The Mansion at Kemang
The Mansion at Kemang (also known as Kemang Mansion Apartments) is an upscale apartment tower of 24 floors for a total of 118 units. It is a popular residence for many expats in Jakarta, with a great location near Kemang’s nightlife.
I was there for a few days and below is my honest review of it. If you know about this property, please add your own comment and rating at the end of the page.
- 1 Location:
- 2 Building Quality
- 3 Comfort
- 4 Management
- 5 Rooms and Prices
- 6 Investment Potential
- 7 Address
- 8 More Photos
- 9 My Ratings
In which neighborhood of Jakarta is the complex located?
The Mansion at Kemang, as the name suggests, is in Kemang, one of the most popular neighborhoods in Jakarta among expatriates. There are 3 explanations for that:
1) It is near many prestigious international schools (Australian School, NZ School, French School, etc)
2) It is a laid-back, low-rise area, with plenty of beautiful villas
3) The bar and restaurant scene is one of the best in Jakarta.
Because of 2) and 3), Kemang is sometimes referred to as the Seminyak of Jakarta. Don’t get your hopes too high, though: It is still Jakarta and, therefore, still plagued by traffic jams and pollution.
How far is the complex from:
– Jakarta Airport: 65 minutes
– Grand Indonesia Mall: 60 minutes
– Kota Tua: 80 minutes
How does it look like around Kemang Mansion?
The best part of Kemang Mansion is that it is really in the heart of Kemang. As soon as you exit the building, you are on Jalan Kemang Raya (and just across the street from Jalan Taman Kemang). There, you have a high concentration of bars and restaurants, such as Frank’s, Beer Brother, Hooter’s, Parc 19, etc.
On the other side of the apartment building, there is a huge empty plot of land with an urban forest. It will probably be transformed one day into a mall, a residential complex or a superblock.
What are the important landmarks nearby?
Lippo Mall Kemang is a mid-to-upper class shopping center with a cinema, an Ace Hardware, a Hypermart, banks, pharmacies, fashion boutiques, restaurants, salons, etc. Not too big but enough for most of your needs. It is about 10 minutes by foot from Kemang Mansion (or 5 minutes by car).
Kem Chicks is in the Ground Floor of Kemang Mansion. It is a popular supermarket for expatriates because they can find many imported and quality products. It also has a café/restaurant.
If Kem Chicks is too expensive or too small, you can go to the Hypermart in Lippo Mall or the Lotte Supermarket in La Codefin (both 10 minutes away by foot) instead.
In Kemang, there are plenty of restaurants serving affordable Western food. The good ones nearby are Eastern Promise (Indian and British cuisine), or Die Stube (German). A bit further, I also like Toscana, Queen’s Head, Warung Turki, El Asador.
There are many restaurants in Lippo Mall as well, from cheap stalls in the food court to the more sophisticated venues of “The Avenue of the Stars”, an al-fresco dining area with regular live music events (GF of Lippo Mall).
With dozens of fun bars and clubs, Kemang is an ideal location for those who want to socialize with other foreigners. Some popular bars near Kemang Mansion are Eastern Promise, Hooters, Beer Brothers, Hotel Monopoli, FJ on 7 Rooftop, Frank’s Bar and Parc 19. Most of them are located on Jalan Taman Menteng (less than 3 minutes away).
There are not many universities nearby except some specialized schools like ESMOD (fashion) or the Indonesia Banking School.
Some of Jakarta’s best international high schools are in Kemang. Among them, the Australian International School (AIS), the New Zealand International School (NIS), Mentari Intercultural School and Pelita Harapan.
Siloam Hospital should also open soon in Kemang Village.
Kemang is not a business area and there aren’t any significant office buildings nearby. If you work in the Central Business District of Jakarta (Sudirman), you’ll need to spend around two hours per day in a car.
What are the main roads or highways nearby?
Kemang has the reputation of being a complicated area to enter and to exit. Most of the roads there are small and clogged with traffic jams. Jalan Pangeran Antasari is the largest road near Kemang Mansion, and yet it is only a two-lane road.
The nearest highway is the Jakarta Outer Ring Road, 15 minutes away. The Jakarta Inner Ring Road (going to the Airport), is 30 minutes away.
What is the traffic situation near the apartment?
Jalan Pangeran Antasari used to be congested all the time, but the situation has now improved since a flyover was built above it. Still, you can expect the traffic to be slow during peak hours (7AM-9AM and 5PM-8PM).
Friday evenings are the worst because many people go to Kemang to hang out in bars and cafés for the start of the weekend.
Is it easy for taxis/Uber/Grab to find the location?
Yes, very easy.
Is there a Transjakarta bus stop nearby?
Unfortunately, there aren’t any. However, in front of the residence, there are some non-AC buses going to Blok M and Depok (Halte Kemang).
Is there a train station nearby?
How about the MRT?
The MRT station of Cipete will be about 15-20 minutes from Kemang Mansion.
Are there sidewalks? Is it possible to walk around?
There is a damaged sidewalk along Jalan Kemang Raya. It is decent enough to walk 10/15 minutes to nearby restaurants, but not very pleasant.
Is it a flood area (banjir)?
Unfortunately, Jalan Kemang Raya is prone to flooding, and particularly from December to March. The picture below is from 2016 and taken opposite the residence (from Hooters).
Building and Architecture
What is the reputation of the developer?
The developer, Agung Sedayu, is a famous company with a good reputation in the midrange-to-upscale segment. I tried a few of their properties (The Mansion at Kemayoran, Menteng Park, etc) and I’ve always been satisfied with my stays.
I would say it is a better developer compared with Agung Podomoro Land, its main competitor.
Who is the architect?
The architect for this project was Bias Tekno Art Kreasindo, a mid-sized firm that also designed Kemang Icon, The Summit, and many more.
Who is the contractor?
The contractor was Waringin Megah, a mid-sized company that has built several apartments, malls, hotels and office buildings (for instance Cilandak Town Square, Surabaya Town Square, Seasons City, 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 (Facade) Kemang Mansion is one of the few high-rise buildings in Kemang, so it looks quite iconic. I like the design, and particularly the floor-to-ceiling glass panels, the balcony and the discreet air-con units.
Entrance: Kemang Mansion can be accessed directly from Jalan Kemang Raya. This is convenient as it doesn’t take ages to reach the lobby (unlike in Kemang Village). The lobby of the residence is on the 1st floor, above the Kem Chicks supermarket (itself part of a 10-boutique shopping arcade). You can access it either by foot (via an escalator) or by car (by using a ramp around the building).
Reception: The reception is spacious and elegant, but not too luxurious. Plenty of comfortable sofas.
Landscaping: Though the garden is narrow, the available space was used in a smart way. The terrace, where all the entertainment facilities are located, is a pleasant area to hang out and relax.
Corridors: Rather large, with a flooring of faux marble tiles, a false gypsum ceiling and plenty of lights. The rooms are clearly identified.
How spacious are the apartments?
The apartments size is rather generous, in line with the standards of a 4-star property:
– 1-bedroom units = 60-62m2 (1 bathroom). That’s the size of most apartments in Kemang Mansion.
– 2-bedroom units = 146m2 (2 bathrooms)
– 3-bedroom units = 240m2 (2 or 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: 6
Tiles Corridors: 5
Tiles Apartment: 4
Elevator: 7 (Otis Brand)
Gym equipment: 6
Pool equipment: 5
Overall Quality: 6/10
What is the quality of the finishes? Good quality.
Facilities and Services
What are the facilities provided in the property?
– Swimming pool: Long enough for swimming, in a pleasant area with sunbeds and umbrellas.There is also a jacuzzi and a kids pool.
– Fitness room + aerobic: The equipment is a bit old but still professional brands. There is a sauna in the changing rooms.
– Kids’ Playground: Only a few games.
What are the services available within the property?
A lot of services are available in the shopping arcade at the GF of Kemang Mansion: A supermarket (Kem Chicks), a pharmacy, ATMs, banks, a laundry, a liquor shop, a travel agent, and a pilates studio. Across the street, you have coffee shops, restaurants, a minimarket, etc.
Are there issues with the electricity supply?
Most units in Kemang Mansion have 3,500VA. I didn’t have any issue personally, but I read a few reviews of guests complaining that it was too low. Make sure you ask how much voltage you get with your apartment and compare it with your electricity needs.
Are their issues with parking?
Units generally come with 1 parking space. Ask your landlord to make sure it is the case.
How many lifts are there in each tower?
There are 6 residents lifts in the building (3+3). Some apartments also have a private lift.
Does the apartment have centralized hot water?
No, each apartment has a 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.
Is the property busy?
Yes, it is busy but not overcrowded.
Is it noisy?
The noise from the street (cars and motorbikes on Jalan Kemang Raya, music from the Colony Building) was the main issue I had in Kemang Mansion. I had to wear earplugs to manage to sleep. If you are sensitive, make sure your unit has soundproofing.
What is the background (ethnicity, social status) and attitude of residents?
A short majority of residents are expats. Many of them are young, single executive. The rest is Indonesian.
How old is the property?
It was completed in 2010.
Are there visible damages?
Not too many, but I saw a few defects. The painting in the corridor was a bit damaged, for instance. Also, the pool deck was in a bad condition and almost broken:
I found the property to be clean.
The garden is well-maintained.
– Guards on duty at the gates and reception: 24/7
– CCTV cameras: Yes in the common areas
– Access card: To enter the lift area and the pool, you need finger print identification. The security only makes it for long-term guests and therefore I had to ask for someone’s help everytime I wanted to go to my apartment.
The staff was friendly and professional.
Rooms and Prices
Prices at The Mansion at Kemang 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:
1-Bedroom Type (62m2) – Well-furnished:
- Rental 1 Year: IDR 138 million (or 11,5 million per month)
- Buy: IDR 2,000,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 14.5 years
- Average buying price/m2: IDR 32.26 million/m2
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:
- If the government manages to limit the floods in Kemang
- If the number of expats increases in Jakarta
- If Kemang’s nightlife remains popular
– Factors pushing the prices down:
- Competition from Kemang Village
- Traffic jams to get to the apartments
- No public transportation (MRT, Transjakarta)
– Uncertain factors:
- Empty plot of land behind Kemang Mansion: What will it be used for? A mall? A park? A residential complex?
Overall evaluation of the price: Would I buy here?
Kemang Mansion is a fine property, very popular among expatriates, but the selling price is quite high. The break-even point will take almost 15 years to be reached, not including the taxes, the cost of repair, etc. It is not very interesting in my opinion.
The Mansion at Kemang
Jalan Kemang Raya No. 3-5, Bangka, Mampang Prapatan,
South Jakarta, 12730, Indonesia
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.
- Nice apartments with floor-to-ceiling glasses and balconies
- Good facilities: Supermarket, long pool, gym
- Some apartments are noisy from the main street
- Floods may happen in Jalan Kemang Raya
- The maintenance could be slightly improved
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