Hampton’s Park is an upscale apartment complex in Cilandak, near Pondok Indah, in South Jakarta. Completed in 2007, it consists of 4 towers surrounding a large garden and a resort-style swimming pool area.

I stayed there for a few days and here is my honest review of it:

Location:

Neighborhood

In which neighborhood of Jakarta is the complex located?
Hampton’s Park is in Cilandak, almost at the border with Pondok Indah. The latter is an upscale residential neighborhood, popular with Indonesian and expat families. Cilandak is developing but it is more middle-class.

Generally speaking, both are cleaner and better organized compared with North or Central Jakarta areas (except Menteng).

Expats enjoy this location, especially when they have children because there are many international schools nearby. There are also several oil companies based in South Jakarta.

How far is the complex from:
– Jakarta Airport: 60 minutes
– Grand Indonesia Mall: 50 minutes
– Kota Tua: 75 minutes
– Kemang: 30 minutes

How does it look like around the apartments?

Neighborhood Hampton’s Park


The surroundings of Hampton’s Park are not particularly exciting. There are mostly low-rise residential houses, both upscale and midrange. The road in front of the complex is not too busy and there is a sidewalk. You can go to a few places by foot, particularly a Hero Supermarket (3 minutes) and a few restaurants. Further up, there is a small kampung (low-end neighborhood).

On one side of the property, there is the Pondok Indah Golf Course, which is nice as it causes less noise and pollution.

What are the important landmarks nearby?

Walking distance or within a short car ride, there are a few landmarks you can go to:

Malls: None very nearby, but Pondok Indah Mall and Cilandak Town Square are just 10 minutes away (2 kilometers). There, you will find a lot of cafés, restaurants, shops, banks, as well as cinemas. There is also ITC Fatmawati which is significantly cheaper.
Supermarkets: Hero Supermarket is near and it has many imported products. Its prices are expensive. 500 meters further, there is a Papaya Japanese supermarket in Bumi Mas Residence.
Restaurants: Fatburger, Starbucks, Orchid Restaurant in Kristal Hotel. Also, a few warungs serving Indonesian food. For more choice, you’ll have to go to Pondok Indah Mall, Pondok Indah Plaza or Cilandak Town Square.
Bars: Satu Lagi, in Kristal Hotel, is across from Hampton’s Park. Otherwise, you have De Hooi which is quite popular with expats (10 minutes by car).
Universities: Universitas Prasetya Mulia, ESMOD
Schools: Jakarta Intercultural School, the best high school in Indonesia
Preschools: Kinderland Preschool (500 meters away), an international brand with a good reputation
Hospitals: A good selection of both expensive (Pondok Indah Hospital, Siloam Hospital) and local hospitals (RS Setia Mitra, RS Fatmawati).
Parks: Wave Water Park (10 minutes away)
Offices: There are many office towers in TB Simatupang, the second business district of Jakarta, just 15 minutes away.

Transportation

What are the main roads or highways nearby?
Hampton’s Park is on a small road, but it is just 5 minutes from three important arteries:
– TB Simatupang is connected to the highway going to West Jakarta, South Tangerang, the Airport on one side and Bekasi, East Jakarta on the other side.
– Jalan RS Fatmawati goes to Blok M
– Jalan Metro Pondok Indah goes to Gandaria and Senayan

What is the traffic situation near the apartment?
The traffic is ok in front of the complex, but it can be quite bad during peak hours on all the roads mentioned above.

Are their issues with parking?
None.

Is it easy for taxis/Uber/Grab to find the location?
Yes.

Is there a Transjakarta bus stop nearby?
No. But you can take a MetroMini bus in front of Hero Supermarket going from Terminal Blok M to Lebak Bulus (via Iskandarsyah, Melawai, Panglima Polim, RS. Fatmawati and Pondok Indah)

Is there a train station nearby?
No. In the future, there will be an MRT station in Cipete Raya, about 2 km from there.

Are there sidewalks? Is it possible to walk around?
You can walk a bit to Hero or even until Jalan RS Fatmawati but it is not too pleasant and the condition of the sidewalk is average.

Building Quality

Design and Architecture

What is the general concept of the apartments?

Map of Hampton’s Park Jakarta

Hampton’s Park was designed by PDW, the firm of Indonesian architect Mohammad Danisworo. This company is quite experienced and designed a few famous high-rise towers in Jakarta such as BUMN Mega Kuningan and the International Finance Center.

Hampton’s Park is an upscale complex with a resort concept. A large portion of the land is dedicated to public spaces, including gardens, walking paths and pools. It is also rather spread out and the towers are not that close from each other.

Note that the tower D is more exclusive as it has a private lift, a private pool, a better view of Pondok Indah Golf course, and fewer units.

How does the building look like from outside?
The complex looks rather exclusive, starting from the entrance which is well-guarded.

Entrance Hampton’s Park Jakarta

Then, the towers are elegant, with very large windows and as little concrete as possible. The AC units are also hidden.

Hampton’s Park Tower

How spacious are the apartments?
The apartments’ size is reasonable. On average, it is as follow:

– 1-bedroom units start at 58m2
– 2-bedroom units start at 82m2
– 3-bedroom units start at 105m2

How does the reception look like?
The reception looked a bit cold and it felt impersonal, yet it is large and comfortable. Each tower has its own and they don’t always look the same. In tower C, there are a few shops as well.

Lobby Hampton’s Park

Reception area Hampton’s Park

How does the garden and pool area look like?
From far away, they look very nice and particularly the artificial beach. However, when you get closer, you realize there are some maintenance issues.

Bridge Above Pool

Artificial Beach in Jakarta

How old is the property?
It was completed in the last quarter of 2007.

Land Certificate
The developer has a Hak Guna Bangunan Murni, which means the property was built on its own land. As an apartment owner, you get a Strata Title di atas HGB Murni.

Building Materials and Finishes

What is the reputation of the developer?

Hampton’s Park was developed by the Pikko Group, a medium-sized company that also built Thamrin City, Botanica, Signature Park, Maple Park and Sahid Sudirman Center. I visited a few of their projects and in several, I saw maintenance problems. I also read that there have been complaints made against them from the residents of Signature Park.

I would rate their reputation average.

What is the quality of the materials used in the construction?
As far as I could tell, the quality of the materials used in the construction was good, but not luxurious.

What is the quality of the furniture and equipment?
It depends where. In the gym, they have professional machines, but quite old. In the lobby, the sofas were not too comfortable. The games in the kid’s playground are in plastic.

Are there issues with the electricity supply?
No.

How many lifts are there?
There were 2 lifts per tower, plus 1 service lift.

Lifts in Hampton’s Park

Comfort

Facilities and Services

What are the facilities provided in the property?

– Several swimming pools, including two large ones for adults, one basin for kids, and a non-heated jacuzzi. The area has an interesting setup, with an artificial beach, a bridge over the water, a swim-up bar (not operational), and plenty of greens. It could be perfect to evade from Jakarta’s urban vibe, but there were a few maintenance issues (see below).

Jacuzzi and Pool Hampton’s Park Jakarta

– A modest gym with aging machines (Cybex brand from China). Also with an aerobic room and a sauna.

Fitness Hampton’s Park Jakarta

Gym Hampton’s Park Jakarta

– A tennis court and a basketball court in average condition

Tennis Court Hampton’s Park (notice the broken net)

Basket Ball Court Jakarta

– A kid’s playground (notice how the roof of the pergola is damaged)

Kid’s Game

– A 1-km jogging track

What are the services available within the property?

There is a Mini Market in Tower B, a restaurant in Tower A, and several laundry services available (Prima, Spot, Londre). You can also find ATM machines.

Atmosphere

Is the property noisy and busy?
When I stayed there, it was raining most of the time so I didn’t get to see if the pool and garden areas were busy or not. It seemed reasonable.

In tower C, there was no specific noise.

What is the background of residents (ethnicity, social status)?
Maybe 30% of residents are expatriates, among which many are Indians.

Management

Maintenance

The maintenance of Hampton’s Residence was disappointing. It isn’t terrible, but for a property that claims to be upscale, there were too many errors. 

In the previous photos, you may have noticed the broken basketball net or the damaged roof on the pergola. There was also the non-functioning access card system and the abandoned swim-up bar.

Some areas were being repaired too:

Broken area around the pool

Swimming Pool Under Renovation

Despite these problems, there were more positive aspects. The garden, for instance, was well-maintained.

Cleanliness

The cleanliness was satisfactory.

Security

– Guards on duty at the gates: 24/7
– Reception: 24/7
– CCTV cameras: Yes
– Access card: Yes, you need an access card to enter the lift area and to go to your desired floor.

Hospitality

The staff was friendly and professional.

Rooms and Prices

Prices at Hampton’s Park may vary depending on many factors such as the floor, the unit type, the room condition and the furnishings.

Be aware that you may also need to pay for additional fees: Service charge, parking fee, electricity and water bills, etc. Here are a few examples of prices and ratios for this property:

2-Bedroom Type (58m2) – Furnished (Actually a 1-Bedroom remodeled into a 2-Bedroom):

  • Rental 1 Year: IDR 150M (or 12.5M per month)
  • Buy: IDR 1,800,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 12 years
  • Average buying price/m2: IDR 31M/m2

3-Bedroom Type (187m2) – Furnished:

  • Rental 1 Year: USD 28,800 (or USD 2,400 per month – IDR33,000,000/month)
  • Buy: USD 370.000
  • Break Even Point (Buying Price/Gross Annual Rental): 12.84 years
  • Average buying price/m2: USD 1,978/m2 (at current rate, IDR 27.2M/m2)

Which units are the best?
The rooms with a Golf view are more expensive, yet I’m not sure they are really worth it. Personally, I would choose an apartment with Pool View on Tower A or B. Those towers have more services and facilities, and they are nearer from the exit (making it more convenient to go to the supermarket for instance).

Investment Potential

Evaluation of current prices compared to the competition:
Hampton’s Park is one of the best value options in the area of Pondok Indah. Most of the nearby apartment complexes are much more expensive, for instance, Pondok Indah Golf Apartments.

Those similar in price are the following:

Bumi Mas Apartment: IDR 33M/month for a 3-bedroom apartment (158m2).
Golf Hill Terrace (Bukit Golf): IDR 28M/month for a 3-bedroom apartment (185m2)

I haven’t visited those properties yet so I cannot make a comparison. I will complete this part once I’ve done it.

Is there a potential for a price increase in the future?

The current inflation in Jakarta for apartments is about 5% to 8% per year. The factors that may affect prices in Hampton’s Park are the following:

– Factors pushing the prices up:

  • The construction of an MRT station only 600 meters from the complex
  • Development of the central business district of TB Simatupang

– Factors pushing the prices down:

  • Maintenance issues for this developer
  • Uncertainty about the future number of expatriates in Jakarta

Address

Hampton’s Park Golf View Apartments
Jalan Terogong Raya No. 18
West Cilandak, South Jakarta 12430

Phone number: +62 (0) 21 759 23 553
Marketing Gallery: +62 812 956 2000
E-mail: marketing@hamptonparkjakarta.com

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