Bank Indonesia published its Residential Property Price Survey (SHPR) for the second quarter of 2026 on Friday, 7 August 2026. The national Residential Property Price Index (IHPR) for the primary market came in at 110.89, up 0.69% from a year earlier. In Q1 the annual rise was 0.62%. BI's own summary: prices "increased moderately."
That national figure blends 18 cities. If you're house-hunting in Bekasi, the more useful line is Jabodebek-Banten in the report's appendix, broken down by house size. It shows something the headlines skipped: mid-size houses are the ones whose prices rose fastest in this region.
BI's Three House Sizes
The survey groups houses by floor area. Small means up to 36 m², mid-size means above 36 up to 70 m², and large means above 70 m². BI collects asking prices from developers in face-to-face interviews, so the index tracks new homes (the primary market), not resale.
This matters because plenty of two-storey cluster homes in Bekasi have 60–70 m² of floor area. Rumah Emerald 70 on Jl. Raya Perjuangan, for example, has 70 m² of building on a 47.25 m² plot. Under BI's definition that is a mid-size house.
Jabodebek-Banten, Q2 2026
| Size | Index (2018=100) | Change vs a year ago | Q1 2026 | Change vs last quarter |
|---|---|---|---|---|
| Small (≤36 m²) | 112.80 | 0.33% | 0.62% | down 0.15% |
| Mid-size (36–70 m²) | 115.92 | 1.00% | 1.42% | 0.35% |
| Large (>70 m²) | 107.97 | 0.65% | 0.55% | 0.26% |
| Total | 110.49 | 0.70% | 0.78% | 0.23% |
Mid-size homes have the highest index (115.92) and the highest annual rise (1.00%). The annual pace did slow from 1.42% in Q1, but quarter on quarter prices still went up 0.35%. Small homes in this region slipped 0.15% from Q1.
For context, Statistics Indonesia (BPS) put annual inflation for August 2026 at 3.19%. A 1% yearly rise in new-home prices is below general inflation, so in real terms mid-size prices in Jabodebek-Banten are falling behind.
Mid-Size Sales Went the Other Way
The sales section of the same report points somewhere else. Nationally, new-home sales were still 2.36% lower than a year earlier, a big improvement on the 25.67% drop in Q1. The recovery came from large and small homes, while mid-size got worse:
- Large homes: sales up 13.08%, after falling 8.03% in Q1.
- Small homes: still down 2.88%, much milder than the 45.59% fall before.
- Mid-size homes: swung from 8.28% growth to a 10.51% decline.
These sales numbers are national, not split by city. The combination is still worth noting. In Jabodebek-Banten, mid-size prices rose fastest, while nationally this is the size whose sales were weakest. Read plainly: developers of mid-size homes haven't cut list prices, even though these units are selling more slowly across the country.
Using This Data When You View Houses
First, don't expect the list price to drop. The mid-size index for this region hasn't fallen once in BI's table going back to 2022. What's more realistic to negotiate sits outside the price: help with KPR fees, notary costs, BPHTB, or how the down payment is scheduled. We cover the approach in our house price negotiation tips.
Second, listen to the developer's reasons. In this survey, the biggest obstacle to sales was rising building material costs (27.10% of respondents), then mortgage rates (15.96%), permits and bureaucracy (14.87%), high down payments (11.53%) and taxes (9.75%). If materials are complaint number one, an off-plan (inden) unit carries more risk of a price adjustment than a finished one. Ask whether the off-plan price is locked in the PPJB.
Third, do the math on the monthly payment. BI recorded an average mortgage rate of 7.44% a year in Q2, roughly unchanged. Then on 22–23 September 2026 BI held its policy rate at 5.75% for the third meeting in a row. With prices edging up and rates not yet falling, the gap between buying now and buying a few months later depends more on the bank's rate offer than on house price growth. For the rate outlook, see how deposit rates feed into mortgage rates.
New 36–70 m² homes in Jabodebek-Banten rose 1.00% in a year, below inflation. Nationally, sales of this size fell 10.51%. The room to negotiate is in fees and payment terms, not the list price.
What the Survey Doesn't Measure
The IHPR is a weighted average for Jabodebek and Banten together. One area in North Bekasi can move far from that figure, depending on access and how many units are being built nearby. For a district-level picture, pair it with our Bekasi house price map by district. The survey doesn't cover shophouses either, so it tells you nothing about ruko prices.
One more thing: the table stops at June 2026. Q3 data comes out around November. Until then, any forecast for the second half is still a forecast, including the scenarios in our H2 2026 Bekasi price outlook, written before this data came out.
Frequently asked questions
Which BI size category does a 70 m² house fall into?
Mid-size. The SHPR uses above 36 up to 70 m² for mid-size, and above 70 m² for large.
How much did house prices rise in Jabodebek-Banten in Q2 2026?
The Jabodebek-Banten IHPR rose 0.70% year on year. By size: small 0.33%, mid-size 1.00%, large 0.65%.
Does the IHPR reflect resale prices?
No. The SHPR measures developers' selling prices for new homes in the primary market.
Sources: Bank Indonesia, Residential Property Price Survey Q2 2026 (report and Press Release No. 28/152/DKom, 7 August 2026), including Table 2 and the city growth tables; Bank Indonesia SHPR metadata; BPS August 2026 inflation release; Bank Indonesia Board of Governors Meeting, 22–23 September 2026.
Want the Emerald 70 price breakdown?
The Kingspoint team can send the price breakdown, developer-covered fees and down payment options for Rumah Emerald 70 (70 m² floor area, mid-size by BI's definition) on Jl. Raya Perjuangan, North Bekasi.
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