MT Haryono Residence

Budget, East Jakarta, Jatinegara, Kampung Melayu

MT Haryono Residences is a subsidized apartment complex (Rusunami) featuring 2 towers of 15 floors for a total of 600 units.

I didn’t sleep there but I visited it quickly and I took a few pictures. This will only be a short review:

Location:

The following section is partly copied from my review of MTH Square Apartments, another complex just across the street from MT Haryono Residence.

Neighborhood

In which neighborhood of Jakarta is the complex located?
MT Haryono Residence 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 it 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:
There are no malls 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:
Frestive Supermarket, just 3 minutes away by foot, 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.

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?
MT Haryono Residence is near the intersection of 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 in from of MT Haryono Residence

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 MT Haryono Residence.

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 is the Kagum Group, through its subsidiary PT Bersaudara Kagum Sejahtera. This company is originally from Bandung, where it built several hotels like Banana Inn, Gino Feruci and Grand Serela. Their experience in property development is limited to a handful of properties like The Jardin Cihampelas (Bandung), Grand Asia Afrika (Bandung) and Grand Orchard in Cirebon.

I read online several articles about complaints from residents of MT Haryono Residence (about the parking space, about the sudden increase of the service charge, about the delays to obtain a proper certificate).

Based on all these elements, I would rate their reputation average.

Who is the architect?
I don’t know.

Who is the contractor?
I don’t know.

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 towers are simple: Each is a single concrete block with small windows and no balconies.

MT Haryono Residence

MT Haryono Residence Building

MT Haryono Residence

Entrance:
You can enter from Jalan Otista. There isn’t a proper car lobby as space is too narrow (and taken by the parking).

Entrance MT Haryono Residence

Corridors:
Basic with uniform painting and exposed pipes. The floor is covered with small ceramic tiles.

How spacious are the apartments?
The apartments are small, in line with the standards of a budget property:

– Studio units = 20m2 (1 bathroom)
– 2-bedroom units = 30m2 (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: 3
Tiles Corridors: 3
Tiles Apartment: 3
Painting: 3
Lighting: 3
Doors: 4
Ceiling: 3
Elevator: 4
Gym equipment: None
Pool equipment: 3
Furniture: 2
Artwork: None

Overall Quality: 3/10

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 small swimming pool: The water was not very clean.

MT Haryono Residence Pool

What are the services available within the property?
A few services are available: Laundry, minimarket, canteen and ATM.

Are there issues with the electricity supply?
Each unit is limited to 1,300VA. This means it can generally only have 1 AC unit.

Are their issues with parking?
The parking space is too limited, as often with rusunamis. The problem is that these apartments are originally built for poor people (who are not supposed to have cars), but the ones who buy them are actually from the middle-class. Plan to spend an extra IDR200,000/month for parking.

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 is quite busy, especially considering the available public space is narrow.

Is it noisy?
Yes, from the road MT Haryono (highway) and from a mosque on the west side. Prefer units that are facing the north.

What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian Pribumis from the middle class.

Management

Maintenance

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

Are there visible damages?
A little bit, which is not surprising as the maintenance budget and the quality of the construction are both low.

Cleanliness

The cleanliness was average.

Security

– Guards on duty at the gates and reception: 24/7
– CCTV cameras: In the lobby.
– Access card: Yes.

Hospitality

The staff was friendly and professional.

Rooms and Prices

Prices at MT Haryono 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 (currently at IDR13.500/m2), parking fee, electricity and water bills, etc. Here are a few examples of prices and ratios for this property:

2-Bedroom Type (30m2) – Well-furnished:

  • Rental 1 Year: IDR 33 million (or 2.75 million per month)
  • Buy: IDR 425,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 12.9 years
  • Average buying price/m2: IDR 14.1 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
  • Competition from similar low-cost projects

– Factors pushing the prices down:

  • The condition of the building will probably deteriorate fast

Overall evaluation of the price: Would I buy here?
I think the price is already high considering the monthly rent is less than IDR3M. I would not buy there as I believe more rusunamis will be built in the future by more reliable developers.

Address

MT Haryono Residence
Jalan Otista No. 60, RT. 4 / RW. 12,
Jatinegara, Kampung Melayu,
East Jakarta 13330, Indonesia

MT Haryono Residence

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.

MT Haryono Residence
2.1 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- Cheap apartments in a convenient location (near Transjakarta)
- Small swimming pool
What I Didn't Like
- Developer is not well-known
- Low quality of materials and maintenance
Location
Quality
Comfort
Management
Value
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