– 4 completed towers of 36 floors for a total of 1,077 units: Montana, Montreal, Mirage, Avalon (Project Phase I).
– 3 upcoming towers of 45 floors for a total of 1,168 units to be added in 2019: Angelo, Bella, Chianti (Project Phase II).
I stayed in Montreal tower 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.
Note: Once the Phase II project will be finished, I will update this review (or write a separate review if the new residence is too different from the old one).
- 1 Location:
- 2 Building Quality
- 3 Comfort
- 4 Management
- 5 Rooms and Prices
- 6 Investment Potential
- 7 Address
- 8 More Photos
The following section is partly copied from my review of Casablanca Mansion, another apartment complex just 500 meters from Casa Grande Residence.
In which neighborhood of Jakarta is the complex located?
Casa Grande Residence 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 being relatively close to the business district of Kuningan.
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?
Casa Grande Residence is next to the mall Kota Kasablanka (see description below). If you exit the mall and the apartment area, there is nowhere interesting to go to. You only have a large street, Jalan Casablanca, full of cars and polluted.
What are the important landmarks nearby?
There are a few landmarks you can go to:
Kota Kasablanka is next door to Casa Grande. You can go there in 2 minutes using a private entrance inside the mall:
This is a popular and busy mall, 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.
If you want to visit another mall, there are several others in Jalan Prof. Dr. Satrio such as Lotte Avenue, Kuningan City, Ambassador and ITC Kuningan. You need about 15-20 minutes to reach them.
The more convenient is to go to Carrefour in Kota Kasablanka.
Kota Kasablanka has a large choice of restaurants serving many types of cuisine: Indonesian, Japanese, Korean, Chinese, Western, Fast Food, Snacks, etc. Prices start at IDR50,000 (food court).
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.
Tebet is a popular area for student accommodation, but there aren’t many major universities there.
Schools and Preschools:
Playdough Preschool is located inside Puri Casablanca, just 5 minutes away.
None is really near, but several are within reasonable distance. Rumah Sakit MMC is the most recommended (10-15 minutes by car).
None is nearby. If you don’t find that too creepy, you can always go to the Pulo Menteng cemetery for a walk (7 minutes away).
The Central Business District starts in Jalan Rasuna Said, at least 10 minutes away. Mega Kuningan is 20 minutes away. Sudirman is 25 minutes away.
There are two office towers in the Kota Kasablanka superblock as well (called 88 Kasablanka Tower A and B). One more is currently under construction (Unity Square).
What are the main roads or highways nearby?
Casa Grande Residence is on Jalan Casablanca, an important street linking East Jakarta to Kuningan. Just above it, there is a flyover going from Tebet all the way to Tanah Abang. It is quite convenient to go to Central Jakarta.
Jalan Rasuna Said, a major road linking Menteng and Jalan Gatot Subroto (Toll Road), is also nearby. However, because of complicated U-turns, it can take up to 15-20 minutes by car to get there.
What is the traffic situation near the apartment?
The roads are often congested around the apartment, even during weekends. Jalan Casablanca is used by thousands of commuters living in East Jakarta/Bekasi and working in the Central Business District every day, so the peak hours are before work and after work (7 AM – 9 AM and 6 PM – 7 PM).
Is it easy for taxis/Grab to find the location?
Yes, it is a famous location.
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 5 kilometers away (at least 15 minutes by car).
How about the MRT (Mass Rapid Transit) or LRT (Light Rapid Transit)?
The LRT will have stops on Jalan Rasuna Said. The exact location is unknown but it should be several kilometers away from Kota Kasablanka.
Are there sidewalks? Is it possible to walk around?
There is a sidewalk along Jalan Casablanca, but nowhere interesting to go to.
Building and Architecture
What is the reputation of the developer?
Pakuwon Jati is the developer of Kota Kasablanka through its subsidiary PT. Elite Prima Hutama. It is a group originally from Surabaya, where they own the famous Tunjungan City complex (high-end mall, apartments, and hotel). In Jakarta, their portfolio also includes Gandaria City (with Gandaria Heights Apartments).
I would say that it has a good reputation in the upper-class segment, but that they have limited experience with luxury properties. Their malls are usually very popular and they know how to make them busy.
Who is the architect?
The main architect was Cadiz International, a firm founded in Singapore by Filipino national Mr. Medardo Cadiz. They are responsible for several large projects in Indonesia and abroad, such as Mall Kelapa Gading or One Galaxy Superblock in Surabaya.
Who is the contractor?
The contractor is a joint venture between Totalindo Eka Perkasa and Lotte Engineering & Construction (South Korea). Both have excellent references and a wealth of experience in construction.
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.
As you can see in this article, there was an issue with the certification of the land on which Casa Grande Residence was built. As far as I know, this problem has been solved already now.
Design and Appearance
How does the building look like?
From Outside (Facade)
Casa Grande Residence does not look exceptional. There are two groups of two attached towers, with medium size windows and balcony. The only originality is a large glass panel with a mosaic motif on top of each tower. The other towers of Kota Kasablanka (88 and the Casa Grande Phase II) are much taller and bigger as you can see on this photo:
The entrance is well-indicated and it is bordered by plants/trees. It feels rather exclusive but there are often traffic jams to access the complex from Jalan Casablanca. Not very practical for pedestrians too as there is no sidewalk.
The reception looks great with a high ceiling, beautiful marble tiles on the floor and on the walls, huge glass windows with a view on the pool, plenty of comfortable seats, and a long reception desk:
The garden and pool area is not very big and it feels narrow. It is also often in the shade as it is on the ground floor with the towers all around it. That said, the landscaping was done nicely and it is pleasant to hang out there.
They are simple, with a gypsum ceiling and uniform painting. The ceramic tiles are organized to create a motif.
How spacious are the apartments?
The apartments’ size of the Phase I towers (Montana, Montreal, Mirage, Avalon) is the following:
– 1-bedroom units = 43m2-50m2 (1 bathroom)
– 2-bedroom units = 76-105m2 (1 or 2 bathrooms)
– 3-bedroom units = 117-165m2 (2 or 3 bathrooms)
The apartments’ size of the Phase II towers (Angelo, Bella, Chianti) is:
– 1-bedroom units = 43m2-50m2 (1 bathroom)
– 2-bedroom units = 67-88m2 (1 or 2 bathrooms)
– 3-bedroom units = 116-153m2 (2 or 3 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: 8
Tiles Corridors: 6
Tiles Apartment: 5
Gym equipment: 8
Pool equipment: 7
Overall Quality: 6,5/10
What is the quality of the finishes?
Facilities and Services
(This is a review of the facilities of Casa Grande Residence Phase I only. Phase II will have a larger swimming pool, a water park, a tennis and basketball court, etc… I will review it after it opens).
What are the facilities provided in the property?
– Swimming pool: It is a bit disappointing in terms of size. It is fine for kids but not long enough for real swimmers. Also, since there are only two pools for more than 1,000 apartment units, it was often crowded. Something positive is that there is a wooden deck with sunbeds and tables. You’ll also find a jacuzzi (cold water) and a pool for children.
– Gym: Good condition and excellent equipment. It is usually busy. Nice view of the swimming pool.
– Kids’ Playground: It is rather small but sufficient for younger kids.
– Garden and Walking Path:
What are the services available within the property?
There aren’t many services available in the property apart from an ATM machine and a laundry. However, from 10 AM to 10 PM, you can go to Kota Kasablanka if you need anything.
Are there issues with the electricity supply?
Not that I know of. Apartments have at least 4,000 VA for a 2-bedroom unit.
Are their issues with parking?
Each apartment owner can get 1 parking space.
How many lifts are there in each tower?
There are 3 resident lifts per tower + 1 service lift. Some units have a private lift. I was staying on a low floor so I never had any issue waiting for a lift for a long time.
Does the apartment have centralized hot water?
Bathrooms have a central water heater.
What is the air-conditioning system used?
There is no central air-cooling system so each unit has its own individual electric AC.
Is the property busy?
Yes. The occupancy rate is over 95% so you can expect to see many people in the lobby, in the pool area, in the gym, etc.
Is it noisy?
I didn’t think it was noisy.
What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian (Pribumi and Indo-Chinese). There are also some Japanese and Korean families (maybe 10%) and a few expats.
How old is the property?
It was completed in 2012.
Are there visible damages?
Not too many, but there are a few. I noticed a few issues such as a broken plug, chipped paint, dirty walls in the corridors (Ground Floor).
The property was clean.
The garden is well-maintained but I saw some gardening tools that were abandoned in one corner.
– Guards on duty at the gates and reception: 24/7
– CCTV cameras: Yes.
– Access card: Yes, you need an access card to enter the lift area and to reach your floor.
The staff was friendly and professional.
Rooms and Prices
Prices at Casa Grande Residence 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 2-Bathroom Type (80m2) in Phase I – Well-furnished:
- Rental 1 Year: IDR 216 million (or 18 million per month)
- Buy: IDR 2,600,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 12 years
- Average buying price/m2: IDR 32.5 million/m2
Which units are the best?
You should know that most of the units facing the West will have a partial view of the cemetery of Pulo Menteng. Avoid those, especially if they are on the lower to middle floors. Personally, I recommend the towers Avalon and Mirage, particularly the units facing the South.
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:
- Positive word-of-mouth regarding the Phase I project
- More facilities and services following the opening of Phase II project
– Factors pushing the prices down:
- After Phase II will open, Phase I may become less desirable
- Adding 1,100 units in Phase II will keep the prices down as it will take time for the market to absorb these new apartments
- Potential increase in the traffic in the area
Overall evaluation of the price: Would I buy here?
The buying price of Casa Grande is reasonable considering the overall quality while the renting price is quite high. The return on investment currently takes 12 years (not considering taxes, the cost of purchase, cost of reparation, etc) which is excellent for an upscale property in Jakarta. The risk is low as the developer has a good reputation and the location will always attract renters. Personally, I would buy in Casa Grande Residence.
Casa Grande Residence
Jl. Casablanca Raya Kav.88, Menteng Dalam,
Tebet, South Jakarta, 12870, Indonesia
Phone number: +62 (0) 21 8370 9888
Website: Casa Grande Residence