Apartments Ambasador 2
Apartemen Ambasador 2 (also called Ambassador 2 Kuningan) is a midrange residential tower (41 floors) located just above the Mall ITC Kuningan. It shouldn’t be confused with Apartemen Ambasador 1, which is above the Mall Ambasador.
Built between 2002 and 2004, it was developed by the Sinar Mas Land, one of the largest property groups in Indonesia.
I stayed there for a couple of days and this is my full review of it:
- 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 Ambasador 2 located?
Ambasador 2 is located on Jalan Prof. DR. Satrio, in Karet Kuningan, Setiabudi. This is a strategic street, in the heart of the business district, half-way between Jalan Sudirman and Jalan Rasuna Said. From there, you can also easily go to Mega Kuningan, Jalan Gatot Subroto, Thamrin or SCBD, where all the most important office towers in Jakarta are located.
Just behind Ambasador 2, there is a more local neighborhood with low-rise and middle class housing. You can see it from this picture that I took from my apartment:
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 70 minutes
– Grand Indonesia Mall: 15-20 minutes
– Sudirman Business District: 10-15 minutes
– Kota Tua: 70 minutes
– Kemang: 40 minutes
How does it look like around the apartment?
When you exit Ambasador 2, you arrive on Jalan Prof. DR. Satrio. It is quite an ugly street as you have a flyover road running over it.
What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:
Because it has many malls, Jalan Prof. Dr. Satrio has been called the “Orchard Road” of Jakarta (in reference to the famous shopping street in Singapore). Here are the ones near Ambasador 2:
– ITC Kuningan, of course, which is directly below the apartments. It is a middle-class mall, very popular, where you can find many electronic shops (photo, computer, phones, etc). It is connected by a sky bridge to Ambasador Mall, which has more cheap fashion outlets.
– Kuningan City is about 7 minutes away by foot. It is a bit empty but some shops are interesting (factory outlets). It also has an XXI cinema, a Lotte Mart supermarket, an Ace Hardware, coffee shops (Starbucks), restaurants, fashion outlets, banks, salons, etc.
– Lotte Avenue is the best of these malls, just opposite Ambasador 2. It is a better version of Kuningan City, with more famous brands like H&M, Uniqlo, etc.
There is a Transmart Carrefour in ITC Kuningan which is ok but the products (especially the vegetables and fruits) aren’t always very fresh. I prefer Lotte Mart in Kuningan City, or Ranch Market in Lotte Avenue (quite expensive, though). To buy fruits and vegetables, you can also try All Fresh in Ambassador Mall.
On the 6th floor of Ambasador Mall, there is a large food court, popular with office workers, with good Indonesian food (especially Manadonese). You also have some cheap restaurant chains like A&W, Pizza Hut, Hanamasa, HokBen, Bakmi GM, etc.
There are better restaurants in Kuningan City Mall (Outback Steakhouse, Imperial Dim Sum, Sate Khas Senayan, etc) or Lotte Avenue (Bacco, Seribu Rasa, Jittlada, etc).
Bars and Nightlife:
There is an excellent nightlife scene in Mega Kuningan, just a few minutes away, or in SCBD (10 minutes by car).
This is not the best area if you have kids or if you are a student. There are not many universities or International schools. Here a few within a reasonable distance:
Universities: Bakrie University, Atma Jaya Semanggi, London School of Public Relations, Sahid University, STIE Perbanas
Schools: International Islamic School, Royal Primary Academy (Sekolah Royal Tunas Mulia – 10 minutes away), Highscope (from preschool to high school – in Taman Rasuna)
Preschools: Starchild Daycare, My Tootsie Bear and Kinderfun (Bellagio Mall).
No parks nearby. If you want to walk, you can go to Mega Kuningan where the streets have proper sidewalks.
Many office towers are nearby: Axa, Bakrie, Cyber 2, Menara Karya, etc.
Many within easy reach: Australia, Saudi Arabia, Singapore, India, Holland, India, UK, Russia, Ukraine, Greece, Belarus, Hungary, etc.
Is there a Transjakarta bus stop nearby?
There is a stop near Ambasador Mall, but it is not a very useful as you can only reach nearby destinations from there.
Is there a train station nearby?
Not really. The closest one is Tebet station, more than 4 kilometers away.
How about the MRT (Mass Rapid Transit) or LRT (Light Rapid Transit)?
No stations nearby.
Building and Architecture
Who is the developer?
The developer is Sinar Mas Land, which is part of the conglomerate Sinar Mas, one of the largest companies in Indonesia. They own many properties, including BSD City, all the ITC malls, Plaza Indonesia or the Grand Hyatt Jakarta.
Who is the architect?
I didn’t find this information.
Who is the contractor?
The contractor was Total Bangun Persada, a reputed Indonesian company that has undertaken hundreds of large projects such as Kemang Village, The Peak Sudirman, the Pakubuwono Residence, Mediterania Garden Residences, Verde One, 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):
It is a rather simple tower with nothing special in terms of architecture or design:
The entrance is discreet, just behind ITC Kuningan.
Landscaping and Public Areas:
There is a garden area above the mall ITC Kuningan where most facilities of the facilities are located;
Corridors and lifts:
Size and Types of Apartments
The apartments’ size is the following:
2-bedroom units: 88-90m2 (1 bathroom)
2-bedroom units: 95m2 (2 bathrooms, maid room)
3-bedroom units: 116-118m2 (2 bathrooms, maid room)
Materials and Equipment
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):
In common areas:
Tiles lobby: 6
Tiles corridors: 5
Wall painting: 5
Lighting fixtures: 5
Gym equipment: 6
Pool equipment: 5.5
In the apartments:
Bathroom equipment: 6
Kitchen equipment: 5
Overall Quality: 5.5/10
Facilities and Services
What are the facilities provided in the property?
– Swimming pool: There is a main pool with a lagoon shape, a kids pool and a jacuzzi (not heated).
– Gym: Not very big but enough to do some cardio and casual weight-lifting:
– Other facilities: Sauna, jacuzzi (not working), ping pong, tennis court, playground for kids, etc:
What are the services available within the property?
Many services are available in ITC Kuningan or Ambasador Mall: ATM, supermarket, salons, restaurants, laundry, etc. These malls open at 9 AM and they close at 10 PM.
Are there issues with the electricity supply?
None that I know about.
Are their issues with parking?
None that I know about.
Are there enough lifts?
Is the property busy?
The apartments are not too busy, but the mall ITC Kuningan is very crowded.
Is it noisy?
Yes, quite a bit. You will hear the mosques from the Setiabudi neighborhood if your unit is facing the North, and the noise from the road if your unit is facing the South.
What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesians, especially families, with a few expatriates.
How old is the property?
The property was completed in 2004.
Are there visible damages?
Yes, there are a few.
Overall maintenance rating: 6.5/10
I found the property to be clean.
Overall cleanliness rating: 7/10
The maintenance of the garden is satisfactory.
Overall gardening rating: 7/10
– Guards: On duty at the gates and at the reception 24/7
– CCTV cameras: In the lobby and lift.
– Access: You need an access card to enter the lift area.
Overall security rating: 8/10
The staff is friendly and professional.
Overall hospitality rating: 8.5/10
Rooms and Prices
Prices at Ambasador 2 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:
1-Bedroom (116m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 240 million (or 20 million per month)
- Buy: Approximately IDR 2,600,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 10.8 years
- Average buying price/m2: IDR 22.4 million/m2
Reasons to buy:
Affordable price for apartments in the heart of the business district and connected to a mall
Easy to rent
Reasons NOT to buy:
Property already 15 years old
Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ): 6/10
Ambasador 2 Apartments
ITC Kuningan Mall
Jalan Prof. DR. Satrio No. 8,
Kuningan, South Jakarta 12940, 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.
- Old property but still in a decent condition
- Rather affordable compared with the nearby competition
- A few maintenance issues
- A bit noisy (road or mosque)
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