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Complete guide to long-term housing in Yogyakarta for foreigners. Find the best boarding houses, apartments, and house rentals with budget-friendly living tips in Jogja.
Jogja, A Second Home for Students and Expatriates
Yogyakarta, more affectionately known as Jogja, is not only a cultural tourism destination but also a second home for many foreign students, expatriates, and digital nomads. Whether for learning Indonesian, studying, working, or simply enjoying authentic local life, this city is renowned for its affordable cost of living, friendly atmosphere, and growing international community.
For foreigners who want to stay longer in Jogja, accommodation options are not limited to hotels or guesthouses. There are many long-term housing options, from boarding houses (kos), apartments, to rental houses. From simple boarding houses to private rental homes, each option has unique characteristics that you need to understand.
This article will be a complete guide to understanding housing options in Jogja, their advantages and disadvantages, and important tips before you make your decision.
Getting to Know Types of Long-term Housing in Yogyakarta
Before deciding on a place to live, it’s important to understand the characteristics of each type of housing available in Jogja. Each option has its own advantages and challenges, depending on your needs, budget, and lifestyle.
Based on the experiences of hundreds of expatriates who have lived in Yogyakarta, there are three main categories of long-term housing that are most popular. Let’s discuss them one by one in detail.
Boarding Houses (Kos): Budget-Friendly Option
Boarding houses or “kos” are the most popular housing choice among students and young workers. The boarding house system is similar to dormitories, but with better privacy levels. Rental prices are relatively cheap, ranging from Rp500,000–Rp2,500,000 per month, depending on facilities and location.
Advantages of boarding houses:
- Affordable prices
- Perfect for those who just need a place to sleep and rest: bed, wardrobe, bathroom
- Easy to find around campuses and city centers
- No hassle with long-term contracts: Usually monthly payments
Disadvantages of boarding houses:
- Limited facilities: minimal furniture and equipment
- Internet often slow because shared among residents
- Sometimes power outages due to PLN system in dense areas
- Limited privacy: strict rules from boarding house owners
Where to Find Boarding Houses?
Popular apps and platforms:
- Mamikos: Most comprehensive platform for finding boarding houses
- Travelio: Focus on monthly rentals
- OLX/Tokopedia: Many options directly from owners
- Facebook Marketplace: Expatriate community groups in Jogja
Tips for finding boarding houses:
- Check the location directly to see actual conditions
- Ask about additional costs (electricity, water, parking)
- Check internet signal and electricity quality
- Ask about guest rules and curfew hours
- Choose locations near public transportation
- Negotiate prices for 6-12 month contracts
Many foreign students learning Indonesian in Jogja choose simple boarding houses around Gadjah Mada University because it’s close to international student activity centers.
Apartments: Comfort with Complete Facilities
Apartments in Jogja are becoming increasingly popular, especially among young expatriates. Prices range from Rp3,000,000–Rp7,000,000 per month, depending on location and facilities.
Advantages of apartments:
- Complete facilities: AC, refrigerator, stove, WiFi, 24-hour security, swimming pool, gym
- Better privacy compared to boarding houses
- Electricity usually 1,300–2,200 watts, sufficient for modern needs
- Strategic locations: Close to city center and campuses
- Professional maintenance: Technical issues handled by management
Disadvantages of apartments:
- More expensive than boarding houses
- Limited units in Jogja, not as many as in Jakarta or Bali
- Additional costs: service charges, parking, utilities
- Limited size: Studio (21-35 m²), 1BR (35-50 m²)
Popular apartment locations in Jogja:
Southern Zone (Bantul & Yogyakarta City) – Suitable for Western Expatriates:
- Close to Malioboro and cultural centers
- Easy access to international restaurants
- Sizeable expat community
- Examples: Galeria Apartment, Student Park
Northern Zone (Sleman) – Ideal for Asian Expatriates:
- Close to UGM and major campuses
- Academic and quiet environment
- More affordable prices
- Examples: Tamansari Papilio, Grand Kamala Lagoon
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Apartment Booking Apps:
- Travelio: Specialist in daily/monthly apartments
- RedDoorz: Trusted booking platform
- Airbnb: For long-stay deals
- Directly from developer: Official apartment websites
Tips for finding apartments:
- Check electrical power, transportation access, and apartment management rules
House Rentals: Maximum Privacy and More Space
For foreigners living with family or wanting more freedom, renting a house is the best option.
Advantages of house rentals:
- Larger space, suitable for families or groups: 2-4 bedrooms with yard
- Can choose quiet locations with spacious yards
- Complete privacy without sharing facilities with other residents
- Full privacy: Free from boarding house owner rules
- Family-friendly: Can cook and receive guests freely
- Customizable: Can decorate according to taste
Disadvantages of house rentals:
- Higher costs, starting from Rp15 million–Rp50 million per year
- Must handle electricity (PLN), water (PDAM/well), and internet yourself
- Some houses need minor renovations before occupancy
House Rental Process:
- Location survey: Use Google Maps and visit directly
- Price negotiation: Market price Rp15-50 million per year
- Document check: Land certificate, building permit, property tax
- Contract: Usually minimum 1 year
Document explanations:
- Land Certificate → official proof of land ownership from BPN
- Building Permit (IMB) → official permit to build/renovate buildings (now called PBG: Building Approval)
- Property Tax (PBB) → annual tax on land and building ownership
Additional Costs to Prepare:
- Deposit: 1-3 months rent in advance
- PDAM: Rp50,000-150,000 per month
- PLN: Rp200,000-800,000 per month
- Internet: Rp300,000-500,000 per month
- Cleaning: Rp200,000-400,000 per month
House rental tips:
- Search through local property agents or apps like OLX, Rumah123, Airbnb, Traveloka, or property marketplaces
- Ask for contract details (deposit, rental duration, maintenance costs)
- Ensure safe neighborhood and easy access to supermarkets/hospitals
Besides boarding houses, apartments, or annual rental houses, Jogja also has many short-term rental houses available for monthly or even daily rent. This type of housing is suitable for foreigners who want to stay longer than hotels but aren’t ready for long-term contracts. Generally, flexible rental houses are already fully furnished with complete facilities like kitchen, internet, AC, and household appliances. In terms of comfort and privacy, the options are often better than boarding houses, although rental prices tend to be higher, especially in popular areas like Prawirotaman, Kotabaru, or near Malioboro. House rental costs in Jogja can be 30–40% cheaper compared to Bali, making it an ideal choice for expatriates who want to live frugally while staying comfortable.
Cost of Living Comparison: Jogja vs Other Cities
Jogja is often called a city with low living costs. According to Numbeo 2024 data, the cost of living in Yogyakarta is 50–60% lower compared to Jakarta and around 35% cheaper than Bali.
Comparison examples:
- Jogja: Rp3–5 million per month (boarding house + food + transportation)
- Jakarta: Rp7–12 million per month
- Bali (Canggu, Ubud): Rp8–15 million per month
Contracts & Rental Rules for Foreigners
Before signing a contract, pay attention to:
Required Documents:
- Passport, KITAS/KITAP and valid visa
- Identity card from country of origin
- Certificate letter from sponsor/institution
- Recent passport photos
Important Contract Points:
- Rental duration (monthly or annual)
- Deposit: 1-3 months in advance (refundable)
- Guest rules: overnight guest policy
- Maintenance: who is responsible for repairs
- Early termination: penalty for contract termination
- Owner’s special regulations (pets, renovations, guests)
Public Facilities Around Housing
Transportation Access:
- Trans Jogja: City bus with fixed routes
- Online motorcycle taxis: Gojek and Grab available 24 hours
- Motorcycle rental: Rp25,000-40,000 per day
Health Facilities:
- Sardjito Hospital: Largest referral hospital
- International clinics: Some with English-speaking doctors
- Pharmacies: Kimia Farma and Guardian widely available
Shopping & Entertainment:
- Supermarkets: Hypermart, Carrefour, Lotte Mart
- Traditional markets: Beringharjo Market and Kranggan Market
- Coworking spaces: HUBUD, GoWork, and various cafes
- Hangout spots: Malioboro, Alun-alun Kidul, Taman Pintar
Useful Security Apps:
- Waze: Check traffic and road conditions
- BMKG: Weather info and flood potential
- Jogja Smart Service: Report infrastructure problems
Environment & Expatriate Community in Jogja
Foreigners often choose to live in areas:
- Prawirotaman & Mantrijeron (south Jogja) → popular tourist area, many cafés, easy to socialize
- Sleman (north Jogja) → near campuses and modern facilities, suitable for Asian students
There are also international communities in coworking spaces like Antologi Collaborative Space and Ruangguru Coworking.
Starting a New Life in Yogyakarta
Choosing the right housing is the first step to enjoying the experience of living in Yogyakarta. This city offers a perfect balance between modern and traditional life, with very affordable living costs.
Remember, each type of housing has its own character. Boarding houses are suitable for minimal budgets and rich social experiences. Apartments are ideal for those who prioritize facilities and security. Meanwhile, house rentals provide maximum freedom for families or those who need privacy. By understanding the advantages and disadvantages of each option, you can find housing that suits your needs.
Ready to start searching for your dream housing in Jogja?
Don’t forget to always survey directly, compare several options, and don’t hesitate to ask experienced expatriate communities. Welcome to Yogyakarta – a city that will teach you many things about the real Indonesia!
