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Beranda/Panduan Properti/Membeli / Menyewa Properti

ROI Investasi Apartemen: Cara Hitung & Faktor yang Mempengaruhinya
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Terakhir diperbarui 29 April 2026 · 7 min read · by Yongky Yulius

apartemen Antasari Place

Ringkasan:

  • ROI investasi apartemen di Indonesia rata-rata berkisar antara 3–8% per tahun, yang dihitung dengan membagi pendapatan sewa bersih terhadap total modal yang dikeluarkan.
  • Nilai keuntungan ini dipengaruhi oleh faktor dominan seperti lokasi strategis (seperti CBD Jakarta atau Bali), tipe unit, biaya operasional, serta strategi penyewaan yang diterapkan.
  • Selain pendapatan sewa rutin, investor juga dapat mengoptimalkan total keuntungan melalui kenaikan harga aset (capital gain) dan manajemen unit yang efisien.

ROI investasi apartemen merupakan persentase keuntungan yang didapatkan investor dari nilai properti yang diinvestasikan dalam periode tertentu.

Adapun rata-rata ROI investasi apartemen adalah sekitar 3-8 persen per tahun. Hal tersebut dipengaruhi faktor seperti lokasi, tipe unit, dan strategi sewa yang diterapkan.

Cara menghitung ROI apartemen adalah dengan cara membagi keuntungan bersih tahunan total modal yang dikeluarkan, lalu dikalikan 100%. Semakin tinggi ROI, semakin menguntungkan investasi apartemen tersebut.

Berikut adalah penjelasan lebih lanjut mengenai ROI (return on investment) apartemen:

Daftar Isi Artikel:

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Rumus ROI Investasi Apartemen

  • ROI = (Pendapatan Sewa Bersih Tahunan ÷ Total Modal yang Diinvestasikan) × 100%

Pendapatan sewa bersih adalah pendapatan kotor dikurangi biaya operasional seperti biaya perawatan, iuran IPL (Iuran Pengelolaan Lingkungan), pajak, dan biaya manajemen properti.

Supaya tidak bingung, mari lihat contoh perhitungan ROI apartemen berikut ini:

KomponenNilai
Harga beli apartemenRp 600.000.000
Biaya tambahan notaris pajak renovasiRp 50.000.000
Total modalRp 650.000.000
Pendapatan sewa per bulanRp 4.500.000
Pendapatan sewa per tahun grossRp 54.000.000
Biaya IPL dan perawatan per tahunRp 10.000.000
Pendapatan bersih per tahunRp 44.000.000
ROI per tahun6.77%

Cara menghitung ROI apartemen pada tabel di atas: Rp 44.000.000 ÷ Rp 650.000.000 × 100% = 6,77% per tahun.

Mari buat studi kasus untuk apartemen bernama Klaska Residence yang harganya mencapai Rp749 jutaan untuk unit superior+.

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Dengan lokasi strategis yang dekat dengan akses tol, pusat perbelanjaan, dan kampus ternama, unit tipe Superior+ memiliki daya tarik sewa yang kuat bagi profesional muda maupun ekspatriat.

Berikut adalah simulasi perhitungan ROI-nya:

KomponenNilai
Harga Beli Unit (Superior+)Rp 749.000.000
Biaya Pajak Notaris & FurnishingRp 61.000.000
Total Modal InvestasiRp 810.000.000
Pendapatan Sewa per BulanRp 5.500.000
Pendapatan Sewa Gross per TahunRp 66.000.000
Biaya IPL Maintenance & PajakRp 12.000.000
Pendapatan Sewa Bersih TahunanRp 54.000.000
ROI per Tahun6.67%

Cara Menghitung ROI Klaska Residence: (Rp 54.000.000 ÷ Rp 810.000.000) × 100% = 6,67% per tahun.

Angka ROI di atas 6% ini tergolong sangat sehat untuk pasar apartemen, apalagi Klaska Residence menawarkan nilai tambah berupa fasilitas resort mewah (seperti Olympic pool, jacuzzi, hingga private movie room).

Serta, sistem smart unit yang membuat nilai sewanya lebih kompetitif dibanding apartemen standar di sekitarnya.

Sebagai informasi tambahan, berikut adalah kisaran rata-rata ROI investasi apartemen untuk kota-kota besar di Indonesia.

Kisaran Rata-Rata ROI Apartemen di Beberapa Kota Besar di Indonesia

Kota atau KawasanROI Sewa Tahunan EstimasiCatatan
Jakarta Selatan CBD5 sampai 8 persenTingkat hunian tinggi permintaan ekspatriat
Jakarta Barat atau Timur3 sampai 5 persenHarga lebih terjangkau ROI sedang
Bali Seminyak Ubud7 sampai 12 persenPotensi sewa harian wisatawan tinggi
Surabaya4 sampai 6 persenPasar berkembang harga lebih kompetitif
Bandung3 sampai 5 persenCocok untuk sewa jangka menengah
Tangerang BSD3 sampai 4 persenKawasan suburban cocok keluarga

Data kisaran ROI dan rental yield investasi apartemen per kota yang tercantum merupakan estimasi berdasarkan rata-rata pasar dari berbagai sumber industri properti dan laporan pasar publik. Angka-angka tersebut bersifat indikatif dan dapat berubah sewaktu-waktu mengikuti kondisi pasar.

Kenapa ROI apartemen di beberapa kota bisa berbeda? Faktor-faktor apa saja yang sebenarnya mempengaruhinya?

investasi obligasi negara

Faktor yang Mempengaruhi ROI Investasi Apartemen

1. Lokasi Apartemen

Lokasi adalah faktor paling dominan dalam menentukan ROI investasi apartemen.

Apartemen di kawasan CBD (Central Business District) seperti Sudirman, Thamrin, atau SCBD di Jakarta umumnya memiliki tingkat hunian lebih tinggi dan harga sewa lebih kompetitif.

Bali juga menjadi destinasi investasi apartemen dengan ROI tinggi karena potensi sewa harian wisatawan.

Contoh apartemen yang berada di lokasi strategis adalah Casa de Parco.

Casa de Parco merupakan apartemen strategis di jantung BSD City yang terintegrasi langsung dengan kawasan bisnis dan pusat edukasi ternama.

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Lokasinya yang sangat dekat dengan AEON Mall dan perkantoran hijau menjamin potensi pasar sewa yang stabil dari kalangan profesional maupun mahasiswa.

Hunian ini mengusung konsep ramah lingkungan dengan fasilitas unggulan seperti inner courtyard luas, kolam renang tematik, dan sistem keamanan 24 jam.

Dengan spesifikasi bangunan berkualitas dan posisi di area ekonomi dinamis, aset ini menawarkan peluang investasi dengan capital gain yang menjanjikan.

2. Tipe Unit dan Luas

Unit studio dan 1 kamar tidur cenderung lebih mudah disewakan dan memiliki rasio harga-sewa yang lebih baik dibanding unit besar.

ROI unit studio rata-rata 5–7%, sedangkan unit 3 kamar tidur berkisar 3–5%.

3. Strategi Sewa

Sewa harian melalui platform digital umumnya menghasilkan ROI lebih tinggi (6–10%) dibanding sewa bulanan (3–5%), namun membutuhkan manajemen aktif dan tingkat hunian yang stabil.

4. Biaya Operasional

Biaya IPL, pajak penghasilan sewa (PPh 4 ayat 2 sebesar 10% dari pendapatan bruto untuk final tax), biaya perawatan, dan komisi agen properti akan memangkas pendapatan bersih dan menurunkan ROI.

Penting untuk memperhitungkan semua biaya ini sebelum memutuskan investasi.

5. Capital Gain

Selain ROI dari sewa, investor juga bisa memperoleh keuntungan dari kenaikan harga jual apartemen (capital gain).

Di lokasi berkembang, capital gain bisa mencapai 10–15% per tahun, menjadikannya komponen penting dalam total return investasi.

Berencana berinvestasi apartemen? Berikut adalah beberapa tips dalam meningkatkan ROI-nya.

Cara Investasi Properti Rumah

Cara Meningkatkan ROI Investasi Apartemen

Ada beberapa strategi yang bisa diterapkan untuk mengoptimalkan ROI investasi apartemen:

  • Pilih apartemen di lokasi strategis dekat pusat bisnis, kampus, atau destinasi wisata
  • Manfaatkan platform sewa jangka pendek untuk unit di lokasi wisata
  • Kelola sendiri properti atau gunakan jasa manajemen properti profesional yang efisien
  • Renovasi dan furnishing yang tepat untuk meningkatkan daya tarik unit dan harga sewa
  • Pantau perbandingan harga sewa di sekitar lokasi secara berkala untuk penyesuaian tarif
  • Pertimbangkan unit studio atau 1 kamar yang lebih mudah disewakan dan memiliki ROI lebih baik
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***

Demikian informasi seputar ROI investasi apartemen.

jika perencanaannya matang dan pemilihan unitnya tepat, investasi apartemen tetap menjadi pilihan menarik.

Propertinya bisa menjadi aset jangka panjang di tengah tren kenaikan harga yang konsisten.

Pertanyaan Umum

Berapa ROI investasi apartemen yang ideal?
ROI investasi apartemen yang dianggap ideal di Indonesia berkisar antara 5–8% per tahun.
Apakah investasi apartemen lebih menguntungkan dari deposito?
ROI investasi apartemen berpotensi lebih tinggi dari deposito bank (sekitar 4–5% per tahun), terutama jika memperhitungkan capital gain.
Bagaimana cara menghitung ROI apartemen dengan KPR?
Hitung pendapatan sewa bersih per tahun, lalu kurangi dengan total angsuran KPR per tahun dan biaya operasional. Hasilnya dibagi dengan total uang muka (DP) dan biaya awal lainnya. Formula: ROI KPR = (Sewa Bersih – Cicilan KPR Tahunan) ÷ Modal Awal × 100%.
Apa perbedaan ROI dan yield apartemen?
Yield apartemen biasanya merujuk pada gross rental yield, yaitu perbandingan pendapatan sewa kotor dengan harga beli properti. ROI lebih komprehensif karena memperhitungkan semua biaya termasuk renovasi, IPL, dan pajak. Gross yield yang baik untuk apartemen Indonesia berkisar 4–7%.
Kota mana yang memiliki ROI investasi apartemen tertinggi?
Bali, khususnya kawasan Seminyak dan Canggu, menawarkan ROI investasi apartemen tertinggi karena tingginya permintaan sewa harian dari wisatawan mancanegara. Jakarta Selatan di kawasan CBD juga memiliki ROI kompetitif berkat permintaan dari ekspatriat dan profesional korporat.

Tahapan Selanjutnya

01

Cara Investasi Properti untuk Pemula: Panduan Praktis yang Mudah Diikuti

Yongky Yulius 10 min read
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02

Apakah Investasi Properti Masih Menguntungkan di 2026? Begini Analisisnya

Rachmi Arin Timomor 8 min read
Apakah Investasi Properti Masih Menguntungkan di 2026? Begini Analisisnya
03

Panduan Memilih Aset Investasi Jangka Panjang yang Aman dan Menguntungkan

Ilham Budhiman 5 min read
Panduan Memilih Aset Investasi Jangka Panjang yang Aman dan Menguntungkan
04

Lebih Baik Investasi Rumah atau Tanah? Ini Kelebihan dan Kekurangannya

Ilham Budhiman 8 min read
Lebih Baik Investasi Rumah atau Tanah? Ini Kelebihan dan Kekurangannya
05

Investasi Rumah atau Apartemen? Ini Perbandingan Buat Bantu Ambil Keputusan

Miyanti Rahman 8 min read
Investasi Rumah atau Apartemen? Ini Perbandingan Buat Bantu Ambil Keputusan
06

5 Keuntungan Investasi Rumah dan Tips Memilihnya untuk Jangka Panjang

Miyanti Rahman 7 min read
5 Keuntungan Investasi Rumah dan Tips Memilihnya untuk Jangka Panjang
07

Cara Mudah Memulai Investasi Tanah Kavling agar Menguntungkan

Redaksi 7 min read
Cara Mudah Memulai Investasi Tanah Kavling agar Menguntungkan
08

Untung Rugi Investasi Apartemen dan Cara Memilihnya agar Menguntungkan

Ilham Budhiman 9 min read
Untung Rugi Investasi Apartemen dan Cara Memilihnya agar Menguntungkan
09

7 Lokasi Terbaik untuk Investasi Properti di Indonesia

Insan Fazrul 8 min read
7 Lokasi Terbaik untuk Investasi Properti di Indonesia
10

Rata-Rata ROI Properti di Indonesia, Cara Menghitung, dan Faktornya

Ilham Budhiman 6 min read
Rata-Rata ROI Properti di Indonesia, Cara Menghitung, dan Faktornya
11

Perhitungan Bisnis Properti Menggunakan ROI dan Cap Rate

Yongky Yulius 6 min read
Perhitungan Bisnis Properti Menggunakan ROI dan Cap Rate
12

Cara Investasi Rumah agar Untung dan Minim Risiko

Ilham Budhiman 7 min read
Cara Investasi Rumah agar Untung dan Minim Risiko
13

Investasi Ruko atau Rumah? Ini Panduan Memilihnya agar Untung Maksimal

Yongky Yulius 6 min read
Investasi Ruko atau Rumah? Ini Panduan Memilihnya agar Untung Maksimal
14

Aset Properti Produktif: Pengertian, Contoh, dan Tips Penting

Yongky Yulius 6 min read
Aset Properti Produktif: Pengertian, Contoh, dan Tips Penting
15

Peluang Investasi Properti di Tangerang yang Wajib Investor Ketahui

Ilham Budhiman 6 min read
Peluang Investasi Properti di Tangerang yang Wajib Investor Ketahui
16

Keuntungan Investasi Rumah Mewah, Pilihan Tepat untuk Diversifikasi Aset

Ilham Budhiman 6 min read
Keuntungan Investasi Rumah Mewah, Pilihan Tepat untuk Diversifikasi Aset
17

Investasi Rumah atau Emas, Ini Kelebihan dan Kekurangannya

Yongky Yulius 6 min read
Investasi Rumah atau Emas, Ini Kelebihan dan Kekurangannya
18

Strategi Membangun Passive Income Terbaik dari Sektor Properti untuk Pemula

Yongky Yulius 7 min read
Strategi Membangun Passive Income Terbaik dari Sektor Properti untuk Pemula
19

6 Cara Investasi Rumah yang Benar beserta Keuntungannya

Miyanti Rahman 7 min read
6 Cara Investasi Rumah yang Benar beserta Keuntungannya
20

Panduan Lengkap Investasi Properti untuk Pemula, Cara Aman Memulai Tanpa Takut Rugi

Yongky Yulius 14 min read
Panduan Lengkap Investasi Properti untuk Pemula, Cara Aman Memulai Tanpa Takut Rugi
21

ROI Investasi Apartemen: Cara Hitung & Faktor yang Mempengaruhinya

Yongky Yulius 7 min read
ROI Investasi Apartemen: Cara Hitung & Faktor yang Mempengaruhinya
22

Rekomendasi Ruko di BSD City dengan Lokasi Premium dan Traffic Tinggi

Imam 17 min read
Rekomendasi Ruko di BSD City dengan Lokasi Premium dan Traffic Tinggi
23

Strategi dan Cara Diversifikasi Portofolio Properti untuk Meningkatkan Keuntungan Investasi

Ilham Budhiman 6 min read
Strategi dan Cara Diversifikasi Portofolio Properti untuk Meningkatkan Keuntungan Investasi
24

Sunset & Sunrise Property untuk Investasi, Mana yang Lebih Menguntungkan?

Ilham Budhiman 7 min read
Sunset & Sunrise Property untuk Investasi, Mana yang Lebih Menguntungkan?
25

8 Tips Membeli Tanah Kavling yang Aman dan Menguntungkan

Insan Fazrul 7 min read
8 Tips Membeli Tanah Kavling yang Aman dan Menguntungkan
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Simulasi KPR

Hitung pembiayaan kredit rumah dengan bunga KPR terbaik di Rumah123

Rp
%
Rp
Bunga mulai
4%
Tenor maks.
20 tahun
Bunga mulai
2.6%
Tenor maks.
30 tahun
Bunga mulai
2.65%
Tenor maks.
30 tahun
Bunga mulai
3.75%
Tenor maks.
30 tahun
Bunga mulai
%
Tenor maks.
tahun
Angsuran/bulan mulai dari
Tahun ke-3
Bunga 4%
Rp. 1.454.353
Tahun ke-4 dan seterusnya
Estimasi Bunga 12%
Rp. 2.475.295

Simulasi KPR Syariah

Hitung pembiayaan KPR syariah dengan rekomendasi bank terbaik di Rumah123

Rp
%
Rp
Angsuran/bulan mulai dari
Tahun ke 1 dan seterusnya
Margin 0%
Rp. 0

Bunga KPR Terbaru

Beli properti impian dengan memilih produk KPR terbaik di Rumah123

Bank CIMB Niaga
Bank CIMB Niaga
Suku bunga mulai dari4%
Tenor Max.20 Tahun
Lihat 10 Program
Bank Mandiri
Bank Mandiri
Suku bunga mulai dari2.6%
Tenor Max.30 Tahun
Lihat 12 Program
Bank BTN
Bank BTN
Suku bunga mulai dari2.65%
Tenor Max.30 Tahun
Lihat 28 Program
Lihat Lebih Banyak
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