Cost of Housing in Medan for Expats Guide

Rental Costs by Property Type

Understanding the cost of housing in Medan for expats starts with identifying which property type aligns with your lifestyle and budget.

Medan provides a wide range of accommodations that suit single professionals, couples, families, and corporate employees.

The list below outlines typical rental prices and features of each option.

1. Studio Apartments (30–50 sqm)

Price: IDR 3–6 million/month (USD 190–380)
Features: AC, WiFi, basic kitchen, parking
Ideal for: Young professionals or short-term assignments
Common locations: Medan Petisah, near commercial districts

2. One-Bedroom Units (50–70 sqm)

Price: IDR 4–8 million/month
Features: Furnished interiors, 24/7 security, fitness rooms
Appeal: Balanced space and affordability

3. Two-Bedroom Apartments (60–100 sqm)

Price: IDR 5–12 million/month (USD 320–770)
Features: Pool and gym access in complexes like Setiabudi Sky Garden
Ideal for: Couples or remote workers needing home-office space

4. Houses and Villas (150–400 sqm)

Price: IDR 8–25 million/month (USD 510–1,600)
Features: Maids’ quarters, Western-style kitchens, gated community
High-end options: Luxury villas near golf courses exceed IDR 30 million/month

5. Serviced Apartments

Short-term options have a 30–50 percent price premium
Annual contracts allow 10–15 percent negotiation room

Neighborhood Price Comparison

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Before choosing a location, expats should compare each district’s atmosphere, ease of commuting, and price trends.

The cost of housing in Medan for expats varies greatly between city-center developments and suburban communities.

The overview below highlights the strengths and pricing of popular expat neighborhoods.

Neighborhood	Rental Range (Monthly)	Purchase Price (per sqm)	Key Features
Medan Baru/City Center (Medan Petisah)	IDR 10–18 million	IDR 25–35 million/sqm	Close to malls (Centre Point), international schools, hospitals. 12–15% YoY rental growth.
Kampung Baru/Sun Plaza Area	IDR 6–13 million	N/A	Busy commercial district with shops and eateries. Suits entrepreneurs/city dwellers. 10% appreciation forecast.
Sunggal/Tanjung Rejo Suburbs	IDR 4–9 million	N/A	Larger homes, quieter streets, better value. 15–25 minutes to center/airport. Ideal for remote workers or families.
Deli Serdang/Outer Areas (Deli Tua)	IDR 3–6 million	N/A	Lowest prices, more land for gardens. Limited entertainment/dining.

Across Medan, expats typically cluster in compounds like Graha Paramita for added security.

A family of four usually budgets IDR 15–25 million monthly for combined housing and living needs.

Purchase Prices and Ownership

Foreigners who plan long-term residence or investment should understand both pricing and regulatory requirements.

The cost of housing in Medan for expats in the purchase market has increased significantly due to rising foreign direct investment and new residential developments.

Current Market Conditions

Houses: IDR 1.2–1.8 billion (USD 77,000–115,000), or IDR 9–12 million/sqm
Apartments: IDR 1.8–2.5 billion (USD 115,000–160,000)
High-growth projects: De Ritz and similar high-rise developments
ROI on rentals: Ranges from 7–12 percent, with suburban villas generally outperforming central condos in value growth.

Ownership Rules for Foreigners

No access to freehold (Hak Milik) land ownership.
Eligible to buy strata-title apartments in the Medan region if the property is valued at a minimum of IDR 2 Billion (approximately USD 130,000) in approved zones.
Leasehold (Hak Pakai) is available for 25–80 years (renewable).
Forming a PT PMA (foreign-owned company) is required for broad property holding rights, which now requires a minimum Paid-Up Capital of IDR 2.5 Billion (part of an overall IDR 10 Billion total investment plan).
Nominee arrangements exist but involve significant risk.

Additional Housing Expenses

Beyond the purchase or rental price, expats should plan for ongoing costs that influence total living expenses.

This category includes utilities, legal fees, maintenance, and taxes.

Typical Monthly Expenses

Electricity (1,300–2,200VA): IDR 800,000–1.5 million
Water: Around IDR 200,000
Internet (100–300 Mbps): IDR 400,000–700,000
Total utilities for families: IDR 1.5–3 million

Initial and Ongoing Charges

Deposits: 1–3 months’ rent (refundable)
Agency fees: 5–10 percent (one-time)
Cleaning/maintenance: IDR 500,000–1.5 million/month (in compounds)
Renovation/furnishing: IDR 20–60 million initial cost
Annual property tax (PBB): 0.5 percent
Insurance: IDR 5–10 million/year
Purchase taxes: BPHTB 5 percent (acquisition duty), PPh final 2.5 percent (seller pays)