Apartemen Casablanca

South Jakarta, Tebet, Upscale

Apartemen Casablanca is an upscale apartment complex featuring 2 towers of 16 floors for a total of 472 units on 17,000m2 of land.

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:

The following section is partly copied from my review of Casablanca Mansion, another apartment complex just 100 meters from Apartemen Casablanca.

Neighborhood

In which neighborhood of Jakarta is the complex located?
Apartemen Casablanca is in Tebet, a middle-class, mostly residential neighborhood. It has become more upmarket recently, especially since the mall Kota Kasablanka was built. It has also benefited from the completion of the Casablanca flyover, which makes it easier to reach Central Jakarta (via Tanah Abang).

By car, with normal traffic conditions, how far is the complex from:
– Jakarta Airport: 75 minutes
– Grand Indonesia Mall: 30 minutes
– Kota Tua: 70 minutes
– Kemang: 50 minutes

How does it look like around the apartments?
The area around Apartemen Casablanca is not particularly nice. It is just in front of an important intersection with a flyover and a U-turn. Along the large roads, there are not many interesting businesses, except if you like eating in cheap warungs.

What are the important landmarks nearby?

Nearby, there are a few landmarks you can go to:

Malls:
Kota Kasablanka is the nearest mall and you can go there by foot in 4-5 minutes (or 10 minutes by car). It is popular and busy, especially on weekends. It targets the middle to upper-class, with a good selection of shops, restaurants and services. The anchor tenants are Sogo, Carrefour, XXI, H&M, Informa, Ace Hardware and Electronic Solution.

You have several more shopping centers in Jalan Prof. Dr. Satrio, for instance, Lotte Avenue, Kuningan City, Ambassador and ITC Kuningan. You need about 15 minutes to reach them.

Supermarkets:
The nearest is Carrefour in Kota Kasablanka.

Restaurants:
There are a few warungs walking distance. For more choice, you’ll need to go to Kota Kasablanka. There, you have everything from expensive Western food to cheap Asian snacks.

Bars and Nightlife:
Several restaurants in Kota Kasablanka serve alcohol, for instance, Munchies. For better nightlife, you can go to Mega Kuningan as well, 20 minutes away by car.

Universities:
Tebet is a popular area for student accommodation, but there aren’t many major universities there.

Preschools:
Playdough Preschool

There is also a pre-school within Apartemen Casablanca (Ground floor).

Hospitals:
None is really near, but several are within reasonable distance. Rumah Sakit MMC is the most recommended.

Parks:
None is nearby.

Offices:
The Central Business District starts in Jalan Rasuna Said, about 10 minutes away. Mega Kuningan is 20 minutes away. Sudirman is 25 minutes away. It is not an ideal central position, but still within a reasonable distance.

Transportation

What are the main roads or highways nearby?
Apartemen Casablanca is near an intersection between Jalan Casablanca and Jalan Dr. Saharjo. As I mentioned before, it is also near the flyover to Tanah Abang and a U-turn. This makes it rather convenient to go to East Jakarta, Menteng, Pancoran and Setiabudi. However, since the highway is a bit far, it will be more difficult to reach other parts of Jakarta.

What is the traffic situation near the apartment?
The traffic is often congested around the apartment, even during weekends.

Traffic Near Casablanca Mansion

Is it easy for taxis/Grab to find the location?
Yes, but they might get confused because the building next door is called Casablanca Mansion.

Is there a Transjakarta bus stop nearby?
There is a stop in front of Kota Kasablanka but not a dedicated corridor. This means you will get stuck in traffic like everyone else. Only 3 small lines are available (6C, 6D, 6E), going to Tebet Station, Mega Kuningan and Karet Sudirman.

Is there a train station nearby?
Not really. The nearest is Tebet Station, still 4.3 kilometers away (at least 15 minutes by car).

How about the MRT (Mass Rapid Transit) or LRT (Light Rapid Transit)?
It will not go nearby.

Are there sidewalks? Is it possible to walk around?
The sidewalk is decent enough to walk up to Kota Kasablanka.

Building Quality

Building and Architecture

What is the reputation of the developer?
The developer, PT Suryaraya Prawira, is a subsidiary of Astra International, one of the largest conglomerates in Indonesia. It is not really a specialist of apartments, but it has some experience handling construction projects for the government. It is also currently building the luxurious Anandamaya Apartments in Sudirman, Central Jakarta. The management of the property is handled by Procon Indah.

Who is the architect?
It seems that two architects were involved: Ark Design (Paul Tan whose portfolio includes Central Park Apartments, Executive Menteng and Sofitel Nusa Dua) and Architects Pacific (ArcPac – a company that also designed Puri Casablanca).

Who is the contractor?
I do not have this information but I assume it was a subsidiary of Astra International.

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 height of each tower is average, giving the impression it is a boutique complex. I liked the design, which mixes large glass windows with yellow concrete walls. Each unit has a balcony.

Casablanca Apartment Facade

Casablanca Apartment (Left) and Casablanca Mansion (Right)

Entrance:
The entrance is prestigious, with a proper signage visible from the street and an iron gate with 24-hour security. The car drop-off is protected from the rain and sun with a massive roof.

Gate Casablanca Apartemen

Entrance Apartemen Casablanca

Reception:
The lobby is spacious, with very comfortable sofas to sit down and a pleasant atmosphere (artwork, plants, marble floor). However, the design feels a bit old.

Lobby Apartemen Casablanca

Sofas in Reception of Casablanca Apartemen

Artwork Casablanca Apartemen

Lobby Casablanca Apartemen

Casablanca Apartment Lobby

Landscaping:
The property has a rather large garden, on two floors. There are swimming pools, a pond, a tennis court, a walking track and plenty of plants and flowers. The layout is pleasant but not particularly unique nor high-class.

Garden Casablanca Apartment

Garden Around Pool Casablanca Apartemen

Corridors:
They look neat, with marble tiles, plants, and even artworks.

Corridors in Casablanca Apartemen

Waiting Area Casablanca Apartemen

How spacious are the apartments?
The apartments are rather small, slightly more than those of a budget property.

– 1-bedroom units = From 70m2 to 81m2 (1 bathroom)
– 2-bedroom units (+ 1 maid room) = From 115m2 to 127m2 (2 bathrooms)
– 3-bedroom units (+ 1 maid room) = 159m2 (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: 7
Tiles Corridors: 7
Tiles Apartment: 4
Painting: 6
Lighting: 6
Doors: 6
Ceiling: 6
Elevator: 7
Gym equipment: 7
Pool equipment: 7
Furniture: 7
Artwork: 7

Overall Quality: 6,5/10

What is the quality of the finishes?
Good, but there were some drips of paints around the doors.

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: There are three swimming pools, including one with a fake sandy beach (best for kids), 1 for swimming, and a rooftop one that receives plenty of sunshine. None is very large, however, so they are more suitable for leisure than for serious swimmers. The surroundings could be improved in my opinion as they are not that relaxing.

Pool of Casablanca Apartemen

Swimming Pool of Casablanca Apartemen

Fake Beach Pool in Casablanca Apartemen

– Gym: It is a real health club with complete facilities such as sauna, whirlpool, steam, massage service, classes, personal trainers and professional machines. Some of the equipment is getting old but still functioning well.

Gym Fitness Casablanca Apartemen

Gym Casablanca Apartemen

Sauna Hammam Casablanca Apartemen

Jacuzzi Casablanca Apartemen

–  A kids’ playground:

Playground for Kids in Casablanca Apartemen

– 3 tennis courts:

Tennis Court Casablanca Apartemen

– Also not pictured here: A kinder club, a BBQ area, a squash court, a mini basketball court, a function room and a meeting room.

What are the services available within the property?
A few services are available: A minimarket Family Mart, a Japanese restaurant (Genroku), a laundry, an ATM, a salon, a pharmacy, an interior designer, a property agent (Colliers)

Are there issues with the electricity supply?
None.

Are their issues with parking?
None.

How many lifts are there in each tower?
There are 4 lifts per tower (2 in each wing). I never waited long to get one or to reach my floor.

Corridors of Casablanca Apartemen

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?
It seems that it is fully occupied, yet it never feels overcrowded as there are only 472 apartments.

Is it noisy?
In general, no. Apartments facing East Jakarta have a mosque nearby, however.

What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian, either Indo-Chinese or Pribumi from the upper class. You have a bit of everything, from older persons to young executives and families. I was surprised that there aren’t many expatriates.

Management

Maintenance

When was the property built?
It was built between 1993 and 1996.

Are there visible damages?
The property is well-maintained but still, it feels a bit old. This is partly due to the wear and tear, and partly due to the fact that some of the equipment is outdated.

Cleanliness

I found the property to be clean.

Gardening

The garden is well-maintained.

Security

– Plenty of guards on duty at the gates, at the reception and in the corridors: 24/7
– CCTV cameras: Yes
– Access card: You need an access card to enter a specific wing and to enter the gym.

Hospitality

There is a lot of staff. All are professional and friendly.

Rooms and Prices

Prices at Apartemen Casablanca 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 (127m2) – Well-furnished:

  • Rental 1 Year: IDR 200 million (or 17 million per month)
  • Buy: IDR 3,250,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 16.25 years
  • Average buying price/m2: IDR 25.6 million/m2

Which units are the best?
I find it more convenient to be in tower 1 (closer to the exit), in an apartment facing the West or the garden (to avoid noise issues).

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:

  • The reputation of the developer
  • Development of the Tebet area due to its proximity to the Central Business District and the extension of Kota Kasablanka

– Factors pushing the prices down:

  • No MRT or LRT nearby
  • The property is getting old

Overall evaluation of the price: Would I buy here?
Apartemen Casablanca seems like a safe buy as the developer has proven its capacity to maintain its property in a good condition over the years. However, the ratio Buying Price/Renting Price is not very interesting and there are better opportunities in Jakarta for an investor. I would rather put my money in a more profitable complex, not as old as this one.

Address

Apartemen Casablanca
Jalan Casablanca Kav. 12, Menteng Dalam, Tebet,
South Jakarta, Indonesia

Website: Apartemen Casablanca
Email: info@apartemen-casablanca.co.id
Phone number: +62 (0) 21 2854 8888 / 831 0047

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.

Apartemen Casablanca
3.6 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (1 vote)
What I Liked
- Boutique apartment complex with a high level of service, complete facilities, a convenient location, for a reasonable price.
- Walking distance to Kota Kasablanka.
- Tennis court, health club
What I Didn't Like
- A bit outdated, with old furniture and equipment.
- Some wear and tear
- The neighborhood is a bit boring and not as central as Mega Kuningan or Sudirman, for instance
Location
Quality
Comfort
Management
Value
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