Bulusan Property Prices in Semarang 2026
Our Verdict
"Bougie"
With a median price of Rp10,500,000/m², this area has officially hit 'BOUGIE' status. The neighborhood analysis shows that the proximity to the university is no longer just for cheap dorms; it’s a premium land grab for townhouses. Our investment outlook remains positive due to the limited land supply on these hills, though you’re paying a massive premium compared to five years ago.
The Vibe:Bulusan is where the UNDIP academic elite and wealthy student-renters settle into the hilly terrain south of the city. The landscape is a mix of steep residential inclines and increasingly expensive private clusters that have moved in to claim the views. You’ll spend most of your time navigating the narrow Jl. Bulusan Raya or getting stuck in the inevitable afternoon crawl toward the Tembalang toll gate.
The median property price in Bulusan, Semarang is Rp10,500,000 per m², 22% below the Semarang city average of Rp13500000/m². Based on 1 verified sale data points as of January 2026.
Market Median · Bulusan
20+ data pointsI Paid
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Neighborhood Peers
Quick Estimate
Bulusan @ Rp10,500,000/m²
District Highlights
Locals Ask
Does Bulusan flood?
No, you’re high enough that water isn't the problem, but always check the retaining walls for landslide risks on steep m² stats.
What justifies the Rp15,000,000/m² price ceiling?
That’s the entry price for modern gated clusters with wide pavement and underground utilities that don't look like the surrounding kampung.
How is the rental yield for House Prices here?
High, provided you target the 'Exclusive Kos' market; medical and international students are willing to pay for the BOUGIE lifestyle.
Is car access an issue?
In the older parts of Bulusan, yes; many lanes are tight squeezes where two SUVs passing each other becomes a neighborhood drama.
Where is the value play in the neighborhood analysis?
Look for older plots near the border of Meteseh where you can still find m² stats closer to the Rp7,000,000 mark before gentrification fully hits.
Nearby in Semarang
About This Data
Data Sources
Bulusan prices are sourced from real market listings and verified location scans submitted by users in Semarang. Each neighbourhood requires multiple independent data points before publication to ensure statistical reliability.
Methodology
We report median prices — not averages — to reduce outlier distortion. All figures are per square metre (purchase price). The 4/5 rating reflects price-to-value relative to local amenities, transit access, and broader market conditions in Semarang.
Last Updated
This page was last updated in January 2026. AI-generated insights — including the vibe description, verdict, and FAQs — are regenerated whenever the underlying price data changes to keep analysis current.