The Pakubuwono View is a luxury apartment complex with 2 towers, Redwood and Lacewood (159 meters high, 37 floors) for a total of 384 units. Completed in 2011 on 1.4 hectares of land, it is located in Kebayoran Lama, next to the posh neighborhood of Kebayoran Baru.
It is part of the prestigious Pakubuwono Development, a group of a dozen luxury towers spread on 6 different properties, 5 of which are just next to the Pakubuwono View. You can see the full list here.
A friend of mine lives there so I visited with him. This is my full review of it:
- 1 Location:
- 2 Building Quality
- 3 Comfort
- 4 Management
- 5 Rooms and Prices
- 6 Investment Potential
- 7 Address
- 8 More Photos
- 9 My Ratings
In which neighborhood of Jakarta is Pakubuwono View located?
The Pakubuwono View is officially located in Kebayoran Lama, just a couple hundred meters from Kebayoran Baru. The latter is one of the most affluent areas of Jakarta, with both expensive villas and luxury apartments (for instance Pakubuwono Residence, Pakubuwono Signature, Pakubuwono House, Pakubuwono Spring, Botanica, Simpruk Indah, Simprug Residence, etc.). It is a pleasant neighborhood, especially in the streets Gunawarman, Senopati, Pakubuwono and Dharmawangsa. It is considered less polluted and cleaner than other areas of the city while remaining close to the business center.
How does it look like around the apartment?
The Pakubuwono View is located on a major road, Jalan Teuku Nyak Arief, which goes from Palmerah to Pondok Indah. While this is convenient and strategic, this also means that you cannot really do anything walking distance from the apartment. You will need a car wherever you want to go.
Luckily, you won’t have to go very far to reach nicer areas. In just 5-10 minutes by car, you can go to the streets mentioned above: Senopati,, Gunawarman and Pakubuwono where you can find nice shops, cafés and restaurants. Gandaria mall and the nearby streets are also interesting and only 5 minutes away.
What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:
The nearest one is Gandaria City Mall (5 minutes by car). 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.
You can also go in about 10 minutes to Senayan City and Plaza Senayan, both popular high-end malls with dozens of luxury boutiques, cafés and restaurants. Pondok Indah Mall is a bit further away (15 minutes), but it’s worth the ride as it is the largest luxury mall in the country.
Lotte Mart in the basement of Gandaria City.
Hero in the basement of Pakubuwono Residence.
FoodHall in Plaza Senayan and Senayan City.
If you like traditional markets, Pasar Mayestik is quite reputed for fresh fruits and vegetables (3 minutes away).
Restaurants and Nightlife:
This is an excellent area for eating out and partying. I recommend you to go to cafés, bars and restaurants in Jalan Senopati, SCBD, or in the Crystal Lagoon (basement of Senayan City). Current trendy venues are Monty’s, Union, Lucy in the Sky, Hakkasan, etc.
There are plenty of educational facilities within a few minutes by car from Pakubuwono View:
Several universities: Pertamina, Binus, Moestopo, Al-Azhar, Satya Negara
International schools and reputed schools: JIS Pattimura (for elementary students), Binus, Al-Azhar, Lentera, SMA Negeri 70
Pre-schools: Chiltern House, Binus Simprug, Kinderland Pakubuwono, Little Stars Pakubuwono, The Learning Castle
Rumah Sakit Pusat Pertamina and Rumah Sakit Gandaria are the nearest ones. If you have a serious condition, I think it’s best to go a bit further to Siloam Hospital in Semanggi (15 minutes away) or to Pondok Indah Hospital.
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 55 minutes
– Grand Indonesia Mall: 35-45 minutes
– Sudirman Business District: 10-15 minutes
– Kota Tua: 80 minutes
– Kemang: 15-20 minutes
Your speed will largely depend on the traffic on Jalan Teuku Nyak Arief. If it is jammed (usually before and after office hours), it will take much more time to go anywhere.
Is there a Transjakarta bus stop nearby?
Kebayoran Lama bus stop is just 5 minutes away.
Is there a train station nearby?
Stasiun Kebayoran is 800 meters away.
How about the MRT (Mass Rapid Transit) or LRT (Light Rail Transit)?
There was once talks of an LRT line between Kebayoran Lama and Kelapa Gading, with a stop in Simprug. It has been postponed for now.
Building and Architecture
What is the reputation of the developer?
All the Pakubuwono towers were developed by the conglomerate Agung Podomoro Land (via PT Bona Widjaya Gemilang). It is their flagship project as it is much more luxurious than what they normally build. Indeed, most of their other properties target the midrange segment, for instance, Podomoro City, Metro Park, Thamrin Residences, Sudirman Park, Kalibata City, and all the Mediterania Residences in Jakarta.
While their older and less expensive properties are sometimes poorly maintained, their reputation with the Pakubuwono development has been excellent so far.
Who is the architect?
The Pakubuwono View was designed by the architectural consultant Airmas Asri. This firm has a fairly good reputation in Indonesia and it has won many awards (including the IAI – Indonesian Architect Association – Awards in 2013 for Pakubuwono View). Some of their other projects are The Capital Residence, District 8, Residence 8 and The Pakubuwono Signature.
The interior design was created by Insada which is one of the most sought-after design firms in Indonesia (some of their projects: Kempinski Jakarta, Ritz-Carlton Bali, Intercontinental Jakarta, etc).
Who is the contractor?
The contractor was Adhi Karya, a large public company with extensive experience, mostly in building government infrastructure (toll roads, stadium).
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):
Personally, not a big fan of the exterior appearance as it is mostly a large concrete block with uniform painting and small windows.
Discreet but upscale entrance on the side of the road. There will be a full security screening at this point.
The lobby is very small with barely enough seats. Nice marble flooring.
Landscaping and Public Areas:
The towers only occupy 0.2ha out of 1.4ha. The rest is made of green spaces and public areas. It’s not that big but it does feel like an oasis in the city. Excellent if you have children.
Corridors and lifts:
Corridors and lifts look luxurious:
How spacious are the apartments?
There are only two types of apartments in the Pakubuwono View:
In the Redwood Tower, all units have two bedrooms (140m2 and 153m2)
In the Lacewood Tower, all units have three bedrooms (196m2 and 205m2)
Each unit has a balcony and a private lift. Some units have a maid room.
Here are some pictures of rooms that I took during my visit:
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: 9
Gym equipment: 6
Pool equipment: 7
In the apartments:
Bathroom equipment: 7
Kitchen equipment: 7
Overall Quality: 7.5/10
Facilities and Services
What are the facilities provided in the property?
– Swimming pool: There are several, including a rounded-shaped one for adults, a smaller one for kids, and an small heated pool indoor (not pictured below). The size is average but sufficient if you are not a serious swimmer. The area gets a lot of sun.
– Gym: Not too big, but complete with both professional machines (Cybex – a little old) and free weights.
– Other facilities:
I didn’t take pictures of all the facilities. Some that are missing here are the kid’s playground, the tennis/football/basketball court, the BBQ room, the squash/badminton court, jogging track, jacuzzi/hammam/sauna. You can see the list and the pictures on Pakubuwono’s website.
What are the services available within the property?
There are quite many services available: Café/restaurant, minimarket, clinic, laundry, salon/massage and a business center.
Are there issues with the electricity supply?
None that I know about.
Are their issues with parking?
Are there enough lifts?
Is the property busy?
Yes, but reasonably. The occupancy rate is close to 100% but there aren’t that many units so you never feel it is too crowded.
Is it noisy?
What is the background (ethnicity, social status) and attitude of residents?
The residents are mostly expatriates from Japan/Korea (maybe 40%). The rest consists of other expats, Indonesian Chinese and Indonesian Pribumi.
How old is the property?
The property was completed in 2011.
Are there visible damages?
No. The maintenance is excellent.
Overall maintenance rating: 9/10
I found the property to be very clean.
Overall cleanliness rating: 10/10
The garden is very well-maintained.
Overall gardening rating: 10/10
– Guards: on duty at the gates and reception: 24/7
– CCTV cameras: Many in the lobby and the lift.
– Access: You need an access card on many occasions: To access the garden, to access your tower, to access your lift, then to access your floor. Considering there are also security guards/receptionists at the entrance of the building, at the door of each tower and at the lobby of each tower, I found it to be slightly over-the-top.
Overall security rating: 10/10
The staff is friendly and professional.
Overall hospitality rating: 9/10
Rooms and Prices
Prices 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 is an example of prices and ratios for this property:
2-Bedroom (153m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 324 million (or 27 million per month)
- Buy: Approximately IDR 5,200,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 16 years
- Average buying price/m2: IDR 34 million/m2
Service charge: For a 2-bedroom apartment, the amount will be around IDR2,500,000 (the owner normally pays for it).
Here are some of the factors that may affect the buying price of this property:
– Factors pushing the prices up:
- Increase in the number of expatriates, especially Japanese, in Jakarta
– Factors pushing the prices down:
Overall evaluation of the price: Would I buy here?
The buying price of Pakubuwono View is reasonable, probably because it suffers from the competition coming from more recent properties. I’m sure owners have had to reduce a bit their rental prices recently to avoid an exodus of their tenants to Botanica/District 8/etc.
That said, considering the good reputation of the Pakubuwono brand + the excellent quality of the maintenance I observed, I would feel comfortable buying there. I think the rental prices, even though under pressure, can be kept high enough to offer a proper return on investment.
Pakubuwono View Apartments
Jl. Sultan Iskandar Muda 12, Kebayoran Lama,
South Jakarta 12240, Indonesia
Phone number: +62 (0) 21 2905 5000
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.
- High security standards
- Location next to Kebayoran Baru, a posh neighborhood of Jakarta
- Nothing to do walking distance around the residence
- Busy and noisy road in front of the building
- No proper supermarket on-site
- The swimming pool a bit small for me
- Security maybe too strict (I counted 7 checks to access an apartment)
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