Bekasi House Price Map 2026: Comparing Setu, Tambun, Cikarang, and North Bekasi

The first question that usually comes up when someone goes house-hunting in Bekasi is this: "Which Bekasi?" Because the answer isn't a single number. Setu, Tambun, Cikarang, East Bekasi, and North Bekasi are five different worlds, even though they all sit under the same "Bekasi" address. The price gap between areas can run from tens to hundreds of millions of rupiah for similar house types.

So before a down payment flies off to the first cheap-looking unit you see, it pays to look at the map first. Below, I've laid out the price ranges per area for a new 2-story house of roughly 60-70 m2 (building area), along with what you give up and what you gain in each location.

Why Do Bekasi House Prices Vary So Much by Area?

The driver is simple: access and where the jobs are. Bekasi is one of Indonesia's largest industrial belts. There's MM2100 in Cibitung, Jababeka and Delta Silicon in Cikarang, and GIIC, which houses thousands of factories. These zones pull in workers, and workers need homes. The closer you get to a work hub or to Jakarta access, the higher the land price.

Historically, house prices in Bekasi have risen around 5-10% per year over the past five years (this figure is a market estimate, not an official quote). But 2026 has its own character. The secondary house stock (resale homes back on the market) is plentiful right now, which tilts the market toward a buyer's market, meaning buyers hold more bargaining power. For anyone willing to do their homework, this is actually a fairly comfortable moment.

Bekasi House Price Comparison Table by Area, 2026

I'm using a new 2-story house, type 60-70, as the benchmark so it's apples-to-apples. The figures in the price column are market ranges, not the exact price at any single project:

See the pattern? Prices rise in step with proximity to Jakarta access and to transport hubs. Setu wins on the number, but you pay for it with time on the road every day. North Bekasi sits at the other end, more expensive, but the distance to the station and toll is measured in minutes, not hours.

Setu and Tambun: The Budget Picks, But Count the Hidden Costs

If budget is king, Setu and Tambun are tempting. A new house under Rp 600 million is still realistic here, and the lots are often roomier than in city areas. For a young family working from home, or whose office happens to be nearby, it makes sense.

But there's a cost that doesn't show up on the brochure: time and fuel. Just getting from Setu to central Bekasi City can eat a fair chunk of your morning, let alone reaching Jakarta. If you're a daily commuter, do the honest math: is a Rp 100 million price difference worth three hours on the road every day for years? Sometimes it is, sometimes it isn't. It depends on your life.

Cikarang: Strong for Industrial Workers

Cikarang is a different story. Here a house isn't just a place to sleep. For many people, it's fifteen minutes from the factory where they work. The local economy runs on its own steam: there are malls, hospitals, international schools, even a toll exit and a KRL station for the zone.

Here's the thing about location math: if your office is in Jababeka, Delta Silicon, or GIIC, living in North or East Bekasi becomes inefficient. Cikarang wins outright for that profile. But if your life leans toward Jakarta, Cikarang turns into the farthest point, and prices in its prime spots have already climbed high too.

East Bekasi and North Bekasi: Two Faces of "the City"

These two areas both sit close to central Bekasi City, yet they feel different. East Bekasi is more mature, with full urban facilities and stations nearby, but little new land left. Most of what's for sale is secondary homes with lots that tend to be on the small side.

North Bekasi, especially the Jl. Raya Perjuangan corridor, offers a combination that's hard to find elsewhere: new units are still available, but the access is on par with the city center. That's why it commands a premium. And that premium isn't without reason, so let's break it down.

Why North Bekasi Commands a Premium (and When It's Worth Paying)

A price premium only makes sense when something real pays for it. In the Jl. Raya Perjuangan corridor, that something real is access:

• 5 minutes to Bekasi Station — the gateway for KRL & long-distance trains to Jakarta and beyond
• 5 minutes to Summarecon Mall Bekasi — shopping, dining, and daily essentials
• 10 minutes to the Bekasi Barat toll gate — a direct link into Jakarta's toll network
• Near the planned MRT Phase 3 (Harapan Baru & Karangsatria stations) — which could lift long-term value

Access this short touches the thing you feel most every day: the commute, the school run, even the resale price if you ever decide to move. Homes close to stations and tolls tend to be easier to sell and hold their value better. So the premium in North Bekasi is really you buying time and liquidity, not just a fancy address.

The North Bekasi Option in the Rp 700 Million Range

So if, after looking at this map, you lean toward North Bekasi but don't want to jump to the Rp 1 billion-and-up bracket, there's a sensible middle ground. The Emerald 70 house at Kingspoint Residence sits in the Rp 700 million range, and the price already includes VAT (government-borne VAT), so there's no tax bill chasing you later.

In short:

• 2-story house, land area 47.25 m2, building area 70 m2, frontage 4.5 x 10.5 m
• Bored pile foundation, reinforced concrete structure
• Location on Jl. Raya Perjuangan, North Bekasi (a flood-free area)
• 5 min to Bekasi Station, 5 min to Summarecon Mall, 10 min to Bekasi Barat toll, near the planned MRT Phase 3
• Installments starting around Rp 5 million/month

So you get an address in that premium area, but at a price point usually associated with mid-tier areas like Cikarang or East Bekasi. That's what makes this price point worth a look.

Practical Steps Before You Pick an Area

Before you lock in one area, try these three things first. First, map out your daily destinations — office, kids' school, parents' place — then check the distance from each candidate location using a maps app during rush hour, not when the roads are empty. Second, visit the area in person on a weekday morning and feel the traffic for yourself. Third, ask local residents about flood history, not just the agent.

This price map is a starting point, not a final decision. The "cheapest" area isn't always the most economical once you add the cost of time, and a "premium" area can be the most sensible choice if your life genuinely revolves around Jakarta access. Once you have a clear picture, it's just a matter of matching it to a budget and a range that's realistic for you.

Also read: North Bekasi Property Prices 2026, Bekasi House Price Forecast, H2 2026, or see all Kingspoint house types.