Residence 8 Apartments
Residence 8 Apartments is made of two luxury residential towers of 43 floors each (188 meters high) with a total of 750 units. Completed in 2012 in Senopati (South Jakarta), it is part of District 8, a mixed-use project developed by the Agung Sedayu Group featuring office towers, the District 8 Apartments, shops, restaurants, and an upcoming luxury hotel (Langham).
I stayed there twice 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 Residence 8 located?
Residence 8 is located in the district of Kebayoran Baru (South Jakarta), one of the wealthiest areas in the city. It is mostly low rise and residential, similar to other affluent neighborhoods like Pondok Indah or Menteng.
Residence 8 is also adjacent to SCBD, a superblock that is privately owned by the group Artha Graha (Tomy Winata). There, you will find a mall (Pacific Place), several hotels (Ritz-Carlton, Alila), office buildings (District 8, Equity Tower, The Energy Building, Jakarta Stock Exchange, etc), residential towers (SCBD Suites, Capital Residence, Kusuma Chandra, etc) and much more (shops, nightclubs, spas, restaurants, karaokes, etc).
The location of Residence 8 is ideal for professionals and executives who have their offices in the golden triangle of Jakarta. From there, you can reach anywhere on Jalan Sudirman, Jalan Thamrin, Jalan Gatot Subroto or Jalan Rasuna Said in less than 20 minutes.
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 50 minutes
– Grand Indonesia Mall: 20 minutes
– Sudirman Business District: 5 minutes
– Kota Tua: 70 minutes
– Kemang: 35 minutes
Residence 8 is less than 10 minutes away from the Semanggi Interchange which is quite strategic. The traffic in SCBD is reasonable, but it can be very slow on Jalan Senopati after office hours.
How does it look like around the apartment?
Residence 8 and Office 8 share the same entrance on Jalan Senopati. This street is famous because it has many trendy bars and restaurants. A few are walking distance, but not all of them as the sidewalk is in poor condition. SCBD is also nearby and it is also interesting for those who like to hang out and party.
What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:
The nearest one, 10 minutes away by foot, is Mall Pacific Place. It is a medium-sized luxury mall with a Galerie Lafayette department store, a cinema, a supermarket, a gym, a Kidzania, plenty of restaurants and high-end shops.
There is a Jason’s Supermarket on the ground floor of Residence 8. It is small, but you’ll find most products you may need. For more choice, you can also go to Grand Lucky supermarket in SCBD, just 5 minutes away by foot. It is one of the most complete supermarkets in Jakarta for expats as it has many imported products. Alternatively, Kem Chicks in Pacific Place is also pretty good (but expensive).
Restaurants and Nightlife:
SCBD and Senopati are among the best locations in Jakarta for eating out and partying. You will have plenty of options, such as Potato Head, Lucy in the Sky, Monty’s, Cork & Screw, Paul, etc.
Two expensive private universities have a campus nearby: Binus and Pelita Harapan.
There are no international schools but Al Alzhar and SMA 82 are reputed among Indonesians.
There is an Apple Tree preschool on Jalan Senopati, just across the street from District 8.
Siloam Semanggi, just 10 minutes away by car, is recommended.
You can reach Gelora Bung Karno Stadium in about 15 minutes by foot. It is suitable for running or walking.
Is there a Transjakarta bus stop nearby?
Not really, you’ll need around 15 minutes walking to reach the first bus stops (Tirtayasa or Bunderan Senayan).
Is there a train station nearby?
How about the MRT (Mass Rapid Transit) or LRT (Light Rail Transit)?
The nearest stop will be in Bunderan Senayan, around 15 minutes away.
Building and Architecture
What is the reputation of the developer?
Residence 8, like District 8, was developed by the group Agung Sedayu whose reputation is fairly good in the mid-to-upper segment. It is a large conglomerate that has built mostly townships (Bukit Golf Mediterania, Grand Galaxy City, Green Mansion, etc) and high-rise apartments (The Mansion at Kemang, The Mansion @ Kemayoran, Menteng Park, and many more).
Who is the architect?
The master plan for District 8 was drawn by the Toronto-based firm Forrec (also behind Universal Studios Orlando). The Residence 8 towers were designed by the Indonesian architect firm Airmas Asri which has already worked on several high-end projects like Pakubuwono Signature, Pakubuwono View and the Capital Building.
Who is the contractor?
The main contractor was the Indonesian firm Acset (also behind Pacific Place, Gandaria 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):
The lobby of Residence 8 is spacious, wide and well-decorated. There are plenty of sofas and chairs to sit, and it looks beautiful with a massive chandelier on the ceiling.
Landscaping and Public Areas:
How spacious are the apartments?
The apartments’ size is the following:
– 1-bedroom units = 76m2, 94m2 and 102m2 (1 bathroom)
– 2-bedroom units = 133m2, 170m2 and 178m2 (2 bathrooms, maid room in larger units)
– 3-bedroom units = 180m2 (3 bathrooms, maid room)
Each unit has a balcony. Private lift available for some units.
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 the common areas:
Tiles lobby: 9
Tiles corridors: 7
Elevator: 7 (Schindler brand)
Gym equipment: 8
Pool equipment: 7
In the apartments:
Bathroom equipment: 7
Kitchen equipment: 7
Overall Quality: 7.5/10
Facilities and Services
What are the facilities provided in the property?
– Swimming pool: It is large, excellent for swimming. There are plenty of sunbeds to relax as well as tables/chairs. There is also a cute pool for kids with a slide.
– Gym: It is medium-sized and it can be crowded after office hours. Lots of young expats. The equipment is professional and sufficient for most people. There is a sauna as well next to it.
– Kids’ playground and kids room:
– There is also a function room, a barbecue area, and a squash court.
What are the services available within the property?
On the ground floor, between Office 8 and Residence 8, there are plenty of convenient services available: A supermarket (Jason’s), a small food court, cafés, restaurants, ATMs, laundry, etc.
Are there issues with the electricity supply?
None that I know about.
Are their issues with parking?
No, each tenant gets a parking space.
Are there enough lifts?
Is the property busy?
Yes, it is probably full or almost full. You’ll always see other residents at the lobby, the pool, the gym or the supermarket.
Is it noisy?
I didn’t think it was.
What is the background (ethnicity, social status) and attitude of residents?
Many of the residents are expatriates: Westerners or Asians (Japanese/Koreans). It is popular with the younger ones (30-40 years old), probably because most apartments only have 1 bedroom and because the location is close to the nightlife (and far from international schools).
How old is the property?
It was completed in 2012.
Are there visible damages?
Yes, I was quite disappointed with the maintenance in some areas, particularly the painting of the building facade:
One more thing: There was a weird smell coming out of my toilets. I complained to the owner and he said it came from the building. I don’t know if this is common but you should make sure you don’t have the same problem.
I found the property to be clean.
The garden is well-maintained.
– Guards on duty at the gates and reception: 24/7
– CCTV cameras: Many in the lobby and the lift.
– Access: You need an access card and to use your fingerprint to enter the lift area and to reach your floor.
The staff is friendly and professional.
Rooms and Prices
Prices at Residence 8 may vary depending on many factors such as the floor, the unit type, the room condition and the furnishings. Some units also have a private lift.
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 (94m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 300 million (or 25 million per month)
- Service charge: I don’t know exactly but you can expect it to be at least IDR 3 million (usually paid by the owner)
- Buy: Approximately IDR 4,100,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 13,6 years
- Average buying price/m2: IDR 43 million/m2
Which units are the best?
My unit was facing Jalan Sudirman. The view was not fantastic (see photo), but there was not too much noise from the street or from a mosque. The kampung that you can see below will probably be replaced by new towers in the years to come.
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:
- The completion of the District 8 project in the next few years (more offices, more restaurants, less construction work) will make the area even more attractive.
– Factors pushing the prices down:
- There is still plenty of empty land in this area and it is likely that more luxury residential towers will be built, thus competing with Residence 8. Actually, the newly-built District 8 Apartments are already pushing the prices of Residence 8 down.
- The towers should be better maintained to avoid losing value (especially the facade). A repainting job will be necessary in a few years.
Overall evaluation of the price: Would I buy here?
The current prices I’ve seen online for Residence 8 are too high in my opinion. My feeling is that they will not increase, probably even decrease in the future as more luxury residential towers are built in the area. I would not buy personally unless I get a massive discount.
Residence 8 @ Senopati
Jalan Senopati No.8
Kebayoran Baru, South Jakarta, 12190, Indonesia
Phone number: +62 21 29333138
Website: Residence 8
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.
- Excellent public areas: Impressive lobby, long swimming pool, complete gym, sauna, kids games, etc.
- Many services nearby, including a small supermarket and a few eateries.
- Many expat residents, ideal for meeting people if you're new to Jakarta
- The garden is a bit small compared to some other luxury properties in Jakarta.
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