This
is no longer the case in Jakarta. Over the past ten years Jakarta has
seen an explosion in the development of a wide variety of apartment facilities.
Apartment living is quickly becoming a social status symbol as many of
the complexes offer very convenient and desired locations, five-star
facilities and luxurious interiors, enabling the dwellers a unique city
living experience. Depending on the person/family’s individual situation
and lifestyle, and the ever-increasing time drain of being caught up in
long delays due to traffic jams, apartment living near the work place is beginning to make
more sense than owning or renting a house.
Location, location, location
Location, location, location
One of the biggest advantages that apartment living offers is
location. Many apartment buildings have been constructed in or around
the Golden Triangle area of Jakarta, which is Jakarta’s Central
Business District. Expats with families will generally prefer housing
options in the southern areas of Jakarta as these areas are closer to
many of the international schools and offered quiet suburban-style
neighborhoods. If the expat does not have children, apartment living
near the office may be a more viable option to avoid time spent in
traffic jams.
For professionals, apartment living offer a more practical housing
option as many are located in the business district or very close by which
greatly conserves the amount of time required to commute to the office
each day. Considering the horrendous traffic situation that exists and
continues to worsen each year in Jakarta, distance from your office is
a major factor to consider when choosing a place of residence. Many high
rise apartment buildings also boast a very close proximity to restaurants,
shopping malls and 5 star hotels that are all a part of the emerging cosmopolitan
lifestyle that is available in Jakarta.
Excellent Facility Maintenance
Excellent Facility Maintenance
Individuals that travel often, find apartment living ideal for their
lifestyle because whether they are in the city or out of town, their residence
is always being maintained. The maintenance fee that is charged to the
tenants assures that the grounds and faculties are always kept ready for
resident use. For busy people that don't have time to care for a yard,
those who are physically unable, and those who simply don't want to employ
someone to landscape and garden, they can still enjoy beautifully landscaped
grounds. Maintenance fees also cover the maintenance of the inside of
the apartment as well. This means that apartment owners do not have to
worry about contacting repair people when a problem occurs.
Option to Purchase
Option to Purchase
Sometimes
property development agents advise that people who are
considering buying
an apartment should consider buying in a facility that also has
serviced
apartments or is run by a professional maintenance team. If the
facility has serviced apartments, it is imperative
that the facility be continuously maintained at a very high
level in order
to continually appear attractive to the short term tenants that
are using
the serviced apartment facility. There have been instances where
developers
put the entire building up for sale, but are then no longer
committed
to maintaining the property after al the units are sold. This,
in some
cases, can occur even before the construction has been
completed.
In these cases, the tenants then form a “Perhimpunan Pehuni Rumah Susun” or Resident Owners Association. This community group then takes it upon itself to act in the best interests of the apartment facility. Sometimes they hire a professional maintenance company that is responsible to maintain the building and surrounding grounds. Issues involving the maintenance of the building and grounds are decided on by this group and then assigned to the professional maintenance company. This insures the value of the property is maintained and individuals’ investment is protected.
In these cases, the tenants then form a “Perhimpunan Pehuni Rumah Susun” or Resident Owners Association. This community group then takes it upon itself to act in the best interests of the apartment facility. Sometimes they hire a professional maintenance company that is responsible to maintain the building and surrounding grounds. Issues involving the maintenance of the building and grounds are decided on by this group and then assigned to the professional maintenance company. This insures the value of the property is maintained and individuals’ investment is protected.
Purchasing an Apartment as an Investment
Many
people see purchasing an apartment as a wise investment and a secure asset
to put money into rather than depending on the low interest rates in the
banks and the widely fluctuating Rupiah exchange rate. Investors will
often buy at soft launch prices while the building is still under planning/construction,
with the intent of selling the apartment at a greatly increased rate after
the property has been completed.
In some cases this is proving to be the case and the value of the apartment has increased by as much as 50-100% within a 5-year period. However this is not always the case; if the developer does not complete the project as planned or the quality of the project is not maintained, the investor can find himself in an unfavorable position. Inventors find it difficult to request legal actions against unscrupulous developers as the protection under the legal system in Indonesia is questionable. If the apartment is being purchased as an investment, it is very important to consider the developer of the project and their reputation, as this will have a very big impact of the resale value of the apartment and the quality of the structure.
In some cases this is proving to be the case and the value of the apartment has increased by as much as 50-100% within a 5-year period. However this is not always the case; if the developer does not complete the project as planned or the quality of the project is not maintained, the investor can find himself in an unfavorable position. Inventors find it difficult to request legal actions against unscrupulous developers as the protection under the legal system in Indonesia is questionable. If the apartment is being purchased as an investment, it is very important to consider the developer of the project and their reputation, as this will have a very big impact of the resale value of the apartment and the quality of the structure.
Security Concerns
Many expats are concerned about security issues due to unfortunate incidents
that have occurred in Jakarta in the last 10 years. Most apartment buildings
offer 24 hour security and security cameras throughout the facility to
ensure that tenants do not have to worry about their persons or property
being victims of terrorism or theft. In the unfortunate event that a theft
does occur, most cases can be handled by apartment security personnel.
With the aid of security video tapes, most theft cases can be resolved
in-house; but, if needed, the police can be called and further action
can be taken. Upscale apartments also offer private elevators that only
provide access to one apartment. The elevator will only function when
the tenants’ keycard is swiped in the security mechanism that is
located within the elevator, opening only at that tenant’s floor.
This high security measure makes it impossible to access the apartment
by anyone who is not unauthorized. The lobby receptionist notifies tenants
if they have a guest and the tenant can then send the elevator to the
ground floor to invite the guest to access the appropriate floor.
All apartment buildings in Jakarta are required to carry property insurance
to cover loss in case of fire or a natural disaster such as earthquakes
and floods. Interior and contents of the apartments are not covered by
insurance and are the responsibility of the owner to insure.
Wide Range of Facilities
Apartment
living gives tenants access to a wide range of on-site facilities. Many
apartment buildings have complete sport facilities including fully equipped
gyms, jogging tracks, putting greens, basketball courts, and swimming
pools. The use of these facilities is complimentary, making it unnecessary
to incur the expense of joining a fitness center. Function rooms and sometimes private theatres are available
for tenants use for private parties or gatherings for a small fee to cover
the costs of air conditioners and cleaning.
In most cases guests are treated
to complementary parking. and ample space is available, making it convenient
not only for the host but also for the guests to attend any function.
Areas of the grounds such as barbeque areas or roof top pools can be booked
or reserved for special functions as well. These services that are available
to tenants to make it possible for them to host larger parties in the
convenience and privacy of their own building. The spectacular views from
the upper floors also create a unique ambience for any gathering.
Serviced Apartments
Businesspeople who travel frequently can take advantage of many of the
serviced apartments in the city. Serviced apartments offer short stay
guests many conveniences. Generally they do not require the large deposit
or pre payment that is required in many longer term apartment rental agreements.
If
a tenant knows that they will be returning to the city in a few weeks,
arrangements can often be made to collect mail or keep personal belongings
in storage areas until their return. Storage areas are not always available
in all buildings so people that are interested in this service or have
excessive belongings should inquire about storage facilities prior to
signing a lease. Closet/cupboard space can be quite limited in serviced
apartments.
The maid service that is included in serviced apartments can be dictated
by the tenants’ needs. If the tenant does not feel that daily service
is necessary, they can request the maids only clean the apartment on specific
days. This also means that the tenant is not responsible for the hiring
or salary of the maids but still enjoys the benefits of having one.
Maids can also be arranged for non serviced apartments. Sometimes the
apartment buildings guest relations service will help the tenant find
a suitable maid. Most apartments have very small maid quarters attached
to the apartments and these quarters are accessible via a service lift and a specific entrance to the apartment.
Tenants may feel that it is not necessary for the maid to live in, so
these maids will come during the day and return to their own homes in
the evening. Newer apartment buildings have incorporated layouts that
allow the main living area of the apartment to be locked and secured from
the kitchen and maid area. If the owner of the apartment is going out
or traveling, they can leave the personal areas of the apartment secure
but still give the maid access the service and kitchen areas.
Opportunities to Meet People
Opportunities to Meet People
Apartment
dwellers often find participating in activities arranged within
the building
complex a good way to network and make new friends. Guest
relations or
the public relations department often organizes special events
or activities
for the tenants to celebrate public holidays, or appeal to
certain age
groups. In some buildings a complimentary continental breakfast
is available
every day, to facilitate interaction amongst residents. In some
apartments buildings, the existence of specific communities such as
Korean or Japanese or young families with toddlers actually attracts
others to become tenants of the same building.
Apartments in Hotels
Some hotels also offer apartment living. Hotel apartment living
offers
some advantages over regular high rise apartments in that there
are restaurants
onsite as well as business centers. food and beverage discounts
can be
negotiated into the contract as well as discounts on laundry
services.
Hotels can offer these discounts as they manage the food and
beverage
and laundry services. Typically however, cooking facilities are
not provided as this would create a fire hazard which most hotels are
unwilling to accommodate. In the case of a regular apartment building,
normally
these on-site outlets are managed by separate companies so the
services
are not necessarily committed to giving tenants these same
discounts.
As you plan your upcoming stay in Jakarta, consider your lifestyle needs
and/or your family’s needs and consider whether or not apartment
living will enhance your stay in Indonesia. There are a wealth of properties
to choose from!
Last updated April 5, 2014
