Park Royale Executive Suites is a midrange residential complex that consists of 3 towers for a total of 480 units. Tower 1 and 2 have 17 floors, while Tower 3 has 24 floors.

Built in 1995, it is an old property that has deteriorated quite a bit since its heydays. Still, it remains a decent option for those with a tight budget, mainly due to its strategic location on Jalan Gatot Subroto. Also, you should know that the Tower 3 has been partially renovated and it doesn’t look too bad. For these reasons, there are quite a few expats living there.

I slept one night in this property and this is my full review of it:

Location:

Neighborhood and Transportation

In which neighborhood of Jakarta is Park Royale located?

Location of Park Royale Apartments in Jakarta

Park Royale is located in the subdistrict of Bendungan Hilir, a low-rise residential neighborhood with both middle-class and high-class housing. It is bordered on the south by Jalan Gatot Subroto, one of Jakarta’s main thoroughfares.

It is a very strategic location for those working in the business district as you can easily reach Jalan Sudirman, Jalan Rasuna Said, SCBD and Mega Kuningan.

How does it look like around the apartment?

Park Royale has two exits.

The main one is on Jalan Gatot Subroto:

Park Royale: Exit on Jalan Gatot Subroto

The second one is at the back of the property, on Jalan Bendungan Jatiluhur. It can be useful if you want to go to Jalan Bendungan Hilir Raya, a busy street with many shops and street food:

Back entrance / exit of Park Royale Apartments

By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 50 minutes
– Grand Indonesia Mall: 20 minutes
– Sudirman Business District: 5 minutes
– Kota Tua: 70 minutes
– Kemang: 35 minutes

Public transportation and access to highways:
– Nearest Transjakarta halt: Senayan JCC (just in front of the residence). It is very interesting as there are at least 7 lines that stops there, allowing you to go directly to Senayan, Sudirman and Kuningan.

Senayan JCC Transjakarta halt in front of Park Royale

– Nearest MRT station: Istora Mandiri or Bendungan Hilir (less than 2 km away)
– Nearest train station: Sudirman Station or Palmerah (4 km away)
– Nearest toll road: Jakarta Inner Ring Road (in front of Park Royale)

Landmarks Nearby

What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:

Malls:
The following malls are less than 10 minutes away by car:

fX Sudirman is a lifestyle mall with mostly middle-range restaurants and cafés. It also has a cinema, a gym, salons, spas, banks, and a few retail shops. It is convenient but maybe not as interesting as a real mall.

Plaza Senayan is one of the best malls in Jakarta, with a mix of high-end boutiques and some more affordable brands. It is also great for dining and going out (cinema, bars, cafes, etc). Just across the street, Senayan City (upper-middle class mall) is also worth visiting.

Mall Pacific Place: It is a medium-sized luxury mall with a Galerie Lafayette department store, a cinema, a supermarket, a gym, a Kidzania, plenty of restaurants and high-end shops.

Plaza Semanggi: This mall targets the middle class with affordable shops and restaurants. There is a cinema, a gym and a supermarket.

Supermarkets:
The nearest supermarket is FoodMart in Plaza Semanggi. You also have a Daily Foodhall in fX Sudirman.

For more choice, especially if you want imported products, I recommend going to FoodHall in Senayan City or in Plaza Senayan, to Lotte Mart in Ratu Plaza, to Grand Lucky in SCBD, or to Kem Chicks in Pacific Place. All of these are less than 10 minutes away by car.

Restaurants and Nightlife:
The nearest restaurants, bars and clubs are in SCBD, in Senayan, in Senopati or in Mega Kuningan. At night, you’ll only need a few minutes to reach them.

If you like Indonesian food, you can go to Jalan Bendungan Hilir (5 minutes away) where you will find many street food stalls.

Education:
– Universities: Binus (inside fX Sudirman), Pertamina, Moestopo, Al-Azhar, Atma Jaya Semanggi, Binus (fX Campus and Senayan), Universitas Pelita Harapan (Graduate campus in Plaza Semanggi), London School of Public Relations
– Schools: Jakarta Intercultural School (Pattimura campus for elementary), SMA Al-Azhar, Hope International School, Heritage School, Vickery Christian Academy (inside Park Royale)
– Preschool: Lollikids Montessori, Mighty Minds, Apple Tree (Senopati)

Hospitals:
Hospital Siloam Semanggi, just 10 minutes away by car, is recommended.
Kaikoukai Clinic Senayan (for Japanese expats)
SOS Medika Clinic (for expats – 4 kilometers away)

Parks:
You can reach Gelora Bung Karno Stadium in 10 minutes. It is suitable for running or walking.

Building Quality

Building and Architecture

Who is the developer?
Park Royale was developed by PT Sari Lembah Tirta Hijau, a company with several shareholders. It is related to Brasali, a group that owns several properties in Indonesia such as Batavia Apartments, Golfhill Terraces Apartments, Satrio Tower, Ibis Arcadia and Mercure Bali Legian.

It also seems to be linked to Ciputra, to Metropolitan Land, and to Pondok Indah Group.

Who is the architect?
I didn’t find this information.

Who is the contractor?
The contractor was PT Jaya Konstruksi, one of the largest in Indonesia.

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):

Architecture Park Royale Senayan

Facade of Park Royale Jakarta

Entrance and Lobby:

Entrance to Park Royale Apartments in Jakarta (Jalan Gatot Subroto)

Entrance to lobby Park Royale Senayan

Car drop off in Park Royale Tower 3

Lobby entrance of Park Royale Tower 3

Lobby of Park Royale Tower 3

Sculpture Park Royale Senayan

Scultpure in the lobby of Park Royale Senayan Tower 3

Reception desk in lobby of Park Royale

Waiting area in lobby of Park Royale

Lobby of Tower 2 in Park Royale

Corridors and lifts:

Lift area in Park Royale Senayan

Corridors in Park Royale Senayan

Entrance door to apartment in Park Royale Jakarta

Size and Types of Apartments

The apartments’ size is approximately the following:

Studio units (1 bathroom): 34m2
1-bedroom units (1 bathroom): 63m2, 85m2
2-bedroom units (1/2 bathrooms + 1 maid room): 103m2
3-bedroom units (2 bathrooms + 1 maid room): 148m2, 160m2, 187m2

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): 6
Lighting fixtures: 6.5
Doors: 6.5
Windows: 6
Ceiling: 6.5
Elevator: 6.5 (Mitsubishi brand)
Gym equipment: 6.5
Pool equipment: 6.5
Furniture: 6.5
Artwork: 7

In the apartments:
Tiles/Parquet: 7.5
Bathroom equipment: 7
Kitchen equipment: 6.5

Overall Quality: 6.7/10

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: There are two swimming pool areas, one in Tower 3 and one shared by Tower 1/2.

Swimming pool of Park Royale

Sun beds in pool area of Park Royale

Pool area and garden in Park Royale

Swimming pool in Park Royale Tower 2

– Gym (Tower 3): The machines are old but they are working fine.

Gym in Park Royale Jakarta

Cardio equipment in Park Royale

Gym in Park Royale

Gym equipment in Park Royale

– Other facilities:

They are not in a very good condition, particularly the tennis court:

Sauna in Park Royale Jakarta

Tennis court, Basketball court and Badminton court

Kids playground in Park Royale

What are the services available within the property?
Several services are available, including a mini market, a laundry, a café, a spa, a salon, and ATM machines.

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

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

Are there enough lifts?
Yes.

Atmosphere

Is the property busy?
It is busy. I would guess the occupancy is quite high.

Is it noisy?
Yes, a little bit as there is a mosque at the back of the property, and a huge highway in the front. 

What is the background of the residents (ethnicity, social status)?
Mostly Indonesians, but I saw quite many foreigners as well.

Management

Maintenance

Are there visible damages?
The property is more than 20 years old, and you can see it has deteriorated. Actually, it used to be an upscale complex, but now I consider it midrange.

You will often see scratched paint, broken tiles, or rusty pipes. In your unit, you may experience some issues with the AC and the water.

Overall maintenance rating: 6.5/10

Cleanliness

The cleanliness was ok.

Overall cleanliness rating: 7/10

Gardening

The garden was properly maintained.

Overall gardening rating: 7.5/10

Security

– Guards: There are 24/7 guards at both gates of the property.
– CCTV cameras: In the lobby.
– Access: You need an access card to reach your unit.

Overall security rating: 8.5/10

Hospitality

The staff is friendly and professional.

Overall hospitality rating: 8.5/10

Rooms and Prices

Prices at Park Royale 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 (85m2) – Well-furnished:

• Rental 1 Year: Approximately IDR 144 million (or IDR 12 million per month)
• Buy: Approximately IDR 1,800,000,000
• Break Even Point (Buying Price/Gross Annual Rental): 12.5 years
• Average buying price/m2: IDR 21.1 million/m2

Investment Potential

Reasons to buy:
Strategic location that can be interesting for expats/executives
Affordable price

Reasons NOT to buy:
Old building
The land certificate is already 30 years old so it will expire in a few years only
Most apartments need to be refurbished

Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ):
3/10.