Mediterania Garden Residences 1

Budget, Grogol, Podomoro City, Tanjung Duren, West Jakarta

Mediterania Garden Residences 1 (also called “Medit 1” or “MGR 1”) is a midrange apartment complex featuring 4 towers of 29 floors: Azalea (A), Bougenville (B), Catelya (C) and Dahlia (D). In total, there are 2,734 units.

It was one of the first developments of Podomoro City, a 25-hectare superblock belonging to Agung Podomoro Land that now includes, among others, Mediterania Garden Residences 2, Royal Mediterania Garden Residences, Mall Central Park, Central Park Apartments, APL Tower, Soho Mall & Apartments, Pullman Hotel and Madison Park Apartments.

I stayed there for a few days and this is my honest review of it. If you know about this property, please add your own comment and rating at the end of the article.

Location:

Neighborhood

In which neighborhood of Jakarta is the complex located?
As I wrote above, Mediterania Garden Residences 1 is located in Podomoro City. The drawings below will help you get an idea of how it looks like (some projects are missing, though):

Podomoro City Site Plan (Partial)

Podomoro City

Podomoro City itself is in Grogol Petamburan, a middle-class district of West Jakarta. It is partly residential, with a strong Indonesian Chinese community, but it is also a commercial and transportation hub due to its strategic location at the intersection of important highways (Jakarta-Tangerang and Jakarta Inner Ring Road).

Toll Roads in Front of Podomoro City

By car, with normal traffic conditions, how far is the complex from:
– Jakarta Airport: 40 minutes
– Grand Indonesia Mall: 40 minutes
– Kota Tua: 60 minutes
– Kemang: 70 minutes

How does it look like around the apartments?
Podomoro City is a modern area that does not look at all like a typical Jakarta neighborhood. It is made of wide streets, such as Jalan Podomoro Avenue, that are bordered with malls and residential complexes.

If you don’t mind the heat, you can walk along those streets, shop in rukos (boutiques) or eat in various coffee shops. It is cleaner and more pleasant than elsewhere in Jakarta as the city is managed privately and not by the government.

Podomoro City View from Madison Park

Rukos in Podomoro City

At the ground floor of MGR 1, there are more shops and restaurants, usually affordable and useful for residents. There are also some gardens and games for kids:

Garden on Ground Floor of MGR 1

Ground Floor Mediterania Garden Residences 1

Shops in GF Mediterania Garden Residences 1

What are the important landmarks nearby?

Nearby, there are several landmarks you can go to:

Malls:

Central Park Mall: A middle-class mall, popular with young people, with an outdoor area (called Tribeca Park) and a large number of affordable fashion shops (Sogo, Mango, Guess, Marks and Spencer, Pull & Bear, Topman, Stradivarius, H&M, etc.). Also a cinema, a supermarket, a gym, cafés, restaurants, bars, salons, banking and travel services, etc.

Central Park Mall and Tribeca Park

Neo Soho: One of the newest malls in Jakarta, it is connected to Central Park by a bridge. It is not too crowded at the moment and the main attraction there is the Central department store. There is also an aquarium.

Taman Anggrek Mall: It is not part of Podomoro City but you can reach it by foot in less than 10 minutes. It is a middle-class mall as well, very busy, with an ice-skating rink on its last floor. It also has a cinema and a gym.

You can also reach a few more malls nearby in less than 10 minutes by car (for instance Ciputra Mall or Seasons City, both for low-to-middle income customers).

Supermarkets:
There is a Giant Express supermarket inside MGR1, a Transmart Carrefour in Central Park Mall and a Hero Supermarket in Taman Anggrek Mall.

You can also go to several 24-hour minimarkets in the ground floor of MGR1 (Alfamart, Indomaret).

Restaurants:
There is a lot of choice for eating out, from cheap canteens to upper-class restaurants. Most of them serve Indonesian, Chinese, Japanese or Korean food.

Bars and Nightlife:
While Podomoro City is not the best area of Jakarta for nightlife, there are enough bars to have a pleasant night out. I recommend going to Central Park Mall and visit Hog’s Breath Café, La Bière, Pizza e Birra, Bistreau and People’s Café.

Universities:
There are 4 large private universities within less than 2 kilometers: Universitas Podomoro (within Podomoro City), Universitas Kristen Krida Wacana (UKRIDA), Universitas Trisakti and Universitas Tarumanegara. Note that all of these universities have a high number of Indonesian Chinese students.

A bit further, you also have Universitas Esa Unggul and BINUS (Anggrek campus).

Schools:
SMAK 1 BPK Penabur, a reputed Christian high school.
SMP Negeri 69

Preschools:
There are quite many in Podomoro City. The most reputed are Kidea and Little Giants Preschool.

Hospitals:
There are some specialized hospitals nearby, such as Dharmais Hospital (Cancer), Harapan Kita (Heart Disease) or Grogol Hospital (Mental Illness). Hospital Royal Taruma is the closest one with multi-specialties. Siloam Kebon Jeruk is 4 kilometers away.

Parks:
Taman Cattleya (or Taman Toman) is a free park on 3 hectares just 2 kilometers from Podomoro City. Nearer, you can go to the tiny Tribeca Park which is part of Central Park.

Offices:
There are not that many office buildings nearby, except APL tower. If you are a young professional, this means you will probably need to go to the Sudirman area every day. On average, you will need at least 30 minutes (double if there are a lot of traffic jams).

Transportation

What are the main roads or highways nearby?
On paper, the location of MGR 1 is great. The Jakarta Inner Ring Road is within a few minutes and it circles the city. It goes to Sudirman, Rasuna Said, Gatot Subroto, Pluit, Mangga Dua, Cililitan and the Airport. The center of Jakarta (MoNas) can also be reached via Jalan Tomang Raya.

Nearby, you can catch the Jakarta – Tangerang highway, going to Puri Indah, Alam Sutera, Karawaci up until Merak.

What is the traffic situation near the apartment?
While the location of Podomoro City is strategic, its access is often difficult because of massive traffic jams near the toll gate exit and Jalan Podomoro Avenue entrance. If you go to Central Jakarta, you will also need to do a long U-turn (or make a significant detour through smaller streets in Tanjung Duren).

Naturally, the worst time is in the morning or evening, when people go to or come back from work. It is also terrible on weekends, especially Sunday afternoon. Sometimes, you’ll need 30 minutes only to exit or enter Podomoro City.

Is it easy for taxis/GrabCar to find the location?
Yes, it is a very famous location.

Is there a Transjakarta bus stop nearby?
There is a stop on Jalan Toll Letjen S. Parman, opposite Central Park Mall. You need 10 minutes to go there by foot. It is served by 8 different lines going to many important places in Jakarta (Pluit, Senayan, Karet, PGC, etc).

Is there a train station nearby?
Grogol station is 2.5 kilometers away. It is a stop on the brown line from Tangerang to Duri.

How about the MRT (Mass Rapid Transit) or LRT (Light Rapid Transit)?
An LRT line is planned between Grogol-Palmerah. It is the third phase of the project and you cannot expect it to be operational before 2020. The exact location of the station is unknown at the moment.

Are there sidewalks? Is it possible to walk around?
Yes, there are decent sidewalks but they are narrow and you cannot walk too far.

Building Quality

Building and Architecture

What is the reputation of the developer?
The developer, Agung Podomoro Land, is one of the most famous in Indonesia for midrange apartments. They have a large portfolio of completed projects, many of which I’ve reviewed here already (Metro Park, Thamrin Residences, Sudirman Park, Kalibata City, etc).

While they are generally trustworthy, the quality of the maintenance of some of their properties is not adequate. This is especially true with the oldest ones such as Mediterania Gajah Mada.

Who is the architect?
The architect for this project was Megatika International. This local consultant company specializes in midrange properties, housing or apartments, and it is a frequent collaborator of Agung Podomoro Land. Some of their completed projects are Metro Park, Mediterania Garden Residence 2, Sudirman Park, Permata Hijau Residence, Bellezza Residence, Alam Sutra Mall, Da Vinci Tower, etc.

Who is the contractor?
The contractor was Total Bangun Persada, a reputed Indonesian company that has undertaken hundreds of large projects such as Kemang Village, The Peak Sudirman, the Pakubuwono Residence, Verde I and II, 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:
MGR 1 looks similar to many other Mediterania towers built by Agung Podomoro Land. They use some decorative elements and terracotta colors that are inspired by Mediterranean architecture. Despite these, we cannot say that it is a spectacular construction and I would rate its look average.

Building Mediterania Garden Residences 1

Facade Mediterania Garden Residences 1

Mediterania Garden Residences 1

Entrance:
There are two main entrances to the complex, well-guarded, and a covered drop-off point for cars in each tower:

Entrance Mediterania Garden Residences 1

Entrance Lobby Mediterania Garden Residences 1

Reception:
The reception of each tower is quite small and often packed. It doesn’t look prestigious and there isn’t a really comfortable space to sit down.

Reception Mediterania Garden Residences 1

Landscaping:
This is the part I liked the most in MGR 1. Between the four towers, there is a large garden and pool area with plenty of trees and paths to walk around.

Landscaping in Mediterania Garden Residences 1

Corridors:
Basic, with a gypsum ceiling and uniform painting. The ceramic tiles are organized to create a motif.

Corridors in Mediterania Garden Residences 1

How spacious are the apartments?
The apartments are rather small, slightly more than those of a budget property.

– 1-bedroom units start at 26m2 (1 bathroom)
– 2-bedroom units start at 42m2 (1 bathroom)
– 3-bedroom units start at 70m2 (2 bathrooms)
– 4-bedroom units start at 80m2 (3 bathrooms)

Materials, Equipment, and Finishes

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):

Tiles Lobby: 5
Tiles Corridors: 4
Tiles Apartment: 4
Painting: 3
Lighting: 4
Doors: 4
Ceiling: 3
Elevator: 4
Gym equipment: None
Pool equipment: 4
Furniture: 4
Artwork: None

Overall Quality: 4/10

What is the quality of the finishes?
Average quality. There are still traces of paints and drips of cement from the construction.

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: There is a long, rectangle-shaped swimming pool in the center of the garden, plus lagoon-shaped pools around it. It is quite convenient as it separates people who want to swim from people who want to have fun.

In the same space, there is also a jogging track and a kids’ pool.

Swimming Pool Mediterania Garden Residences 1

Bridge Over Pool Mediterania Garden Residences 1

Lagoon Pool Jakarta Mediterania Garden Residences 1

Kids Pool in Mediterania Garden Residences 1

– Kids’ Playgrounds:

Sand Box in Mediterania Garden Residences 1

Playground For Kids Mediterania Garden Residences 1

– Note that there is no gym in the complex but there is a tennis and basketball court. You can go to Celebrity Fitness in Central Park Mall if you really need to do fitness.

What are the services available within the property?
A lot of services are available: 24-hour minimarkets, canteens, banks, ATMs, (coin) laundry, interior design, real estate, mosque, salon, pharmacy, etc.

Are there issues with the electricity supply?
Not that I know of. Each apartment has a different limit, usually 1,300 watts, 2,200 watts or 3,500 watts. Make sure you get enough for your needs.

Are their issues with parking?
There seems to be enough parking space in MGR1.

How many lifts are there in each tower?
There are 4 lifts per tower. This doesn’t seem to be sufficient because there was often some queuing in the elevator. It always took me at least 5 minutes to reach my floor.

Lifts Mediterania Garden Residences 1

Does the apartment have running hot water?
No, you will need an electric water heater.

What is the air-conditioning system used?
There is no central air-cooling system so each unit has its own individual electric AC.

Atmosphere

How busy is the property?
This is a very popular property. The lifts, the reception, the pool, are always crowded. It is one of the things that bothered me the most there. 

Is it noisy?
In the pool and public areas, yes. However, my apartment was quiet.

What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian Chinese from the middle to upper-middle class. There are also some Indonesian “pribumi” and only a few foreigners.

Management

Maintenance

How old is the property?
It was completed in 2005.

Are there visible damages?
Not too many, except in the corridors that really need to be repaired (repaint the walls, fix the gypsum ceiling).

Cleanliness

I found the property to be clean enough, except in the corridors. I had a few cockroaches in my apartment which were probably coming from the building.

Security

– Guards on duty at the gates and reception: 24/7
– CCTV cameras: Few
– Access card: Yes, you need an access card to enter the lift area.

I read online that some people felt unsafe in Mediterania Garden Residences 1 because since there are so many residents, it is easy for an outsider to enter a tower following someone who has the access card. Despite these claims, I’m not sure there ever was any problems because of that.

Hospitality

The staff was friendly and professional.

Rooms and Prices

Prices at Mediterania Garden Residences 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 (42m2) – Well-furnished:

  • Rental 1 Year: IDR 54 million (or 4.5 million per month)
  • Buy: IDR 750,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 13.9 years
  • Average buying price/m2: IDR 17.8 million/m2

Which units are the best?
The condition of many apartments is quite bad. If you can, prefer the ones that have been recently renovated. Since the elevators are slow, avoid apartments that are located too high as well as you’ll need a few more minutes each time you want to go up or down.

Investment Potential

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

A normal price increase would be around 5% per year. Here are some of the factors that may affect this rate:

– Factors pushing the prices up:

  • Potential construction of an LRT line in Grogol
  • New SOHO mall just in front of MGR1
  • Famous apartment complex by a reputed developer

– Factors pushing the prices down:

  • Old properties in Indonesia are never attractive considering the average quality of the construction and maintenance
  • Competition of nearby projects like Madison Park Apartments, or MGR2
  • No direct access to Mall Central Park
  • Traffic jams to get to the apartment

Overall evaluation of the price: Would I buy here?
The buying price in MGR1 is quite high compared to the renting price. This means it will take many years before getting a return on investments there (ratio of 13.9 years not including taxes, expenses, and bank interest). Furthermore, I feel that the age of the construction is too old and I would rather buy an apartment from a more recently developed project.

Address

Mediterania Garden Residences 1 Apartment
Jalan Tanjung Duren Utara 3,
Grogol, West Jakarta 11470, Indonesia

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.

Mediterania Garden Residences 1
3.1 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (1 vote)
What I Liked
- Good location within a reasonable distance from Jakarta's central business district
- Clean, modern neighborhood with plenty of shops and restaurants
- Large swimming pool and garden
- Low prices for renting
- Famous developer
What I Didn't Like
- Traffic jams most of the time in front of Podomoro City
- Old property with some dirty areas
- Many apartments within MGR1 have not been renovated since opening
- Crowded residence, especially the elevators and the swimming pool
Location
Quality
Comfort
Management
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