Springhill Terrace Residences

Kemayoran, Midrange, North Jakarta

Springhill Terrace Residences is a midrange apartment complex featuring 2 towers (Oakwood and Sandalwood) of 27 floors for a total of 737 units.

It is part of a larger residential area, around the Kemayoran Golf Course, that also includes Royale Springhill Residences and The Mansion at Dukuh Kemayoran.

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?
Springhill is in Kemayoran, a subdistrict of North Jakarta. The Jakarta airport used to be there until 1985, after which it was transferred to Halim Perdanakusuma (and then Cengkareng).

On the empty land of the airport, several projects have been built: A golf course, the Jakarta International Expo Convention Center (JIExpo), some hotels, and several apartment towers.

How does it look like around the apartments?
Because its development is recent, Kemayoran looks quite different compared with the rest of Jakarta. The streets are wide, bordered with large buildings, and there aren’t many middle-class houses.

The surroundings of Springhill Terrace Residences are quite boring. It is inside the Springhill complex, where there isn’t much to do apart from going to the Clubhouse and to a few restaurants. You can walk to The Mansion at Kemayoran, another residential complex with more restaurants and a supermarket.

View Kemayoran From Springhill Terrace Residences

By car, with normal traffic conditions, how far is the complex from:
– Jakarta Airport: 50 minutes
– Grand Indonesia Mall: 40 minutes
– Kota Tua: 30 minutes
– Kemang: 70 minutes

What are the important landmarks nearby?

Nearby, there are several landmarks you can go to:

Malls:

The main issue with Kemayoran at the moment is that there isn’t a proper mall nearby. One is under construction about 4 kilometers away in the Menara Jakarta complex (built by Agung Sedayu Group), but it will only open after 2020.

In the meantime, you will have to go to Mall of Indonesia or Mall Artha Gading, more than 7 kilometers away.

Supermarkets:
The nearest supermarket is a Daily Foodhall in the basement of The Mansion at Kemayoran. It is pricier than average but very convenient as it is only 5 minutes away.

For cheaper prices (but lower quality products), you can go to Giant Supermarket in Mediterania Kemayoran Apartments, or in Hypermart in Mega Glodok Kemayoran. Both are about 8 minutes away by car.

Restaurants:

The choice is limited to a few options within the Springhill complex: Singapore (Chinese Food) and Cajun on Wheels (Seafood). You have a small food court as well next to the Daily Foodhall.

For more choice, you should go to Food Centrum, a food mall with approximately 20 restaurants (midrange, serving mostly Asian food).

If you like street food, you should know that there is almost none around Springhill Terrace Residences. The closest stalls are in front of Mediterania Kemayoran.

Bars and Nightlife:

None at the moment. The closest “normal” bars would be in Kelapa Gading or Pantai Indah Kapuk. In JIExpo, there are often important concerts or festivals as well (for instance, the Djakarta Warehouse Festival).

Universities:
There are no major universities nearby.

Schools and Preschools:
Gandhi International School (Indian International School) is only 500 meters away. A bit further, there are also Universal School and Jubilee School, both popular with Indonesian Chinese families.

The preschool SunnyVille is located in the basement of the residence. That’s very convenient if you have young children.

Hospitals:
The closest one is Rumah Sakit Mitra Kemayoran.

Parks:
Ancol is 15-20 minutes from the apartment. There, you have an artificial beach and several amusement parks.

The Kemayoran Golf Course is also next to Springhill Terrace Residences.

Offices:
There are not many office buildings nearby. The Central Business District of Jakarta is at least 40 minutes away.

Transportation

What are the main roads or highways nearby?
Springhill Terrace Residences is next to Jalan Benyamin Sueb, a road connecting Kemayoran and Ancol. It is not a toll road, but it looks like it as it is really wide. It doesn’t have much traffic on it, generally. Another important road is Jalan Danau Sunter, which goes to Kelapa Gading.

What is the traffic situation near the apartment?
Generally speaking, the traffic is reasonable on the main roads around Kemayoran. However, there are some long U-turns that you need to make to exit Springhill Complex, causing you to waste precious time even if you just want to go somewhere close.

Is it easy for taxis/GrabCar to find the location?
It is fairly easy.

Is there a Transjakarta bus stop nearby?
Two halts are potentially interesting, but they are both about 5 minutes walking distance from the apartments:
– Halte JIExpo is the last stop of the line 2C that starts in Monas.
– Kemayoran Landas Pacu Timur is a stop on line 12 going from Penjaringan to Tanjung Priok.

Both the lines 2C and 12 have a dedicated corridor.

Is there a train station nearby?
Kemayoran Station is 4 kilometers away. It is a stop on the yellow line going from Bogor to Jatinegara.

How about the MRT (Mass Rapid Transit) or LRT (Light Rapid Transit)?
There is no project of having an MRT or LRT station near Kemayoran for now.

Are there sidewalks? Is it possible to walk around?
There are small sidewalks within the Springhill Complex. You can also walk outside but the area doesn’t feel safe and there aren’t many interesting places to go to.

Building Quality

Building and Architecture

What is the reputation of the developer?
Springhill Group is a mid-sized developer that owns a diverse range of properties, almost all the under the brand name “Springhill”. You can see the full list and location on their website.

They don’t really have a reputation as it is not really famous.

Who is the architect?
It seems the architect for Springhill Terrace Residences was Airmas Asri, a reputed architectural firm that designed several upscale buildings (for instance Pakubuwono Signature, The Capital Residence, The East Mega Kuningan, etc).

Who is the contractor?
I am not 100% sure who was the main contractor. I think it was Jaya Konstruksi, a state-owned company with a significant experience in large scale projects (including the MRT). Another big group, Pulau Intan, was potentially involved as well.

What is the situation with the land certificate?
An important thing to know before buying an apartment in Kemayoran is that most of the land is owned by the Government (including the land on which Springhill Terrace Residences is built). This means the developer only has a land certificate called HGB di atas HPL. It is not full ownership (Hak Milik).

This certificate is valid for 50 years, but then it is not sure what will happen. The developer might extend the permit, or he might give the property back to the Government. What is almost certain is that the owners of apartments will have to pay something, or worse, lose their apartment.

Design and Appearance

How does the building look like?

From Outside (Facade)
The towers are rather common, like any midrange apartment complex in Jakarta:

Springhill Terrace Residences

Springhill Terrace Residences Towers

Springhill Terrace Residences Facade

Entrance:
There are two entrances, both rather discreet:

Car Entrance Springhill Terrace Residences

Reception:
The reception of each tower is simple, yet modern, with just a small wooden desk and a few chairs to sit.

Reception Desk in Lobby Springhill Terrace Residences

Reception Area Springhill Terrace Residences

Landscaping:
I didn’t see the garden and the pool area as they had not opened yet when I stayed in Springhill Terrace Residences.

Corridors:
Basic, with a gypsum ceiling and uniform painting. On the floor, there are ceramic tiles.

Corridors Springhill Terrace Residences

How spacious are the apartments?
The apartments have an average size, consistent with the standards of a midrange property:

– 1-bedroom units = 33m2 and 38m2 (1 bathroom)
– 2-bedroom units = 58m2 and 61m2 (1 bathroom)
– 3-bedroom units = 74m2 (2 bathrooms)
– 3-bedroom units with maid room = 100m2 (2 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: 4
Lighting: 4
Doors: 4
Ceiling: 4
Elevator: 5 (Shanghai Mitsubishi Elevator with marble flooring)
Gym equipment: 6
Pool equipment: 4
Furniture: 4
Artwork: 3

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?
When I stayed in Springhill Terrace Residences, the pool and garden area had not been completed yet. Therefore, guests were provided with free coupons to the Springhill Clubhouse, just 600 meters from there.

I was a bit disappointed with it. While it pretends to be an upscale club, the facilities were old and not very well-maintained. The fitness equipment was fine, but the pool area was messy and there were several broken tiles. At the Clubhouse, you will also find Singapore (Chinese restaurant), a Coffee Bean & Tea Leaf, a sauna, and a Martha Tilaar Salon & Spa.

Clubhouse (5 minutes from Springhill Terrace Residences)

Gym Clubhouse Springhill Terrace Residences

Treadmill Clubhouse of Springhill Terrace Residences

Springhill Terrace Residences Clubhouse

Messy Area in Clubhouse Springhill Terrace Residences

Broken Tiles in Clubhouse Springhill Terrace Residences

Toilets Dirty in Clubhouse Springhill Terrace Residences

What are the services available within the property?
The Ground Floor had a few shops (Laundry, Property Agent, Preschool Sunnyville). More will probably open in the near future there are still many available spaces (hopefully a minimarket):

Ground Floor Springhill Terrace Residences

Are there any issues with the electricity supply?
Not that I know of.

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

How many lifts are there in each tower?
There are 4 lifts per tower:

Lifts Springhill Terrace Residences

Does the apartment have centralized hot water?
No, you will need to use 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?
At the moment, it is still relatively quiet. I don’t think all the apartments have residents yet.

Is it noisy?
Units facing the North do not have any issues with noise, but the ones facing the South may get construction noise occasionally. This is only temporary as the work will only last less than a year.

What is the background (ethnicity, social status) and attitude of residents?
Most residents I saw were Indonesian Chinese from the middle class. I also saw several Indians, which is not surprising considering the Gandhi School is nearby.

Management

Maintenance

How old is the property?
It was completed in 2016.

Are there visible damages?
Not too many yet as it is a new property. The condition of the Clubhouse, however, is average and it needs better maintenance.

Cleanliness

I found the property to be clean enough.

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 Springhill Terrace 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 (61m2) – Well-furnished:

  • Rental 1 Year: IDR 78 million (or 6.5 million per month)
  • Buy: IDR 1,100,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 14.1 years
  • Average buying price/m2: IDR 18.3 million/m2

Which units are the best?
Units facing the North have a view on the golf course, which I found rather pleasant and quiet.

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:

  • Kemayoran is not a very interesting neighborhood now, but I think this will change once more towers and residential complexes are added. This is particularly true with the Menara Jakarta project as it will feature a mall.

– Factors pushing the prices down:

  • The land certificate is valid 50 years and there is uncertainty about what will happen after this date. The more you wait before buying an apartment, the less time you have to get a “safe” return on investment.

Overall evaluation of the price: Would I buy here?
The buying price in Springhill Terrace Residences is similar to the one in The Mansion. I tried both property and I feel The Mansion is much nicer. I would prefer buying there instead.

Also, I think it takes too long to reach the break-even point: 14 years in my example above, not including taxes, costs, and interests. This is especially true considering the developer is not too famous.

Address

Springhill Terrace Residences
Jalan Benyamin Suaeb Blok D7,
Kemayoran, North Jakarta, Indonesia

Phone number: +62 (0) 21 654 99 99
Website: Springhill Group

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.

Springhill Terrace Residences
2.9 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- Prices are reasonable considering Kemayoran is not too far from Central Jakarta
- Clean and modern surroundings
- Daily FoodHall just 5 minutes away
- Brand new property
- Proximity to the golf course and JIExpo (good for short-term renting during weekends)
What I Didn't Like
- No shopping malls near the residence
- Few things to do nearby (restaurants, bars, coffee shops)
- Difficulty to get around Kemayoran (too many U-turns)
Location
Quality
Comfort
Management
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