Bumimas Apartment is an upscale residential complex, formerly known as Hilltop Apartments.
Completed in 1997, it consists of two towers of 15 floors, for a total of 325 units. About 125 of them are owned by individuals, while the rest is managed by Bumimas as serviced apartments.
Something unique about this property is that a large majority of the residents are Japanese (with some Koreans as well).
I stayed one night in Bumimas Apartment, and this is my complete review of it:
- 1 Location:
- 2 Building Quality
- 3 Comfort
- 4 Management
- 5 Prices
- 6 Investment Potential
- 7 Address
- 8 More Photos
- 9 My Ratings
Neighborhood and Transportation
In which neighborhood of Jakarta is Bumimas Apartment located?
Bumimas is in Cilandak, not too far from Pondok Indah. The latter is an upscale residential neighborhood, popular with wealthy Indonesians and expat families. Cilandak itself is more middle-class, but developing fast.
Generally speaking, both of these areas are cleaner and better organized than other parts of the city. They aren’t too crowded as well since most of the housing is low-rise.
Even though this location is far from the business district, it is in high demand among foreigners for several reasons: Less traffic, better air quality, reputed hospitals and schools, a large expat community, and the convenience of several malls like Pondok Indah Mall and Cilandak Town Square. There are also some large oil companies that are based in South Jakarta, especially on Jalan TB Simatupang.
How does it look like around the apartment?
When you exit the apartment, you have a small street, with not too much traffic, that crosses a local neighborhood. Unfortunately, the sidewalk is narrow so it’s hard to walk around safely.
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 60 minutes
– Grand Indonesia Mall: 50 minutes
– Sudirman Business District: 35-45 minutes
– Kota Tua: 75 minutes
– Kemang: 30 minutes
Public transportation and access to highways:
– Transjakarta: RS Metia (400 meters away)
– Train: None nearby
– MRT: Cipete Raya (700 meters away). This is a strong point as it allows you to reach the business district in less than 30 minutes.
– Toll road: Toll Pondok Pinang – Jakarta Outer Ring Road (2 kilometers away)
These are the important landmarks nearby:
Pondok Indah Mall is about 10-15 minutes from the complex. It actually consists of several malls that are interconnected: Pondok Indah Mall 1 (PIM1), Pondok Indah Mall 2 (PIM2) and Street Gallery. It is the largest in Jakarta and extremely popular with mid-to-upper class Jakartans. You can find anything there: Fashion shops, supermarkets, cinemas, restaurants, bars, etc.
Another nearby mall is Cilandak Town Square, an open-air shopping center which targets a younger crowd. It is a fine spot to hang-out, dine or meet with friends.
Finally, if you are looking for cheap stuff, you can check ITC Fatmawati (electronics, clothes, accessories, etc).
There is a small Japanese supermarket in Bumimas Apartment called Papaya. It’s very convenient as they have fresh fruits and vegetables, excellent bread, sushis, and plenty of imported products. You can also walk about 500 meters down the road and you’ll find a larger supermarket, Hero.
Within 5-10 minutes by foot, you can reach Fatburger, Starbucks, and the Orchid Restaurant in Kristal Hotel. Also, you can find a few warungs serving Indonesian food. For more choice, you’ll have to go to Pondok Indah Mall, Pondok Indah Plaza or Cilandak Town Square. Jalan Cipete Raya also has several good restaurants for expats.
Bars and Nightlife:
Satu Lagi, in Kristal Hotel, is 5 minutes away. Otherwise, you have De Hooi which is quite popular with expats (10 minutes by car). For young people, there is Jenja (electronic club) in Cilandak Town Square.
For better bars and clubs, you will have to go to Senopati (35 minutes) or Kemang (20 minutes).
Access to quality education facilities is one of the main reasons Pondok Indah is popular with expats. In particular, it is near the JIS (Jakarta Intercultural School), the most prestigious international school in Jakarta.
I saw that Bumimas has its own school bus. I’m not sure to which school they are bringing them.
TB Simatupang is about 10-20 minutes by car. It is considered the second business district of Jakarta and it is growing rapidly. However, it is still small compared with the Sudirman/Rasuna Said business district (40 minutes away).
Building and Architecture
Who is the developer?
Bumi Mas was built between 1994 and 1997 by three shareholders: Djadjang Tanuwidjaja (one of the owners of Total Bangun Perkasa), PT Intitacon Lestari, and the Sinar Mas Group. At the time, the complex was called Hilltop Apartments.
Since it was completed at the time of the financial crisis of 1997, most of the units could not be sold and the management (PT Bumimas Megah Prima) decided to run the empty room as serviced apartments.
It is worth nothing that the residents once protested against the management due to a sudden increase of the service charge. You can read about it in this article: Tenants protest against service charge increase at Bumimas.
Who is the architect?
I didnt find this information.
Who is the contractor?
I didn’t find this information.
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 quite massive and not particularly pretty:
The lobby was under renovation when I visited. It is spacious but the atmosphere is a bit cold.
Landscaping and Public Areas:
The garden in the back of the residence was a pleasant surprise. It is rather large and well maintained.
Corridors and lifts:
The corridors are in the semi-open air. I found that original and pleasant.
Size and Types of Apartments
The apartments’ size is approximately the following:
1-bedroom units (1 bathroom): 45m2
2-bedroom units (2 bathrooms, maid room in larger units): 96m2 – 128m2
3-bedroom units (2 bathrooms, maid room): 143m2 – 217m2
3-bedroom units Penthouse – 2 floors (3 bathrooms, maid room): 257m2
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
Painting (wall, ceiling): 5.5
Lighting fixtures: 6
Gym equipment: 7.5
Pool equipment: 7.5
In the apartments:
Bathroom equipment: 6
Kitchen equipment: 6
Overall Quality: 6.5/10
Facilities and Services
What are the facilities provided in the property?
– There is a nice swimming pool in the garden, long enough to swim, with a basin for kid and a non-heated jacuzzi:
– The gym has LifeFitness cardio equipment, but it lacks some machines for weight-lifting
– Other facilities:
What are the services available within the property?
There are several services available: Supermarket, laundry, salon, playground for kids.
Are there issues with the electricity supply?
The electricity went off twice during my stay (only 1 night).
Are their issues with parking?
None that I know about.
Are there enough lifts?
Is the property busy?
During the day, not really. But it becomes more crowded after 6 PM. I would guess the occupancy rate is quite high.
Is it noisy?
What is the background (ethnicity, social status) and attitude of residents?
The residents are mostly Japanese.
How old is the property?
The property was completed in 1997.
Are there visible damages?
There are a few. Some equipment or areas of the property look a bit old. For instance, the entrance door to my apartment:
That said, the maintenance is still acceptable.
Overall maintenance rating: 7/10
I found the property to be clean.
Overall cleanliness rating: 8/10
The garden is well-maintained.
Overall gardening rating: 8/10
– Guards: On duty at the entrance and lobby 24/7
– CCTV cameras: In the lobby, public areas and lift
– Access: You need a card to reach your floor
Overall security rating: 9/10
The staff is friendly and professional.
Overall hospitality rating: 8/10
In Bumimas Apartment, you may either rent from the management or from an individual owner.
If you wish to rent from the management, you can contact them on their website Bumimas Apartment.
If you rent from an individual owner, your rental price 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 Bedrooms (40m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 84 million (or 7 million per month)
- Buy: Approximately IDR 1,100,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 13 years
- Average buying price/m2: IDR 27 million/m2
Reasons to buy:
Near Jakarta Intercultural School
Reasons NOT to buy:
High service charge
Most apartments need to be refurbished
Better opportunities for the same price
Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ): 4/10
I wouldn’t buy here but I find the rental price reasonable and worth the money.
Jalan Terogong Raya No. 18, Cilandak,
Pondok Indah, Jakarta 12430, Indonesia
Phone number: +62 (0) 21 766 9928
Website: Bumimas Jakarta
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.
- Well-maintained and clean.
- Location near Jakarta Intercultural School and near the MRT in Cipete.
- Pleasant garden and swimming pool.
- Papaya supermarket.
- Quiet neighborhood.
- A bit far from the nearest mall.
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