Mediterania Garden Residences 2 (or “Medit 1” or “MGR 2”) is a midrange apartment complex featuring 6 towers of 37 floors: Edelweis (E), Flamboyan (F), Gardena (G), Heliconia (H), Jasmine (J), Kenanga (K). Completed in 2008, it has a total of 3,110 units.

It is part of Podomoro City, a 25-hectare superblock belonging to Agung Podomoro Land. It includes, among others, Mediterania Garden Residences 1, 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:

Note that the following section is partially copied from my review of Mediterania Garden Residences 1.

Neighborhood

In which neighborhood of Jakarta is the complex located?
As I wrote above, Mediterania Garden Residences 2 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

Rukos in Podomoro City

At the ground floor of MGR 2, there are more shops and restaurants, usually affordable and useful for residents. There are also some gardens and games for kids:

Ground Floor and Parking Mediterania Garden Residences 2

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 Celebrity Fitness 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 Mediterania Residences 1 (across the street), a Transmart Carrefour in Central Park Mall and a Hero Supermarket in Taman Anggrek Mall.

You can also go a couple 24-hour minimarkets in the ground floor of MGR2 (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 2 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 1, Sudirman Park, Permata Hijau Residence, Bellezza Residence, Alam Sutra Mall, Da Vinci Tower, etc.

Who is the contractor?
The contractor was Pulau Intan, a large Indonesian group that has finished dozens of similar projects (Midrange category) such as Taman Anggrek Apartments, Royale Springhill Residence, Signature Park Grande, French Walk Apartments, L’Avenue, 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 2 doesn’t look very nice in my opinion. The facade is painted in grey, with only small windows, making the towers resemble massive concrete blocks. Air-conditioning units are placed discreetly on the balconies.

Mediterania Garden Residences 2 Tower

Facade Mediterania Garden Residences 2

Building Mediterania Garden Residences 2

Reception:
Each tower has its own lobby. They are quite basic, with just a couple of sofas to sit down, and a simple reception desk.

Entrance Lobby Mediterania Garden Residences 2

Reception Mediterania Garden Residences 2

Landscaping:
The central garden area, with several swimming pools, is large and rather pleasant. The only problem is that the towers are so high that it is in the shade most of the day.

Landscape of Mediterania Garden Residences 2

Site Plan of Mediterania Garden Residence 2

Corridors:
Simple, with a uniform paint and small ceramic tiles.

Corridors in Mediterania Garden Residences 2

How spacious are the apartments?
The apartments are rather small, slightly more than those of a budget property. The size is the same as in MGR1.

– 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: 4
Tiles Corridors: 4
Tiles Apartment: 4
Painting: 3
Lighting: 4
Doors: 3
Ceiling: 4
Elevator: 5
Gym equipment: 4
Pool equipment: 4
Furniture: 4
Artwork: 4

Overall Quality: 4/10

What is the quality of the finishes?
Decent quality. In some spots, you will observe drips of paints or cement from the construction. the construction.

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: MGR2 has one of the largest Olympic swimming pools in Jakarta, which is really the ideal size for serious swimmers. There are also smaller pools on the sides, including two for children.

Around the pools, you have a jogging track, kids’ playgrounds, resting areas and plenty of plants. There is also a jacuzzi but the water was dirty and not heated when I visited.

Swimming Pool Mediterania Garden Residences 2

Second Swimming Pool in Mediterania Garden Residences 2

Dirty Jacuzzi in Mediterania Garden Residences 2

Kids Area Mediterania Garden Residences 2

Kids Pool in Mediterania Garden Residences 2

Jogging Track and Garden Jakarta

Garden in Mediterania Garden Residences 2

– Gym: The room is not very large and it only has a few machines. It does the job if you are not too serious about your training.

Gym in Mediterania Garden Residences 2

– A tennis and basketball court:

Tennis Court Mediterania Garden Residences 2

What are the services available within the property?
Plenty of services are available within Mediterania Garden Residence 2. For instance, warungs, laundry, 24-hour minimarts, ATMs, design consultants, real estate agents, salons, pharmacy, etc.

A nice feature is that you can go directly to Central Park Mall using a tunnel (West Tunnel in front of Heliconia Tower):

Tunnel to Central Park Mall

Are there issues with the electricity supply?
None that I am aware of.

Are their issues with parking?
None that I am aware of.

How many lifts are there in each tower?
There are 3 resident lifts per tower. It generally takes a long time before getting an elevator and reaching the desired floor.

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?
It is very busy, but maybe not as much as MGR1. The pool area is particularly crowded after working hours and on Sundays.

Is it noisy?
Not too much except in public areas.

What is the background (ethnicity, social status) and attitude of residents?
A majority of residents is Indonesian Chinese. There are also many Indonesian “pribumi” and a handful of foreigners. It attracts all kinds of residents from families to young executives. I believe it is also a popular option for short-term stays (many ads with daily/weekly/monthly rates).

Management

Maintenance

How old is the property?
It was completed in 2008.

Are there visible damages?
Not too many, except a few as listed below:

Painting Problems Mediterania Garden Residences 2

Broken Tiles in Mediterania Garden Residences 2

Overall, the condition of the building is fine. The paint problems in the corridors might be caused by cement that is not 100% waterproof. This would indicate that its quality was substandard.

Cleanliness

I found the property to be clean, except a couple of issues like the water in the jacuzzi that I mentioned before.

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.

Hospitality

The staff was friendly and professional.

Rooms and Prices

Prices at Mediterania Garden Residences 2 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 66 million (or 5.5 million per month)
• Buy: IDR 1,000,000,000
• Break Even Point (Buying Price/Gross Annual Rental): 15.15 years
• Average buying price/m2: IDR 23.8 million/m2

Which units are the best?
I would recommend staying in a tower closer from the tunnel to Central Park Mall (Heliconia or Jasmine). Since the elevators are slow, it is better to choose a middle floor to reduce the waiting time.

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

– Factors pushing the prices down:

• Problems with maintenance and the age of the property
• Competition of nearby projects like Madison Park Apartments

Overall evaluation of the price: Would I buy here?
Buying prices for apartments in MGR2 are quite high, especially considered the rent that you can obtain from it. I guess that it is considered a safe investment for many people and therefore the demand is strong.

I have no doubts that a renovated apartment within the complex would be easy to rent, however, it will probably take at least 20 years to get a return on investment.