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SUMMARY
We analyzed residential property rental yields in Surabaya as of 2026 for foreign residential property buyers, using the raw Surabaya dataset provided and converting it into a practical buyer guide. The work compares purchase prices, monthly rents, gross rental yields, and net rental yields across the neighborhoods and property types covered in the dataset.
This article is updated regularly, so the figures should be read as a current Surabaya residential property yield snapshot for May 2026 rather than a permanent forecast.
The main signal is clear: Surabaya’s strongest rental returns are concentrated in compact apartments and efficient central or education-linked neighborhoods, not in large landed family houses.
Gunawangsa/Tidar has the highest modeled net yields in the dataset, reaching 6.5% for 1-bedroom property and 6.4% for 2-bedroom property. The trade-off is weaker prestige and resale liquidity than prime central or west Surabaya locations.
Basuki Rahmat/Tunjungan is the best premium-yield case. It combines central office, mall, hotel, and convenience demand with 6.2% to 6.3% net yields on 1-bedroom and 2-bedroom properties.
Gubeng, Airlangga, Kertajaya, and Mulyorejo/Mulyosari also look strong for buyers who want rental income at lower entry prices. These areas are helped by universities, hospitals, central access, and practical local tenant demand.
Citraland and Pakuwon City are attractive places to live, but their rental-yield profile is weaker. Purchase prices are high relative to realistic rents, especially for 2-bedroom and 3-bedroom properties.
Two-bedroom properties usually offer the best balance in Surabaya. They provide stronger absolute rent than 1-bedroom units but avoid the larger capital requirement, maintenance burden, and narrower tenant pool of 3-bedroom properties.
The most important beginner lesson is to compare net yield, not only gross yield. Service charges, repairs, vacancy, leasing fees, tax friction, and landed-house maintenance can materially reduce the income a foreign individual buyer actually keeps.
For a foreign buyer, the legal structure also matters. Apartments and strata-style arrangements can be easier to compare than landed homes, but title type, foreign ownership rules, minimum-price thresholds, and permitted rights must be checked before any deposit is paid.
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Residential property rental yields in Surabaya in 2026
This table compares residential property rental yields in Surabaya by neighborhood and bedroom count.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for 1-bedroom property, 2-bedroom property, and 3-bedroom property.
Finally, please note you'll find much more detailed data in our real estate pack about Surabaya.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Airlangga | Rp450m | Rp3.0m | 8.0% | 5.8% | Rp700m | Rp5.0m | 8.6% | 6.2% | Rp1.25bn | Rp8.0m | 7.7% | 5.5% |
| Basuki Rahmat/Tunjungan | Rp750m | Rp5.5m | 8.8% | 6.2% | Rp1.40bn | Rp10.5m | 9.0% | 6.3% | Rp3.00bn | Rp21.0m | 8.4% | 5.9% |
| Citraland | Rp900m | Rp4.8m | 6.4% | 4.4% | Rp1.80bn | Rp8.5m | 5.7% | 3.9% | Rp2.60bn | Rp13.5m | 6.2% | 4.2% |
| Dharmahusada | Rp550m | Rp3.6m | 7.9% | 5.7% | Rp950m | Rp6.2m | 7.8% | 5.6% | Rp1.80bn | Rp11.5m | 7.7% | 5.5% |
| Dukuh Pakis | Rp650m | Rp4.5m | 8.3% | 5.8% | Rp1.20bn | Rp8.0m | 8.0% | 5.6% | Rp2.20bn | Rp13.0m | 7.1% | 5.0% |
| Gubeng | Rp520m | Rp3.8m | 8.8% | 6.3% | Rp900m | Rp6.0m | 8.0% | 5.8% | Rp1.70bn | Rp10.0m | 7.1% | 5.1% |
| Gunawangsa/Tidar | Rp380m | Rp2.8m | 8.8% | 6.5% | Rp620m | Rp4.5m | 8.7% | 6.4% | Rp1.10bn | Rp7.0m | 7.6% | 5.7% |
| Kertajaya | Rp480m | Rp3.4m | 8.5% | 6.1% | Rp850m | Rp5.6m | 7.9% | 5.7% | Rp1.50bn | Rp9.0m | 7.2% | 5.2% |
| Lontar/Pakuwon Indah | Rp650m | Rp4.0m | 7.4% | 5.1% | Rp1.25bn | Rp7.5m | 7.2% | 5.0% | Rp2.30bn | Rp13.0m | 6.8% | 4.7% |
| Mulyorejo/Mulyosari | Rp500m | Rp3.4m | 8.2% | 5.9% | Rp850m | Rp5.8m | 8.2% | 5.9% | Rp1.55bn | Rp9.5m | 7.4% | 5.3% |
| Pakuwon City | Rp520m | Rp3.0m | 6.9% | 4.7% | Rp950m | Rp5.5m | 6.9% | 4.7% | Rp2.10bn | Rp11.0m | 6.3% | 4.3% |
| Rungkut | Rp420m | Rp2.7m | 7.7% | 5.6% | Rp750m | Rp4.6m | 7.4% | 5.4% | Rp1.35bn | Rp7.8m | 6.9% | 5.1% |
| Wiyung | Rp500m | Rp3.2m | 7.7% | 5.4% | Rp900m | Rp5.5m | 7.3% | 5.1% | Rp1.70bn | Rp9.5m | 6.7% | 4.7% |
| Wonokromo/Darmo | Rp600m | Rp4.2m | 8.4% | 6.0% | Rp1.05bn | Rp6.8m | 7.8% | 5.5% | Rp1.90bn | Rp11.0m | 6.9% | 4.9% |
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Which neighborhoods offer the best net yield among areas people actually want to live in Surabaya?
The best net-yield neighborhoods among areas people actually want to live in Surabaya are Basuki Rahmat/Tunjungan, Gubeng, Gunawangsa/Tidar, Airlangga, and Mulyorejo/Mulyosari.
These areas combine modeled net yields around 5.8% to 6.5% with real tenant pools, so the return is not just a cheap-price illusion.
Basuki Rahmat/Tunjungan is the clearest premium-yield case. The table shows 6.2% net yield for 1-bedroom property and 6.3% net yield for 2-bedroom property, supported by rents of about Rp5.5m to Rp10.5m per month.
Gubeng and Airlangga work for a different reason. Their rents are lower than Tunjungan, but entry prices are also much lower, with Gubeng 1-bedroom property at Rp520m and Airlangga 2-bedroom property at Rp700m.
Gunawangsa/Tidar has the highest modeled net yield in the Surabaya dataset, up to 6.5%. A beginner buyer should still check building management, tenant turnover, and resale liquidity because the area is less prestigious than prime central Surabaya or west Surabaya.
Where can I find residential properties with above-average yields and below-average entry prices in Surabaya?
The clearest above-yield, below-entry-price areas in Surabaya are Gunawangsa/Tidar, Airlangga, Kertajaya, Mulyorejo/Mulyosari, and Rungkut.
These areas are not always the most glamorous parts of the Surabaya residential property market, but their rent-to-price relationship is attractive.
Gunawangsa/Tidar has the lowest modeled 1-bedroom entry price at Rp380m, yet it still rents for about Rp2.8m per month. That gives a 6.5% net yield, which is the strongest 1-bedroom net yield in the table.
Airlangga and Mulyorejo/Mulyosari are better real-demand value areas. Airlangga 2-bedroom property shows Rp700m purchase price, Rp5.0m monthly rent, and 6.2% net yield, while Mulyorejo/Mulyosari 2-bedroom property shows Rp850m purchase price, Rp5.8m monthly rent, and 5.9% net yield.
Rungkut is cheaper, with 1-bedroom property around Rp420m and 2-bedroom property around Rp750m. The discount partly reflects weaker expat resale liquidity, so it works best when the exact property is close to employment access, universities, or other clear tenant demand.
Where does the rent level justify the purchase price most clearly in Surabaya?
The rent level most clearly justifies the purchase price in Basuki Rahmat/Tunjungan, Gunawangsa/Tidar, Gubeng, Airlangga, and Mulyorejo/Mulyosari.
These areas show the strongest rent-to-price relationship in the Surabaya residential property rental yield dataset.
Basuki Rahmat/Tunjungan looks expensive, but the rent level also rises sharply. A 2-bedroom property at about Rp1.40bn and Rp10.5m monthly rent produces 9.0% gross yield and 6.3% net yield.
Gunawangsa/Tidar is the opposite case. A 2-bedroom property at Rp620m renting for Rp4.5m per month gives 8.7% gross yield and 6.4% net yield, which means the purchase price is compressed more than the rent.
Citraland and Pakuwon City are weaker on rent-to-price logic. They may be excellent places to live, but their 2-bedroom net yields are only 3.9% and 4.7%, because buyers pay heavily for township quality, land value, and family lifestyle.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Surabaya?
The best place to buy for stable rental income rather than maximum yield in Surabaya is usually Basuki Rahmat/Tunjungan, followed by Lontar/Pakuwon Indah, Dukuh Pakis, Mulyorejo/Mulyosari, and Pakuwon City.
These areas have deeper tenant logic than purely cheap districts, even when the net yield is not the highest number in the table.
Basuki Rahmat/Tunjungan is strongest for professional tenants and convenience renters. The yield is still good, with 1-bedroom and 2-bedroom net yields above 6%, but the bigger advantage is centrality.
Lontar/Pakuwon Indah and Pakuwon City are lower-yield but safer lifestyle bets. Their 2-bedroom net yields are around 5.0% and 4.7%, but they benefit from malls, schools, modern estates, and stronger family appeal.
Dukuh Pakis offers a useful middle ground. It is linked to west Surabaya demand without always carrying the full Pakuwon Indah price premium, which helps its 1-bedroom and 2-bedroom net yields reach 5.8% and 5.6%.
The trade-off is simple. Stable areas often cost more, so a beginner may accept a lower net yield if vacancy, tenant quality, and resale liquidity are better.
What type of residential property should a beginner investor buy to maximize rental profitability in Surabaya?
A beginner investor in Surabaya should usually buy a well-located 1-bedroom or 2-bedroom apartment to maximize rental profitability.
These units give the best balance of entry price, tenant depth, and net rental yield in Surabaya.
The strongest 1-bedroom net yields are 6.5% in Gunawangsa/Tidar, 6.3% in Gubeng, 6.2% in Basuki Rahmat/Tunjungan, and 6.1% in Kertajaya. These are compact property formats where rent remains high relative to the purchase price.
The strongest 2-bedroom net yields are 6.4% in Gunawangsa/Tidar, 6.3% in Basuki Rahmat/Tunjungan, and 6.2% in Airlangga. This makes the 2-bedroom format especially useful for buyers who want more tenant depth than a 1-bedroom unit without moving into expensive family housing.
Three-bedroom properties can earn higher absolute rent, but they usually need more capital and maintenance. Citraland 3-bedroom property is estimated at Rp2.60bn with 4.2% net yield, while Pakuwon City 3-bedroom property is estimated at Rp2.10bn with 4.3% net yield.
For foreigners, apartments are also easier to evaluate than landed properties because strata-style arrangements are more familiar than land-right structures. Title type, right type, and minimum foreign-buyer rules still need to be checked before purchase.
We give you more details in the our real estate pack about Surabaya.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Surabaya?
The Surabaya neighborhoods that offer strong rental income with lower vacancy risk are Basuki Rahmat/Tunjungan, Lontar/Pakuwon Indah, Dukuh Pakis, Mulyorejo/Mulyosari, and Pakuwon City.
These areas are not only about high rent. They have clearer tenant pools and better lifestyle or access logic than many cheaper alternatives.
Basuki Rahmat/Tunjungan has the strongest rent level in the table. Its 2-bedroom property rents for about Rp10.5m per month, and its 3-bedroom property rents for about Rp21.0m per month.
Mulyorejo/Mulyosari is lower-rent but stable. The 2-bedroom estimate is Rp5.8m per month with 5.9% net yield, supported by east Surabaya education and medical demand.
Pakuwon City and Lontar/Pakuwon Indah are lower-yield but safer family and lifestyle bets. The risk is that purchase prices can run ahead of rents, so investors must avoid paying too much for prestige.
The practical takeaway is that lower vacancy risk often comes from daily convenience, mall access, schools, offices, hospitals, building quality, and resale liquidity rather than from yield alone.
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Which areas look overpriced relative to their rental income in Surabaya?
The areas that look most overpriced relative to rental income in Surabaya are Citraland, Pakuwon City, and some premium Lontar/Pakuwon Indah properties.
These are good residential areas, but they are weaker if the buyer’s main goal is rental income.
Citraland’s 2-bedroom modeled net yield is only 3.9%, and its 3-bedroom net yield is 4.2%. That is low compared with central apartments producing above 6% net yield.
Pakuwon City has similar logic. A 3-bedroom property at about Rp2.10bn renting for Rp11.0m per month produces only 4.3% net yield.
These neighborhoods are expensive because they offer planned environments, malls, schools, security, road access, and family lifestyle. Those features support livability and resale, but they do not automatically support high rental yield.
The honest interpretation is that Citraland and Pakuwon City are not bad places to own. They are weaker income-yield plays unless the buyer gets a discounted purchase price or a clearly superior property.
Which neighborhoods should I avoid even if the rental yield looks attractive in Surabaya?
A beginner should be careful with Gunawangsa/Tidar, Rungkut, and weaker fringe-stock parts of Kertajaya even when the rental yield looks attractive.
The headline yield can hide vacancy risk, resale risk, building quality problems, and extra repair costs.
Gunawangsa/Tidar has the highest modeled net yield, with 6.5% for 1-bedroom property and 6.4% for 2-bedroom property. The risk is that this return depends on keeping vacancy, repairs, and tenant turnover under control.
Rungkut has reasonable net yields of 5.6% for 1-bedroom property and 5.4% for 2-bedroom property. It is still less liquid for foreign-oriented resale than central Surabaya or stronger west Surabaya locations.
Kertajaya is not an avoid area overall. The warning is property-specific: older units with weak management can look cheap but rent more slowly than better buildings nearby.
For a beginner buyer, the rule is to avoid properties where the only attractive feature is a high modeled yield. The property also needs access, tenant depth, good condition, manageable service costs, and resale liquidity.
Which neighborhoods look risky even though the rental yield is high in Surabaya?
The riskier high-yield Surabaya areas are Gunawangsa/Tidar, Rungkut, and parts of Airlangga or Kertajaya where building quality is weak.
These areas can work, but the yield needs to be tested against property-level risk.
Gunawangsa/Tidar’s 1-bedroom and 2-bedroom net yields of 6.5% and 6.4% are attractive. The risk is tenant turnover, lower buyer depth, and weaker building differentiation.
Rungkut has low entry prices, with 1-bedroom property around Rp420m and 2-bedroom property around Rp750m. The yield is acceptable, but tenant depth depends heavily on exact access and building condition.
Airlangga and Kertajaya are safer than Rungkut if the unit is close to education, medical demand, or strong local access. But older stock needs a clear discount because maintenance and downtime can reduce the real yield.
The practical signal is that a high net yield in Surabaya should be treated as a starting point, not a final answer. A buyer still needs to check the building, the tenant pool, the management record, and likely resale demand.
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What neighborhoods should I avoid when buying a rental property in Surabaya?
For a beginner rental investor in Surabaya, the practical avoid list is not whole districts. It is overpriced Citraland or Pakuwon City houses, weak Rungkut fringe stock, older low-service apartment buildings, and large 3-bedroom units without clear family demand.
These combinations can weaken the investment case even when the neighborhood name looks acceptable.
Citraland and Pakuwon City should be avoided only when the buyer’s main goal is income yield. They are livable and liquid, but 2-bedroom and 3-bedroom net yields in the table are mostly below 4.7%.
Rungkut should be avoided by beginners if the property is far from clear demand nodes or has poor building management. Its yield is not bad, but resale and tenant quality can be thinner.
Large 3-bedroom apartments in central Surabaya should also be approached carefully. They can rent well, but the tenant pool is narrower and service charges are heavier.
The simple beginner rule is to avoid buying a rental property in Surabaya where the owner must solve too many problems at once: high price, narrow tenant pool, old condition, weak access, high service costs, and uncertain resale.
Which neighborhoods are seeing rental demand weaken, and why, in Surabaya?
The Surabaya neighborhoods where rental demand looks weaker are the areas where new supply, older stock, and thinner tenant depth overlap, mainly parts of Rungkut, Gunawangsa/Tidar, older Kertajaya stock, and some oversized premium units.
This does not mean rents are collapsing. It means units can take longer to rent unless priced correctly.
Rungkut faces competition from better-connected east and central options. The area can still produce 5.4% to 5.6% net yield on 1-bedroom and 2-bedroom properties, but the investor must be careful about exact location and building condition.
Gunawangsa/Tidar faces budget pressure because tenants have many similarly priced alternatives. A high modeled yield can disappear if the unit sits empty or needs repeated repairs.
Oversized premium units face a different problem. A Rp20m-plus monthly renter has more negotiating power and more choices, so the owner needs a strong property, not just a prestigious address.
The practical recommendation is to price for real tenant demand, not for wishful rent. In Surabaya, an older or oversized unit needs a discount if the tenant pool is narrow.
Which neighborhoods are seeing new developments that could create stronger rental demand in Surabaya?
The Surabaya neighborhoods most likely to benefit from new development are Pakuwon City, Lontar/Pakuwon Indah, Wiyung, Mulyorejo/Mulyosari, and transport-linked central areas.
The important point is that development only helps rental yield when it creates tenant demand, not just more competing supply.
Pakuwon City and Pakuwon Indah benefit from large mixed-use ecosystems. Retail, apartments, serviced apartments, hotels, townships, and education-linked assets can create daily rental demand rather than isolated housing demand.
Wiyung and Lontar can benefit if west Surabaya access improves because road convenience strongly affects tenant choice. Their modeled 1-bedroom net yields of 5.4% and 5.1% show that the income case can work when the price is controlled.
Mulyorejo/Mulyosari benefits from east Surabaya education, medical, and lifestyle demand. Its 2-bedroom property is estimated at Rp850m, Rp5.8m monthly rent, and 5.9% net yield.
The trade-off is supply. New apartments and townships can improve demand, but too many similar units can cap rent growth and increase vacancy pressure.
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Which neighborhoods have become less attractive for property investors over the last 12 months in Surabaya?
The neighborhoods that have become less attractive for yield-focused investors over the last 12 months in Surabaya are Citraland, Pakuwon City, and premium Lontar/Pakuwon Indah.
The issue is not neighborhood quality. The issue is that purchase prices remain high relative to realistic rent.
Citraland remains desirable for lifestyle, but its 2-bedroom net yield is only 3.9%, the weakest 2-bedroom figure in the table. Its 3-bedroom net yield is also modest at 4.2%.
Pakuwon City has a similar profile. Its 2-bedroom property shows 4.7% net yield, while its 3-bedroom property shows 4.3% net yield, so the income case is weaker than the livability case.
Premium Lontar/Pakuwon Indah units can still be good for lifestyle and resale. But for rental income, the buyer needs a discounted purchase price or a property with clearly superior tenant appeal.
The practical conclusion is that slow-growth housing markets make low-yield purchases harder to justify. A foreign buyer should avoid paying a lifestyle premium if the goal is rental income.
Which property types are becoming harder to rent in Surabaya, and in which neighborhoods?
The property types becoming harder to rent in Surabaya are large 3-bedroom apartments without corporate demand, expensive landed houses, and older low-amenity units.
The issue is not always rent level. The issue is whether enough tenants want that exact property at that rent.
Large 3-bedroom units in central or premium areas can command high rent. Basuki Rahmat/Tunjungan 3-bedroom property is estimated at Rp21.0m per month, but the tenant pool is narrower and service charges reduce net yield.
Landed houses in Citraland, Pakuwon City, and Wiyung are easier to live in than to yield well. Their modeled 3-bedroom net yields are 4.2%, 4.3%, and 4.7%, which is below the better compact apartment figures.
Older low-amenity apartments in cheaper areas can also be difficult unless deeply discounted. Renters in Surabaya often compare security, parking, mall access, building condition, and commute convenience.
The practical rule is to buy tenant depth, not just size. A smaller apartment in a stronger renter location can be more profitable than a larger property with fewer realistic tenants.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Surabaya?
The best bedroom count in Surabaya is usually the 2-bedroom property, followed by a well-located 1-bedroom apartment.
Three-bedroom properties are better for stable family tenants, not for maximum yield.
Two-bedroom units offer stronger absolute rent than 1-bedroom units, but they do not require the same capital or maintenance burden as 3-bedroom homes. In the table, 2-bedroom net yields reach 6.4% in Gunawangsa/Tidar, 6.3% in Basuki Rahmat/Tunjungan, and 6.2% in Airlangga.
One-bedroom units are best for lower entry price. The strongest examples are Rp380m to Rp520m entry prices in Gunawangsa/Tidar, Rungkut, Airlangga, Kertajaya, and Gubeng, with net yields often above 5.6%.
Three-bedroom properties can be stable when the tenant pool is real, such as families, corporate tenants, or high-income renters. For a beginner, the higher purchase price, repairs, vacancy risk, and narrower renter base make 3-bedroom properties less forgiving.
The simple Surabaya answer is this: 2-bedroom property is the most balanced format, 1-bedroom property is the easiest entry point, and 3-bedroom property needs stronger due diligence.
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INSIGHTS
These insights are drawn from the Surabaya residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Surabaya.
- Surabaya’s best net yields cluster in central apartments and practical renter locations, not in large landed family houses. This matters because net yield is the number closest to what an owner actually keeps after recurring costs.
- Gunawangsa/Tidar has the strongest modeled yield profile, but the high number needs more due diligence. A 6.5% net yield is attractive only if the building is well managed, the unit rents quickly, and resale liquidity is not too weak.
- Basuki Rahmat/Tunjungan is the strongest premium-yield location in the table. It combines high rent with central demand, which makes the income case more credible than in many cheaper areas.
- Gubeng and Airlangga show why university, hospital, and central access demand matters. Lower entry prices allow good rent-to-price math without relying only on bargain-hunting.
- Mulyorejo/Mulyosari looks underappreciated compared with west Surabaya alternatives. Its 2-bedroom property combines Rp850m purchase price, Rp5.8m monthly rent, and 5.9% net yield.
- Citraland is livable, but purchase prices dilute rental yield. It is better understood as a family lifestyle and resale market than a pure income-yield market.
- Pakuwon City has a similar trade-off. The township quality is valuable, but the 3-bedroom net yield of 4.3% shows that rent does not fully match the capital required.
- Two-bedroom properties often offer the best balance in Surabaya. They are large enough for small households and professional tenants, but not as capital-heavy or maintenance-heavy as 3-bedroom homes.
- One-bedroom apartments work best when the building is easy to rent. The strongest 1-bedroom net yields in the table are above 6%, but that return depends on low vacancy and manageable service charges.
- Three-bedroom properties should be judged by tenant depth, not only rent level. A high monthly rent can be attractive, but a narrower tenant pool can create longer vacancy periods.
- Dukuh Pakis looks efficient because it captures west Surabaya demand without always carrying the highest Pakuwon Indah price premium. That helps the area produce 5.6% to 5.8% net yields on smaller formats.
- Rungkut is a value area, not a simple safe area. Its yields are acceptable, but foreign buyers should be stricter on access, building quality, and resale liquidity.
- Wonokromo/Darmo remains useful because it combines centrality and livability. Its 1-bedroom net yield of 6.0% is strong, while larger formats become less efficient.
- West Surabaya has stronger buyer psychology, while central Surabaya has stronger rent-to-price math. This is one of the most important trade-offs in the Surabaya residential property market.
- Net yield should carry more weight than gross yield. Service charges, sinking funds, vacancy, repairs, leasing fees, and landed-house maintenance can turn a strong-looking gross yield into a more ordinary return.
- Foreign buyers should treat legal structure as part of the investment case. Apartments may be easier to compare than landed homes, but title, permitted rights, and minimum-price rules still need legal review.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Surabaya neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we collected comparable sale listings from recognized Indonesia property platforms such as Rumah123, Lamudi, and 99.co Indonesia. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a local-currency basis. We used the median price as the main reference where possible, or the average only when the sample was clean enough and the comparable properties were tightly grouped.
We then built the rental side of the dataset separately. For the same Surabaya neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all Surabaya property segments. The deduction was adjusted by neighborhood and property type, reflecting differences in service charges, sinking funds, vacancy risk, maintenance needs, management costs, agent fees, tax friction, repairs, insurance, utilities, building costs, garden costs, security costs, and other operating costs where relevant.
In other words, a small central apartment, a condo-style unit with heavier service charges, a townhouse-style cluster house, and a larger landed home were not treated as if they had the same operating cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building or property condition, age, access, layout, parking, privacy, maintenance burden, tenant depth, rental stability, and resale liquidity.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. Around 30 to 40 comparable listings means higher confidence. Around 20 to 30 comparable listings means usable but less robust. Fewer than 20 comparable listings means directional only, unless we widened the comparable area carefully.
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 Surabaya.
