Before starting, you should understand that Bellagio Mansion and Bellagio Residence are two different properties. It can be confusing because they are both owned by the same group (Gapura Prima) and they are both in Mega Kuningan.
Bellagio Mansion is a standalone 30-floor tower next to Marriott Hotel. Completed in 2006, it features 2, 3 and 4 bedrooms upscale apartments.
This article will only be about the former.
Bellagio Mansion is in the heart of Mega Kuningan, a central area within Jakarta’s business district. It is about 60 minutes from the airport and 20 minutes from Grand Indonesia. It is one of the best neighborhoods in the city for businessmen and professionals. Within a short perimeter, you can find dozens of prestigious offices buildings, chic restaurants, trendy bars and several 5-star hotels (Bellagio Mansion itself is in front of the Ritz-Carlton and next to the Marriott). Young expats love staying there as the nightlife is excellent (in bars like Basque or Loewy for instance).
4 major embassies are very near (Singapore, India, Holland, Australia), meaning you also have many diplomats.
Shopping options are limited, but you can find at least 5 popular malls less than a kilometer away (Pacific Place, Lotte Avenue, Kuningan City, Bellagio Mall, Ambassador).
Mega Kuningan is a clean and modern area that looks like nowhere else in Jakarta. In particular, roads are large and well-maintained; the sidewalks are lined with palm trees; the traffic is reasonable; street vendors are prohibited. If you want to live in a Western-style (or Singaporean-style) environment, it is the best choice for you.
On the downside (at least from my point of view): Since the price of accommodation is high, there are absolutely no low-to-mid income residents. This means you will not experience Indonesia’s more traditional way of life, and it will be harder to find street food.
Within Mega Kuningan, there are generally no traffic jams. This means you can easily go from one point to another in just a few minutes. That’s perfect for those whose office is located within the area.
However, if your office is elsewhere, you may notice that it can be difficult to enter or to exit Mega Kuningan. The problem is caused by traffic jams on both Jalan Gatot Subroto and Jalan Prof. Dr. Satrio, especially in the morning and in the evening.
When conditions are bad, it may take up to 15 minutes to do only 1 kilometer. It’s not terrible, but it kind of defeats the purpose of residing in a central location. For this reason, living in Bellagio Mansion is more recommended to people who are actually working in Mega Kuningan.
If you like to take public transportation, there is one convenient Transjakarta stop in front of the East Building, only 500 meters from Bellagio Mansion. From there, you can take the lines 6C and 6E that connect Stasiun Karet and Stasiun Tebet.
Finally, going by foot is possible but only inside Mega Kuningan. If you go further, the state of the sidewalk deteriorates and you run the risk of getting hit by a car or falling into a sewer.
Design and Architecture
The external appearance of Bellagio Mansion is rather elegant, though a bit old-fashioned. Each apartment has its own balcony and large glass windows with generally nice views of the Jakarta skyline. The units are spacious, ranging from 84m2 for a 2-bedroom flat to 311m2 for a 4-bedroom one. A nice feature is that you can go to your apartment using a private lift.
The interior has a classic design, also slightly outdated. The reception is large but I found it cold and impersonal.
Overall, the materials used are of good quality. In particular, there is an extensive use of marble floors, even inside the lift and on the walls.
Facilities and Services
Bellagio Mansion Apartments has the following services and facilities:
– A medium-sized swimming pool with a nice view of Mega Kuningan. The area gets a fair amount of sunshine, but it lacks a garden and some trees. There are only 4 lounge chair, not enough when many guests are using the pool.
– A kid’s pool attached to the larger pool. There is also an indoor kid’s playground.
– A complete gym with semi-professional equipment. A sauna was attached to it but it was not working.
– A jacuzzi with non-heated water
– Laundry services, ATMs, a minimarket (the closest supermarket is the expensive Ranch Market, 300 meters away).
There used to be a restaurant attached to Bellagio Mansion (the SafeHouse), but it is now empty. Since this is very valuable space, I’m sure another tenant will take over soon.
The atmosphere of Bellagio Mansion is rather quiet. You rarely meet other residents, except at the pool or at the gym on weekends.
The ones I saw were mostly expats.
Considering Bellagio Mansion advertises itself as a luxury apartment complex, I was a bit disappointed by some aspects of the maintenance. The gym and the swimming pool areas, for instance, would need repainting. Some equipment was broken as well (the sauna, the jacuzzi without hot water, etc).
The management company, Gapura Prima, operates several semi-luxurious apartment complexes and I noticed this is a recurring problem with them. Nothing dramatic but it is something to consider when renting or purchasing from them.
The whole property was clean.
The security is adequate. Guards are on duty 24/7 at the gate, and there is a 24/7 receptionist. Only residents with a valid access card can enter the lift area, and they can only access the floor of their own apartment (private lift).
While Mega Kuningan is a safe neighborhood, there has been a double terrorist attack there in 2009 (Ritz Carlton and Marriott Hotel).
I asked the staff for information on where to find a bottle opener, and they weren’t very helpful or concerned. Apart from that, they were friendly as usual in Indonesia.
Rooms and Prices
Prices at Bellagio Mansion may vary depending on the floor, the unit type, the room condition and the furnishings. Be aware that you may also need to pay the service charge, the IPL (Iuran Pemeliharaan Lingkungan), the parking, the electricity, the water, etc.
Here are a few examples of prices in the residence:
2-Bedroom Type (84m2) – Furnished:
- Rental 1 Year: IDR 20M per month
- Buy: IDR 2.800.000.000
- Buying Price/Gross Annual Rental: 11.33
3-Bedroom Type (122m2) – Furnished:
- Rental 1 Year: IDR 32M per month
- Buy: IDR 5.500.000.000
- Buying Price/Gross Annual Rental:14.3
4-Bedroom Type (311m2) – Furnished:
- Rental 1 Year: IDR 45M per month
- Buy: IDR 9.000.000.000
- Buying Price/Gross Annual Rental: 16.6
Overall, I find the prices in Bellagio Mansion quite high for what you get. You can find much better apartments near Mega Kuningan for the same amount.
Which units are the best?
The views to the East and the South are obstructed by other towers, so I recommend choosing an apartment facing the North or the West.
One thing is certain: There will always be demand for apartments in such a strategic location. Naturally, this affects the purchasing price of units in Bellagio Mansion. Renovated units are particularly expensive, and even with high rental prices, they do not offer an excellent yield. You can consider them more like a safe investment.
There may be better opportunities to make money with units that haven’t been renovated. The price of some is interesting, and there is the potential to increase your rent significantly if you invest a minimum in repairs and furniture. That said, I noticed that very few apartments are offered for sale so it may take time until you find the right one.
Bellagio Mansion Apartments
Jl. Mega Kuningan Timur I No. E1.2
South Jakarta 12950, Indonesia
Phone: +62 21 300 66 000
- Good quality construction that feels exclusive
- Private lift
- Nice swimming pool area and gym
- Lacking atmosphere
- The maintenance could be improved
- A bit old-fashioned in some aspects (design, equipment)
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