On Wednesday, 19 August 2026, JLL Indonesia's second-quarter market research was picked up widely by Indonesian property media. It covers the first six months of the year for landed housing across Jabodetabek: roughly 3,900 units sold, against about 3,500 units of new supply launched in the same period, with a cumulative sales rate touching 90 percent.
Vivin Harsanto, Head of Growth and Strategic Consulting at JLL Indonesia, gave the emerging pattern a name: k-shaped demand. Demand is splitting in two directions. The lower band and the upper band are both absorbing units, while the middle, long treated as the backbone of the Jabodetabek housing market, is the slowest-moving part.
The gap between sales and new launches already tells you something. If 3,900 units sold while only 3,500 came to market, part of that demand was met from stock that had been standing for a while, not from fresh launches.
Five price bands, and the shape they form
The band-by-band split is the part that rarely travels with the headline, and it is where the useful information sits:
| Price band | Share of sales | Position in the K |
|---|---|---|
| Below Rp 600 million | 19% | Lower leg, strengthening |
| Rp 600 million – Rp 1.3 billion | 32% | Largest absorber |
| Rp 1.3 billion – Rp 2 billion | 22% | Middle, slowing |
| Rp 2 billion – Rp 3 billion | 9% | Slowest of all |
| Above Rp 3 billion | 19% | Upper leg, strengthening |
Note: these percentages are rounded, so they do not total exactly 100.
Add the two middle rows and you get 31 percent for the whole Rp 1.3 billion to Rp 3 billion range. JLL describes that share as below its historical level. That is where the K takes shape: one line climbing to the upper right, another sliding to the lower right, and the sliding one covers what used to be the busiest part of the market.
Worth pausing on one detail: the Rp 2 billion to Rp 3 billion band sits at 9 percent, smaller than the above-Rp 3 billion band at 19 percent. So this is not simply a case of demand thinning as prices rise. There is a pocket in the middle that is quieter than the tier above it.
The Rp 600 million to Rp 1.3 billion band absorbed 32 percent of sales, the largest of the five. Two-storey homes priced around Rp 700 million sit inside this band.
Why the middle is the part that stalled
JLL points to financial caution among upper-middle-class households under mortgage rate pressure and broader macroeconomic conditions. You can trace that logic through the instalment maths.
A Rp 2.5 billion house with a 20 percent down payment leaves a loan of roughly Rp 2 billion. At the rates that applied through the first half of 2026, the monthly instalment lands in the teens of millions of rupiah, and banks generally cap total instalments at around a third of net income. Buyers in this band therefore need a fairly high combined household income, and that is exactly the group most able to postpone a decision while the direction of rates stays unsettled.
Buyers in the lower band are working from a different calculation. Their instalment is smaller in absolute terms, they sit further from the income ratio ceiling, and most are moving out of a rental or a house that has simply run out of room. That kind of need does not defer easily across several years. At the other end, buyers above Rp 3 billion often are not fully dependent on a mortgage, so a shift in the policy rate does not immediately change what they can afford.
The middle is squeezed between the two: large enough to depend heavily on mortgage financing, and expensive enough that a rate increase shows up plainly in the monthly figure.
What that 90 percent figure means if you are shopping now
A cumulative sales rate of 90 percent means nine in ten units ever brought to market have sold. What remains, the stock you can actually walk into and stand in front of, is the other tenth.
For a buyer, that shifts the question. It stops being "how many options are there" and becomes "which units are left in the corridor I want, and is the position still one I would choose." The units still available in a cluster tend not to be the most sought-after ones. Those facing a park or sitting near the gate usually go early.
So a regional figure like this is more useful for ordering your steps than for timing your purchase. The shrinking new supply across Bodetabek pointed the same way earlier from the supply side.
Four things this data does not answer
The JLL research is good for reading regional direction, and it stops there. The limits deserve to be stated plainly:
- The scale is Jabodetabek, not Bekasi. The release quoted in the media carries no city-level or district-level split. The Bekasi Utara corridor can move differently from the regional average.
- It counts landed housing only. Apartments and other vertical housing sit outside the 3,900-unit figure, so this is not a picture of the whole Jabodetabek residential market.
- The bands use total unit price. Not price per square metre. A 70 m² house at Rp 700 million and a 130 m² house at Rp 1.2 billion fall in the same band despite very different per-metre values.
- This is a half-year snapshot and can be revised. Property research figures are routinely adjusted in the following quarter's release as delayed transactions get recorded.
What is worth checking before you decide
Treat regional data as background, then build the decision from figures that apply to you directly:
- Your instalment-to-net-income ratio. Work this out before you look at any unit list. It determines which price band is realistic for you, rather than the other way round.
- Remaining stock in your target corridor. How many units are actually left, in which block, facing which way. That 90 percent figure only becomes concrete at this level.
- The legal status of the unit. Whether the master certificate has been split or only has a land parcel identification number issued yet, and whether the building permit and occupancy certificate are in place. The rules on splitting master certificates changed this month and they affect the signing schedule.
- The costs around signing. Transfer duty, notary or land deed official fees, bank provision and administration charges, life and fire insurance. These are paid in cash outside the mortgage principal and are frequently left out of early budgeting.
The Emerald 70 at Kingspoint rests on figures that are easy to verify: land area 47.25 m², building area 70 m², dimensions 4.5 m × 10.5 m, two storeys, bored pile foundations, priced from Rp 700 million including VAT, with instalments starting at Rp 5 million a month. It sits on Jl. Raya Perjuangan in Bekasi Utara: 5 minutes to Bekasi Station, 5 minutes to Summarecon Mall, 10 minutes to the Bekasi Barat toll gate. Exact simulations are prepared by the sales team against the loan amount the bank actually approves, since appraisal values often diverge from the asking price.
Frequently asked questions
What does k-shaped demand mean in the landed housing market?
It is JLL Indonesia's term for demand splitting in two directions: the lower and upper price bands both strengthened while the middle slowed. Across Jabodetabek in H1 2026, the Rp 600 million to Rp 1.3 billion band took 32 percent of sales and the above-Rp 3 billion band took 19 percent, while the combined Rp 1.3 billion to Rp 3 billion range came to 31 percent.
How many landed homes sold in Jabodetabek in the first half of 2026?
Around 3,900 units, against roughly 3,500 units of new supply over the same period, with a cumulative sales rate of 90 percent. The figures cover landed housing across all of Jabodetabek rather than Bekasi alone.
Does this research break the numbers down for Bekasi specifically?
No. The release quoted in the media splits sales by price band for Jabodetabek as a whole. The Bekasi Utara corridor can move differently from the regional average, so the data works as background rather than as the basis for a decision on any single unit.
Source: JLL Indonesia Q2 2026 market research, quoting Vivin Harsanto, Head of Growth and Strategic Consulting at JLL Indonesia, as reported by Kompas Properti, 19 August 2026.
Looking in the Rp 600 million–1.3 billion band?
The Kingspoint team can send the Emerald 70 units still in ready stock on Jl. Raya Perjuangan, Bekasi Utara, with block position, land area, building area, and mortgage terms.
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