1Park Avenue (The Hamilton)

Gandaria, Kebayoran Lama, Luxury, South Jakarta

1Park Avenue is a luxury residential complex with 4 towers of 29 floors, for a total of 448 units.

Three of the towers are normal condominiums (with the names King, Queen, and Royal), while the fourth one (Hamilton) only has full furnished units.

Completed in 2017-2018 on 2.8 hectares of land, this property was developed by the group Intiland, which is also the owner of the nearby 1Park Residences.

I visited the tower The Hamilton with an agent, and this is my full review of it.

Location:

Neighborhood and Transportation

In which neighborhood of Jakarta is 1Park Avenue located?

Location of 1Park Avenue in Jakarta

1Park Avenue is in Kebayoran Lama, a diverse neighborhood with a mix of low to upper-class housing. It used to be mostly made of low-rise buildings, but several recent projects have modified the skyline (including 1Park Residences, 1Park Avenue, Gandaria City). Nowadays, it is considered an exclusive address, particularly if you stay along Jalan Sultan Iskandar Muda.

This area is popular with expats because it is within a reasonable distance from the business district, yet not too far from the international schools of South Jakarta. It is also considered less polluted and cleaner compared to the rest of the city.

How does it look like around the apartment?

When you exit the complex, you have a rather busy street with nothing really interesting to look at. In 3 minutes, you can walk to 1Park Residences, where there is a small retail arcade (with a supermarket, a Starbucks, a salon, a restaurant, etc).

1Park Avenue Surroundings

Surroundings of 1Park Avenue

By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 60 minutes
– Grand Indonesia Mall: 50 minutes
– Sudirman Business District: 25 minutes
– Kota Tua: 70 minutes
– Kemang: 30 minutes

Public transportation and access to highways:
– Transjakarta: Mayestik (800 meters away), Iskandar Muda (800 meters away), Pasar Kebayoran Lama (1.3 km away)
– Train: Kebayoran (2 km meters away)
– MRT: Blok M (2 km away)
– Toll road: Jakarta Inner Ring Road (7km away), Jakarta Outer Ring Road (5km away)

Landmarks Nearby

These are the important landmarks nearby:

Malls:
Gandaria City Mall is about 600 meters away. It is an interesting mall targeting the mid-to-upper class and particularly young people. There is a large choice of restaurants, including Western food, Mexican, Chinese, Japanese and Korean. The cinema is one of two in Jakarta with an IMAX screen. The other anchor tenants are Gramedia, Ace Hardware, Metro, H&M, Uniqlo, and Lotte Mart.

There are a few other malls nearby such as Dharmawangsa Square (2.5km), Senayan City (3km), Plaza Senayan (3km), and Pondok Indah Mall (3km). Blok M Plaza is another option for cheap clothes and electronics (2km).

Supermarkets:
Papaya, a Japanese supermarket chain, has a small store in the retail area of 1Park Residences. It is quite convenient as it has plenty of imported and fresh products (including delicious sushis and fresh bread). For more choice, you can go to Lotte Mart supermarket in the basement of Gandaria City (Korean brand, expensive with good quality), or to Grand Lucky on Jalan Radio Dalam (expensive as well).

If you like traditional markets, you can try Pasar Mayestic, only 1 kilometer away.

Restaurants:
There is a Japanese restaurant, Sumibi, and a Starbucks inside 1Park Residences. There are more options in Gandaria City mall and in nearby streets. If you like Japanese cuisine, you can try going to Little Tokyo (on Jalan Melawai, less than 2km away), a red-light area with karaokes that also has the best Japanese restaurants in Jakarta.

Bars and Nightlife:
Gandaria City has several restaurants serving alcohol, but not a proper bar. The closest ones are Beer Garden and Camden, only 700 meters away. They are both often crowded with students.

For better nightlife, go to Senopati or to Kemang.

Universities:
Universitas Satya Negara (5 minutes away), Universitas Muhammadiyah Prof. Dr. Hamka (2 minutes),

A bit further: Pertamina, Binus, Moestopo, Al-Azhar, STIKOM, InterStudi, Bina Sarana, Universitas Al-Azhar, Universitas Bhayangkara.

Schools:
Binus School Simprung, Lentera School, Jakarta Intercultural School Pattimura, Mentari, Al-Azhar, SMA Negeri 70, Labschool Kebayoran

Preschools:
Integrated Children Academy, Sahabat Montessori.

Hospitals:
RS Gandaria, RS Pusat Pertamina, RS Pondok Indah, RS Muhammadiyah (Children and Women Hospital)

Parks:
The small Taman Gandaria is about 5 minutes away by foot. It has a few kids games. Taman Langsat and Taman Ayodya are larger but both 10 minutes away.

Offices:
There is an office tower of 32 floors within Gandaria City called Gandaria 8. The Central Business District of Jakarta is about 15-30 minutes away (SCBD, Gatot Subroto, Sudirman, Mega Kuningan).

Building Quality

Building and Architecture

Who is the developer?
1Park Avenue was developed by the group Intiland, a large property developer belonging to the Gondokusumo family. The latter were powerful under Soeharto as the owners of the Dharmala Group (Manulife Indonesia), but they went partially bankrupt after the 1997 financial crisis.

Intiland has a diverse and growing portfolio of properties (offices, houses, apartments, retail, industrial, hospitality), from low-range to high-end. For instance: 1Park Residences, 57 Promenade, Aeropolis, Praxis and Regatta.

Who is the architect?
The architect firm that worked on the overall concept was CSYA from Singapore. They were assisted by PGW architects.

The interior was designed by IGI studio (Singapore) and, for The Hamilton only, by Thomas Elliott of PAI Design.

Who is the contractor?
The contractor was Total Bangun Persada, a reputed Indonesian company that has undertaken hundreds of large projects such as Kemang VillageThe Peak SudirmanVerde One, the Pakubuwono ResidenceMediterania Garden Residences, etc.

What is the situation with the 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”.

Design and Appearance

How does the building look like?

From Outside (Facade):

1Park Avenue Architecture

Entrance and Lobby:

 

Entrance to 1Park Avenue

Car drop off in 1Park Avenue

Entrance to 1Park Avenue

Lobby in 1Park Avenue

Lobby 1Park Avenue

Landscaping and Public Areas:

The landscape was designed by Belt Collins from Singapore. The public areas are narrow, with almost no garden. It’s what I disliked the most about 1Park Avenue.

Site Plan 1Park Avenue in Jakarta

Corridors and lifts:

Lift to apartments in 1Park Avenue

Lift in 1Park Avenue

Private lift lobby in apartment of 1Park Avenue

Corridor in the service area of 1Park Avenue

Size and Types of Apartments

The apartments’ size is approximately the following:

2-bedroom units (2 bathrooms, maid room): 137m2
2-bedroom units with study room (2 bathrooms, maid room): 146m2
3-bedroom units (2 bathrooms, maid room): 177m2
Junior Penthouse: 314-323m2
Grand Penthouse: 629-647m2

All units are served by two private lifts.

Here are some pictures from a unit in The Hamilton:

TV room in 1Park Avenue

Living room in 1Park Avenue

Bed in 1Park Avenue

Kitchen in 1Park Avenue

Materials and Equipment

What is the quality of the materials, furniture, and equipment used in the construction?
This is an evaluation of the quality I observed (ranked from 1 – worst – to 10 – best):

In common areas:
Tiles lobby: 8
Painting (wall, ceiling): 8
Lighting fixtures: 7.5
Doors/windows: 8
Ceiling: 8
Elevator: 8.5
Gym equipment: 8
Pool equipment: 7.5
Furniture: 8
Artwork: 7

In the apartments:
Tiles/Parquet: 8
Bathroom equipment: 8
Kitchen equipment: 8

Overall Quality: 7.6/10

Comfort

Facilities and Services

What are the facilities provided in the property?

– There are several swimming pools with various shapes and sizes (including a pool for kids). I felt they were a bit too narrow for real swimmers.

Pool 1Park Avenue

Landscape and garden in 1Park Avenue

Pool in 1Park Avenue

Swimming pool in 1Park Avenue

– The gym is brand-new and well-equipped with LifeFitness machines:

Gym in 1Park Avenue

Fitness room in 1Park Avenue

– Facilities not pictured here: Tennis and basketball court, BBQ, sauna, playground and playroom for kids, day care.

What are the services available within the property?
A few services are available: Mini market, laundry, restaurant. You can also go to 1Park Residences, just a few minutes away, for ATM, supermarket, and coffee shop.

Are there issues with the electricity supply?
None that I know about.

Are their issues with parking?
None that I know about.

Are there enough lifts?
Yes.

Atmosphere

Is the property busy?
The occupancy seemed average. 

Is it noisy?
It was quiet when I visited. Beware of the two mosques on the western side of the property (Royal tower).

What is the background (ethnicity, social status) and attitude of residents?
I didn’t see too many residents, but I would guess there is a large proportion of expats (especially Japanese and Koreans).

Management

Maintenance

How old is the property?
It was completed in 2017-2018.

Are there visible damages?
I didn’t see any. However, considering the maintenance in 1Park Residences is average, I would be cautious about this property.

Overall maintenance rating: 8/10

Cleanliness

It was clean.

Overall cleanliness rating: 9/10

Gardening

The garden is small but well-maintained.

Overall gardening rating: 8/10

Security

Guards: On duty at the entrance and lobby 24/7
CCTV cameras: In the lobby, public areas and lift
Access: You need a card to reach your floor

Overall security rating: 9/10

Hospitality

The staff is friendly and professional.

Overall hospitality rating: 8/10

Rooms and Prices

Prices at 1Park Avenue 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 Bedrooms (137m2) – Well-furnished:

  • Rental 1 Year: Approximately IDR 360 million (or 30 million per month)
  • Buy: Approximately IDR 4,700,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 13 years
  • Average buying price/m2: IDR 34 million/m2

Investment Potential

Reasons to buy:
Exclusive location, popular with expats
Quality construction
Price is lower compared to similar luxury properties in Kebayoran

Reasons NOT to buy:
I’m not sure about the quality of the maintenance in the long term

Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ): 5/10

Address

1Park Avenue
Jalan Kyai Moh. Syafii Hadzami
Gandaria, Kebayoran Lama, South Jakarta 12440
Phone number: +62 21 723 78 78
Website: 1Park Avenue

1Park Avenue

More Photos

My Ratings

I do my best to write honest and detailed reviews of the apartments I visit. If you disagree with my rating, please let me know why and leave your own rating at the end of this page.

1Park Avenue (The Hamilton)
3.8 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- Location in an exclusive neighborhood.
- Quality building with a luxurious feel.
- Beautiful interior design for the full-furnished apartments (The Hamilton).
- 3 minutes by foot from Papaya supermarket and Starbucks.
- 5 minutes by car from Gandaria City mall.
- Complete facilities, including a good gym.
What I Didn't Like
- The swimming pool area is large, yet I didn't feel it was very relaxing. Too narrow in my opinion.
- The garden is too small.
- The immediate neighborhood is not so interesting.
Location
Quality
Comfort
Management
Value
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