North Bekasi's rental market stays active year-round. A consistent stream of Jakarta workers chooses to live in Bekasi for lower cost of living while commuting in via KRL — and that keeps demand for cluster houses near Bekasi Station reasonably stable regardless of season.
The data below is based on active listings on major property platforms and verified through field agents as of April 2026.
Current Rental Rates: North Bekasi Cluster Houses
| House Type | Floor Area (m²) | Annual Rent | Notes |
|---|---|---|---|
| Type 36 (1-storey) | 36 | Rp 18–24 million | 2 bedrooms, best fit for couples without children |
| Type 45 (1–2 storey) | 45 | Rp 25–32 million | 3 bedrooms, highest demand segment in North Bekasi |
| Type 70 (2-storey) | 70 | Rp 35–48 million | 4 bedrooms; premium clusters near the station fetch more |
| Type 90+ (2-storey) | 90–120 | Rp 50–75 million | More selective demand; suits expats or large families |
*Annual figures. Actual rates vary by unit condition, building age, and specific cluster.
What Drives Rental Premiums
1. Distance to Bekasi Station
This is the single biggest factor. A cluster 10 minutes from Bekasi Station commands 15–20% higher rent than a comparable cluster 15–20 minutes away. Tenants who commute to Jakarta by KRL are acutely sensitive to station proximity — it translates directly to daily time and energy.
2. Furnishing level
Fully furnished units (AC, wardrobes, beds) rent for 20–30% more than unfurnished — but come with higher maintenance burden and damage risk. Semi-furnished (AC and wardrobes only) hits the sweet spot for young families and tends to lease most quickly.
3. Cluster facilities
Clusters with a pool, playground, and 24-hour security consistently command rent premiums. Tenants with young children or security concerns — a large segment in North Bekasi — specifically filter for this.
4. Building age and condition
New or recently renovated units reliably generate higher rents. For pure rental investment purposes, a new unit in a developing cluster tends to outperform older stock in the same area.
Rental Yield Calculation for Type 70
Using current market data:
- Purchase price: Rp 600–750 million (Type 70, condition-dependent)
- Annual rent: Rp 35–48 million
- Gross yield: approximately 5–7%
Net yield — after deducting IPL maintenance fees, income tax on rent (10% PPh), and routine upkeep — realistically lands at 3.5–5% annually. Higher than a bank deposit, but investors who benchmark to gross yield alone tend to be disappointed once expenses are counted.
Key data point: The spread between near-station and far-station rental rates in North Bekasi can reach Rp 8–12 million per year for the same unit type. That directly impacts yield and investment decision-making.
Who's Renting in North Bekasi
- Young Jakarta commuter couples — the largest segment. Type 36–45, unfurnished or semi-furnished, 1–2 year contracts
- Families with 1–2 young children — Type 45–70, cluster facilities and school proximity matter (Al-Azhar Summarecon, BPK Penabur)
- Corporate transferees — often looking for 6-month contracts, furnished preferred
- Downsizing retirees — small segment but typically long-term tenants who maintain the property well
Vacancy rate for well-maintained, competitively priced units typically stays under two months per year — a stable market, not a hot one.
Outlook: MRT Phase 3 Impact on Rentals
Two MRT Phase 3 stations are planned for North Bekasi — Harapan Baru and Karangsatria. Jakarta's precedent from MRT Phase 1 shows rental demand near stations rising 20–30% after construction begins, with prices adjusting gradually rather than spiking immediately.
Tenants who commute to Jakarta gain an additional transport option alongside KRL, which tends to justify paying slightly more for the location. This should apply to clusters within 10 minutes of the planned stations.
Buying a Kingspoint unit as a rental investment?
Kingspoint sits on Jl. Raya Perjuangan — 10 minutes to Bekasi Station, exactly where commuter tenants look first. Ask our team about available units and rental income projections.
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