan Baru can also look expensive relative to rent. The studio estimate is IDR 780,000,000 with IDR 4,600,000 monthly rent and 4.8% net yield, which is weaker than Medan Selayang, Medan Kota, and Medan Petisah.
Premium Medan Barat units can still be excellent investments, but only if the purchase price is controlled. The area average is strong, yet an overpriced unit can quickly turn a good neighborhood into a mediocre yield.
The trade-off is capital preservation versus rental income. Some expensive areas may be easier to resell, but they are not always the best choice for a buyer whose main goal is monthly rental return.
Which neighborhoods should I avoid even if the rental yield looks attractive in Medan?
Beginner investors should be careful with Medan Helvetia, Medan Sunggal, and fringe Medan Johor even when the rental yield looks attractive.
Medan Helvetia shows good headline numbers because the entry price is low. A studio is estimated at IDR 560,000,000 with 7.7% gross yield and 5.1% net yield, but tenant depth and resale liquidity can be thinner than in central Medan.
Medan Sunggal has a similar profile. Its 1-bedroom apartment estimate is IDR 800,000,000 with IDR 5,300,000 monthly rent and 5.3% net yield, but the result depends heavily on the exact building and access.
Medan Johor can work for local renters and families, but it is less clearly an apartment-investment market. The estimated studio net yield is 5.0%, which is acceptable, but not strong enough to ignore liquidity risk.
Avoid does not mean never buy. It means a beginner should only buy these areas at a sensible discount, in a building with proven occupancy and realistic rent evidence.
Which neighborhoods look risky even though the rental yield is high in Medan?
The Medan neighborhoods that look risky even though the rental yield is high are Medan Helvetia, Medan Sunggal, and some parts of Medan Kota outside the strongest apartment clusters.
The risk is that high yield can come from a low purchase price rather than unusually strong rental demand. That difference matters because low purchase prices can also signal weaker resale liquidity.
Medan Helvetia and Medan Sunggal both show studio gross yields around 7.7% and 1-bedroom gross yields around 7.8% to 7.9%. Those figures are attractive, but the net yields settle around 5.1% to 5.3% after realistic costs and vacancy risk.
Medan Kota has stronger centrality, but building quality matters a lot. A well-managed apartment can rent well, while an older or poorly maintained unit may need a discount to stay occupied.
Compared with these areas, Medan Barat and Kesawan may require more capital but give stronger tenant recognition. The honest interpretation is that high yield is useful only when the building is also easy to rent and reasonably easy to resell.
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What neighborhoods should I avoid when buying a rental apartment in Medan?
For beginner rental-apartment investors in Medan, the avoid-or-be-careful list is Medan Helvetia, Medan Sunggal, fringe Medan Johor, and overpriced Medan Polonia.
Medan Helvetia should be approached carefully because the yield depends heavily on buying cheap. The estimated 2-bedroom net yield is 5.3%, which is fine, but not high enough to compensate for a weak building or long vacancy period.
Medan Sunggal is not a blanket avoid, but weak locations should be avoided. A good unit can work, yet apartment demand is more building-specific than in Medan Barat, Kesawan, or Petisah.
Fringe Medan Johor is more family-house oriented than apartment-investment oriented. Apartment liquidity can be thinner, especially if the building does not have a clear tenant base.
Medan Polonia is the opposite problem. It is attractive and prestigious, but it often looks too expensive for yield, with estimated net yields below 4.8% across all apartment sizes.
The simple beginner rule is this: avoid apartments where the only attractive number is the purchase price, and avoid premium units where the rent cannot support the price.
Which neighborhoods are seeing rental demand weaken, and why, in Medan?
The neighborhoods where rental demand looks more vulnerable in Medan are Medan Helvetia, Medan Sunggal, and some secondary Medan Johor apartment locations.
The weakness is not a collapse. It is thinner tenant depth compared with central apartment clusters such as Medan Barat, Kesawan, Petisah, and Medan Kota.
The main signal is the gap between gross and net yield. In Medan Helvetia, gross yields can look close to 8.0%, but realistic net yields fall near 5.1% to 5.3% after vacancy and costs.
Demand is weaker where apartments compete directly with landed houses, kost-style rentals, and cheaper local housing. In Medan, many renters still prefer non-apartment options unless the apartment has a clear advantage.
This is more structural than seasonal. Unless a building has strong amenities, good access, and proven occupancy, secondary apartment areas should be bought only at a lower price.
For a beginner buyer, the practical recommendation is to verify achieved rents, not just asking rents. A high asking rent does not help if the unit needs months to find a tenant.
Which neighborhoods are seeing new developments that could create stronger rental demand in Medan?
The neighborhoods where new or modern developments support stronger rental demand in Medan are Medan Barat, Kesawan, and Medan Petisah.
The strongest demand-creating development is mixed-use central apartment stock, not isolated apartment supply. Renters usually pay more when the apartment solves daily life: access, shopping, security, parking, gym, pool, and shorter commutes.
Medan Barat benefits most clearly from this logic. The 2-bedroom estimate reaches IDR 12,500,000 monthly rent and 6.0% net yield, which shows that modern central stock can support a high rental level.
Kesawan benefits from central-city demand and proximity to apartment clusters. Its 1-bedroom and 2-bedroom net yields, at 5.4% and 5.6%, show that central access can still translate into income return.
Medan Petisah benefits from retail, healthcare, and practical city access. It is less premium than Medan Barat, but that can make the yield more rational for income buyers.
The caution is that development can create both demand and competition. A new mixed-use project can deepen the tenant pool, but too much similar apartment supply can make rents more competitive.
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 neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Medan?
The Medan neighborhoods becoming more attractive to renters because of access and infrastructure logic are Medan Barat, Kesawan, Medan Petisah, and Medan Kota.
These areas benefit most from central access, mall access, rail and road connectivity, and shorter daily travel. In a city where traffic and daily convenience matter, tenants often pay for practical access rather than only apartment size.
Medan Barat’s appeal is strongest where apartments connect lifestyle, shopping, and work access in one location. That is why the area can support the table’s highest 2-bedroom net yield of 6.0%.
Kesawan and Medan Kota benefit from being close to the city core. Medan Kota’s 1-bedroom estimate of IDR 5,700,000 monthly rent and 5.4% net yield shows that central convenience can produce a strong rent-to-price ratio.
Medan Petisah benefits from practical amenities: retail, healthcare, and central movement corridors. Its 1-bedroom and 2-bedroom estimates both show 5.4% net yield.
The trade-off is pricing. Medan Barat and Kesawan may already reflect part of the access premium, while Medan Petisah and Medan Kota can still offer more rational rent-to-price balance.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Medan?
The neighborhoods that have become less attractive for rental-income investors over the last 12 months in Medan are Medan Polonia, overpriced Medan Barat units, and weaker secondary locations in Medan Helvetia or Medan Sunggal.
Medan Polonia is less attractive because prices are high relative to rent. Estimated net yields are below 4.8%, which is weak compared with Medan Barat, Kesawan, Medan Kota, Medan Selayang, and Medan Petisah.
Some Medan Barat units are still good investments, but overpriced units are less attractive if the purchase price climbs faster than rent. The area average is strong, but the buyer still has to avoid paying a premium that the rent cannot support.
Secondary Helvetia and Sunggal locations are less attractive when the yield depends on optimistic rent assumptions. If vacancy rises, the net return quickly becomes ordinary.
The recommendation is not to avoid these places blindly. The right move is to demand a discount, verify real achieved rents, and avoid buying based only on attractive listing screenshots.
Which apartment types are becoming harder to rent in Medan, and in which neighborhoods?
The apartment types becoming harder to rent in Medan are overpriced studios in premium areas and weak 2-bedroom apartments in secondary areas.
The problem is not the apartment type alone. The risk appears when the unit type does not match the tenant budget in that neighborhood.
Studios can be harder to rent in Medan Barat or Medan Baru if the rent is too close to a larger 1-bedroom. A renter paying around IDR 5,000,000 to IDR 6,500,000 per month may compare the studio with a more comfortable 1-bedroom nearby.
Two-bedroom apartments are strong in Medan Barat and Kesawan, where central families, sharers, and professionals support higher rents. Medan Barat reaches IDR 12,500,000 monthly rent for 2-bedroom apartments, while Kesawan reaches IDR 10,500,000.
But 2-bedroom units in Helvetia, Sunggal, or fringe Johor can be harder to rent if the monthly rent moves above the local renter budget. In those areas, the renter may choose a landed home or a cheaper non-apartment option instead.
The most liquid format is usually the well-furnished 1-bedroom apartment in Medan Barat, Kesawan, Petisah, Selayang, or Medan Kota. It has lower total investment than a 2-bedroom and broader demand than a studio.
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INSIGHTS
These insights are drawn from the Medan apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Medan.
- Medan Barat has the strongest income profile in the dataset. The 2-bedroom apartment estimate reaches 6.0% net yield, which is the clearest sign of deep central rental demand.
- Kesawan is a strong central-yield market, not only a prestige location. Its 2-bedroom estimate of 5.6% net yield shows that central rents can still justify the purchase price.
- Medan Kota is one of the most efficient rent-to-price markets in the table. It does not have the highest prestige, but the 1-bedroom and 2-bedroom net yields of 5.4% and 5.5% are useful for income buyers.
- Medan Selayang is the value play. The area combines below-premium purchase prices with 1-bedroom and 2-bedroom net yields of 5.4%.
- Medan Petisah is a balanced central choice. It does not dominate any single metric, but its net yields stay around 5.2% to 5.4% across all apartment sizes.
- Medan Polonia is the clearest low-yield warning. It may be attractive for lifestyle and prestige, but the rental income does not fully support the purchase price.
- Studios are not automatically the best yield product in Medan. In this dataset, 1-bedroom apartments often provide the better balance of rent, tenant depth, and resale liquidity.
- Two-bedroom apartments can work very well, but mainly in the right central areas. Medan Barat and Kesawan support larger-unit rents better than fringe or secondary locations.
- Cheap purchase prices need to be treated carefully. In Medan Helvetia and Medan Sunggal, the yield looks attractive partly because prices are lower, but vacancy and resale risk deserve more weight.
- Net yield matters more than gross yield. Most gross yields in the table are above 7%, but the real investment story appears only after tax, vacancy, repairs, and management costs are considered.
- The strongest Medan apartment markets have an obvious tenant reason to exist. Central access, mixed-use convenience, recognizable buildings, and practical commutes are more important than a cheap price alone.
- Medan apartment buyers should avoid relying on one listing as proof of rent. The market needs comparable rental evidence because asking rents can be optimistic.
- Building quality can change the result inside the same neighborhood. A good Medan Kota apartment can perform well, while a weak building in the same area may need discounts or longer leasing time.
- Medan Baru is liquid but not always the highest-yield choice. It benefits from education and lifestyle demand, yet some prices already reflect reputation.
- Setiabudi looks stable rather than spectacular. Net yields of 5.1% to 5.3% make it a useful middle-risk option, not a maximum-yield bet.
- Foreign buyers should think in risk-adjusted terms. A 5.4% net yield in a liquid area can be better than a similar yield in a building that is difficult to rent or sell.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Medan neighborhoods, we built the dataset manually from the ground up. We did not reuse a third-party yield dataset, and we did not treat generic market averages as enough for a buyer decision.
For each neighborhood and apartment type, we manually reviewed current residential sale and rental listings across major real estate platforms relevant to Medan, including Rumah123, Dot Property, and 99.co.
First, we collected sale listings for each neighborhood and apartment type. We then cleaned the sample and kept only reasonably comparable properties based on location, property type, size, condition, and listing quality.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed. The goal was to estimate what a normal residential apartment buyer could actually use as a market reference.
Sale prices were normalized where possible. We used the median price as the main reference when the sample was strong, and the average only when the sample was clean enough to avoid distortion.
We then built the rental side of the dataset separately. For the same neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and apartment type. Gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount to every property. The deduction was adjusted by neighborhood and apartment type because different apartments have different cost structures.
The net yield adjustment considers the costs and risks that matter for each segment, including building fees, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, and other operating costs when relevant.
Each estimate was assigned a confidence level based on the size and quality of the comparable listing sample. A sample of 30 to 40 comparable listings gives higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Medan.
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