MTH Square Apartments (MT Haryono)

East Jakarta, Jatinegara, Kampung Melayu, Midrange

MT Haryono Square Apartments is a midrange residential tower of 15 floors with a total of 260 units. Developed by Gapura Prima on 7,000m2 of land, it is part of a larger complex, MTH Square that also has a “shopping arcade” and a 5-floor office building.

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:

The following section is partly copied from my review of H Residence which is about 1,5 kilometers away.

Neighborhood

In which neighborhood of Jakarta is the complex located?
MTH Square is in Kampung Melayu, a middle-class, conservative neighborhood, part of the Jatinegara district. There aren’t many interesting things to do around, but it is rapidly developing, especially along Jalan MT Haryono where many high-rise buildings have been constructed recently.

By car, with normal traffic conditions, how far is the complex from:
– Jakarta Airport (CGK): 80 minutes
– Jakarta Airport (Halim Perdanakusuma): 25 minutes
– Grand Indonesia Mall: 50-70 minutes
– Kota Tua: 70-90 minutes
– Kemang: 60 minutes

How does it look like around the apartment?
As you exit the residence, you will be on Jalan Otto Iskandardinata (also called Jalan Otista), a medium-sized street with a few warungs and shops. It looks similar to 99% of the streets in Jakarta.

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

Malls:
MTH Square Apartments doesn’t really have a mall nearby. The nearest ones are at least 10 to 20 minutes away by car, for instance Mal Cipinang Indah, Mall Bassura, Lippo Plaza Kramat Jati, Kalibata Square, and Pusat Grosir Cililitan. They are all targeting the middle-class.

There is a “shopping arcade” at the ground floor of MTH Square but most of the shops are actually used as offices by small companies.

Supermarkets:
There is a supermarket available just outside the residence. Called Frestive, it sells fruits, vegetables, meat, and other fresh products.

For more choice, you’ll need to go by car (10-15 minutes) to Carrefour MT Haryono or Carrefour in Cipinang Mall. You can also try the local market Pasar Jaya Cawang Kavling (1,000 meters away).

Restaurants:
There are a couple of warungs in the shopping gallery of MTH Square:

Warung Jawa in MTH Square

Otherwise, you can walk along Jalan Otista and eat in a few more restaurants. 500 meters from the apartments, there is a Domino’s Pizza and a McDonald’s.

Bars and Nightlife:
There is no nightlife in this area of Jakarta. You will need to go near Jalan Sudirman for that.

Universities:
The only major university nearby is the campus B of the Universitas Kristen Indonesia.

Schools:
Only local schools: SMA, SMU, SD, TK, etc. A few junior high schools have a good reputation: SD Santo Vincentius, SD Santo Antonius and SD Marsudirini.

Preschools:
There is a Kidea Preschool just 1 kilometer away.

Hospitals:
RS Tebet is about 15 minutes away by car. It is a general hospital for the low to middle class. There are also RSUD Budi Asih (2 kilometers), RS Premier Jatinegara (5 kilometers), Rumah Sakit Pusat Otak National (for heart strokes – 1 kilometer away), Rumah Sakit UKI (2.5 kilometers) and RSAU dr. Esnawan Antariksa (for the military – 5 kilometers).

Parks:
The park Taman Honda Tebet is 15 minutes by car from the complex.

Offices:
There are several office buildings along Jalan MT Haryono, up until Jalan Gatot Subroto, and on Jalan D.I. Panjaitan. These include the office park within MTH Square.

The real Central Business District of Jakarta is further away, in Sudirman, more than 35 minutes away.

Transportation

What are the main roads or highways nearby?
MTH Square is at the intersection between Jalan MT Haryono and Jalan Otista. It is a rather strategic location as it is near the Cawang Interchange, from where you can catch 3 highways:
– The Jagorawi Toll Road to Bogor and Ciawi
– The Cikampek-Bandung Toll Road (through Bekasi and Karawang)
– The Jakarta Inner Ring Road (to West and North Jakarta)

Luckily, it is quite easy to reach each of these as the entrance to the toll road doesn’t require long U-turns.

What is the traffic situation near the apartment?
The traffic situation is very bad on Jalan MT Haryono, and especially at the moment because of the construction of the LRT (Light Rail Transit). It is better on Jalan Otista, except during peak hours in the morning and late afternoon.

Is it easy for taxis/GrabCar to find the location?
The location is not very famous so there is a chance your taxi will get lost.

Is there a Transjakarta bus stop nearby?
There is a bus stop, Cawang Otista, in front of the residence. There, you can catch the lines 7, 7A and 7B going directly (with a dedicated corridor) to Kampung Melayu, Kampung Rambutan, Blok M and Lebak Bulus.

Busway Cawang Otista

Is there a train station nearby?
Cawang station is 1.5 kilometers away (15 minutes by car). There you can catch the red line from Kota to Depok and the yellow line from Jatinegara to Bogor. It is quite convenient to reach the Central Business District as there are stops in Karet and Sudirman.

How about the MRT (Mass Rapid Transit) or LRT (Light Rail Transit)?
An LRT line is planned on Jalan MT Haryono and it should be completed in 2019. I believe that an LRT station should be positioned at the Cawang interchange, therefore about 10 minutes from MTH Square.

Are there sidewalks? Is it possible to walk around?
You can walk a little bit along Jalan Otista but the sidewalk is damaged.

Building Quality

Building and Architecture

What is the reputation of the developer?
The developer, Gapura Prima (via its subsidiary PT Sukses Karya Perdana) is a large company that has built several mid-range and upscale towers (Bellezza Apartments, Bellagio Residence, Bellagio Mansion, GP Plaza).

I’ve often been disappointed with them as their properties tend to be poorly managed. Furthermore, a few complaints have been issued against them from tenants. For instance, some residents of Bellezza won in court after they managed to prove that the size of their units was smaller than what they had been sold.

I would rate their reputation as average.

Please note that while Gapura Prima developed MTH Square, the actual owner is Rudy Margono, the CEO of Gapura Prima.

Who is the architect?
I don’t have this information.

Who is the contractor?
I don’t have this information.

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)
The building is L-shaped, with small windows and a narrow balcony.

MT Haryono Square Apartments

MT Haryono Square Apartments Building

MTH Square View from Street

Entrance:
The entrance to the residence is behind MTH Square. There are no signs indicating its location and it can be difficult to find for newcomers.

MTH Square Apartments Entrance

Entrance to MTH Square

Lobby Entrance MT Haryono Square Apartments

Reception:
The reception is one of the highlights of MTH Square Apartments. It has a high ceiling, with marble tiles on the floor and on the walls. The seating is comfortable and the reception desk is large.

Reception of MT Haryono Square Apartments

Reception Desk of MT Haryono Square Apartments

Landscaping:
There is not a real garden, but instead a concrete rooftop with flower and plant pots:

Swimming Pool MTH Square Apartments

Pool of MT Haryono Square Apartments

Corridors:
They look upmarket, with some artwork on the walls and a marble flooring.

Corridors MTH Square Apartments

How spacious are the apartments?
The apartments are rather small and correspond to the standards of a midrange property:

– 1-bedroom units = 32m2, 39m2 and 42m2 (1 bathroom)
– 2-bedroom units = 48m2 and 53m2 (1 bathroom)

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: 7
Tiles Corridors: 7
Tiles Apartment: 5
Painting: 4
Lighting: 4
Doors: 4
Ceiling: 4
Elevator: 5 (Sigma brand)
Gym equipment: 4
Pool equipment: 4
Furniture: 4
Artwork: 4

Overall Quality: 4.5/10

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?

– A medium-sized swimming pool, with rather warm water. The area doesn’t have enough trees and plants. It is also not well-maintained and not clean enough (the tiles need to be brushed). There is a kids pool attached to it. Quite crowded on weekends.

Pool MT Haryono Square Apartments

Pool MTH Square Apartments

Pool Area MT Haryono Square Apartments

– Gym: It is inside an apartment, which is a bit weird. Poor quality with only a handful of old machines.

Gym of MT Haryono Square Apartments

Gym MT Haryono Square Apartments

What are the services available within the property?
Only a few services are available: Laundry, ATM, and two canteens. There isn’t a minimart inside MTH Square but a Circle K is available in Jalan Otista just 2 minutes away.

Are there issues with the electricity supply?
Each apartment has a different limitation. Make sure you get enough for your needs.

Are their issues with parking?
I had the impression that the parking was often full. Make sure you have a parking spot included with your apartment if you own a car.

How many lifts are there in each tower?
There are 2 resident lifts in the building.

Does the apartment have centralized 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

Is the property busy?
Yes, it was quite busy, and especially during weekdays as there are also offices within MTH Square. Still, it is moderate compared with other properties as there are only 260 apartment units here.

Is it noisy?
The mosque that you can see near the swimming pool is very noisy. Unfortunately, there is another one as well behind the building (on the East side).

What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian Pribumis. The ones I saw seemed to be conservative (families with the wife wearing a jilbab).

Management

Maintenance

How old is the property?
It was completed in 2011.

Are there visible damages?
Unfortunately, yes. As often with properties managed by Gapura Prima, the quality of the maintenance is disappointing. For instance, as you can see in the photo below, some water was leaking from the ceiling in the corridors of the 15th floor. The staff even had to install buckets. This is an indication that the concrete used in the building was low-quality.

Corridors Problems MTH Square Apartments

Another issue was the water from the bathroom. It was a bit smelly and it looked rusty. This could be caused by deteriorated pipes.

Cleanliness

I found the cleanliness to be satisfactory, though it could still be improved.

Security

– Guards on duty at the gates and reception: 24/7
– CCTV cameras: In the lobby.
– Access card: Yes, you need an access card to access your floor.

Hospitality

The staff was friendly and professional.

Rooms and Prices

Prices at MTH Square Apartments 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 (48m2) – Well-furnished:

  • Rental 1 Year: IDR 66 million (or 5.5 million per month)
  • Buy: IDR 900,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 13.6 years
  • Average buying price/m2: IDR 18.75 million/m2

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:

  • Completion of the LRT line on Jalan MT Haryono
  • Improvement of MTH Square (more shops)

– Factors pushing the prices down:

  • The reputation of the developer
  • Maintenance issues
  • Competition from nearby projects like Signature Park Grande

Overall evaluation of the price: Would I buy here?
With the current condition, I would not buy as I have doubts about the quality of the maintenance.

Address

MT Haryono (or MTH) Square Apartments
 Jalan MT Haryono Kav. 10, East Jakarta 13330

Website: MTHSquare.com

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.

MTH Square Apartments (MT Haryono)
2.7 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- Strategic position for East Jakarta, near several highways
- Transjakarta station in front of the apartments
- Boutique property with a limited number of units
- A few shops available within walking distance (canteens, Circle K, supermarket)
- Cheap rental price
What I Didn't Like
- Poor maintenance and limited facilities
- No malls nearby
Location
Quality
Comfort
Management
Value
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