Casablanca Mansion

Midrange, South Jakarta, Tebet

Casablanca Mansion is a midrange apartment complex featuring a 33-floor tower with a total capacity of 572 units. Built in 2006, it was developed on 8,000m2 of land by the group Synthesis Development (also behind Kalibata City, Bassura City, Plaza Semanggi, etc).

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:

Neighborhood

In which neighborhood of Jakarta is the complex located?
Casablanca Mansion 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 Casablanca Mansion 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 shops.

Outside of Casablanca Mansion (Left Side)

Outside Casablanca Mansion (Right Side)

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

Supermarkets:
Carrefour in Kota Kasablanka.

Restaurants:
There are a few warungs walking distance. For more choice, you’ll need to go to Kota Kasablanka.

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.

Education:
– Universities: Bakrie University
– Schools: To my knowledge, only local schools
– Preschool: Highscope Kuningan, Playdough Preschool

Hospitals:
MMC Rasuna Said or SOS Medika Kuningan (more expensive, for expats).

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?
Casablanca Mansion is next to 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 Apartments.

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 is Synthesis Development (through PT Intersatria Budi Perkasa Mulia), an Indonesian company also behind projects like Bassura City and Kalibata City.

It has a limited experience with midrange and upscale property.

Who is the architect?
It was designed by Anggara Architeam, a local firm behind projects like La Vie, Casa Domaine, Soho Mall Podomoro City or Bonavista Apartments.

Who is the contractor?
I don’t have 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 with a certificate valid until 2034 (after this date, you should pay for an extension).

Are there issues with the electricity supply?
Apartments have 2,200 watts voltage, which is normally sufficient for a regular usage.

Are their issues with parking?
None to my knowledge.

How many lifts are there?
There are 4 lifts in the tower. Something annoying is that you need the access card to go down to the lobby. If you have guests, this means you need to accompany them each time.

Lifts Casablanca Mansion

Design and Appearance

How does the building look like?

From outside:
The building looks quite massive, with a T-shape. The front looks upmarket with larg windows and balconies, but the back is less impressive, more like a budget apartment.

Casablanca Mansion Jakarta

Casablanca Mansion Building

Casablanca Mansion Tebet Jakarta Apartment

Entrance:
It looks rather exclusive:

Casablanca Mansion Entrance Sign

Entrance Casablanca Mansion

Reception:
The reception could have potential with its high ceiling and red marble, but it is missing a more comfortable sitting area, some artwork and some plants. The café next to it looks like a warung and it is not very stylish.

Reception Casablanca Mansion

Landscaping:
It is rather poor with few plants and trees. I think the developer has sacrificed the green areas to maximize the building surface.

Swimming Pool and Tennis Casablanca Mansion

Corridors:
They looks rather old and not upmarket (small 40cmX40cm tiles, boring white paint).

Corridors in Casablanca Mansion

How spacious are the apartments?
The apartments are 2-bedroom or 2-bedroom units, with the following configurations:

Cherry = 2-bedroom (42,70m2) with 1 bathroom
Grenada = 3-bedroom (54,50m2) with 2 bathrooms
Magenta = 3-bedroom (62,50m2) with 2 bathrooms
Peach = 3-bedroom (66,50m2) with 2 bathrooms
Burgundy = 3-bedroom (76,50m2) with 2 bathrooms
Turquoise = 3-bedroom (91,70m2) with 2 bathrooms

How are the bathrooms?
They are small, with running hot water.

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 Corridor: 4
Tiles Units: 4
Painting: 5
Doors: 5
Ceiling: 5
Lighting: 5
Elevator: 5
Gym equipment: 4
Pool equipment: 4
Furniture: 5
Artwork: None

Overall Quality: 4.5/10

What is the quality of the finishes?
It is hard to say as the property is already old (completed in 2006).

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: The pool goes all around the tower and it is 35 meters long in total.It was a bit disappointing as it is rather narrow and the area is not very pleasant for relaxing. No sunbeds. The water was very cold as it is in the shade most of the day.

Pool Area Casablanca Mansion

Pool Tunnel Casablanca Mansion

Pool Bridge Casablanca Mansion

– Gym: The equipment was old and some machines were not working. There is a sauna that I didn’t try.

Fitness Casablanca Mansion

Gym in Casablanca Mansion

– Kids Games:

Kids Games Casablanca Mansion

– Tennis and Basketball Court:

Tennis Court Casablanca Mansion

What are the services available within the property?

– On the ground floor, there is an ATM, a coffee/snack/canteen shop, a minimart, a salon (seemed closed), a laundry.

Snack Casablanca Mansion

Atmosphere

How busy is the property?
It is rather busy and I guess the occupancy is high.

Is it noisy?
You can hear a mosque distinctly if your unit is facing the swimming pool (West side).

What is the background (ethnicity, social status) and attitude of residents?
Most residents are Indonesian “pribumi” from the middle-class. I was surprised to see many young “bules” in their 20s as well.

Management

Maintenance

How old is the property?
It was completed in 2006.

Are there visible damages?
The property definitely looks a bit outdated, but the basic maintenance is correct. The problem is that the equipment and the furniture is often old. Also, some areas could use a little repainting.

Cleanliness

I found the property to be clean enough.

Security

– Guards on duty at the gates and reception: 24/7
– CCTV cameras: Few
– Access card: Yes, you need an access card to enter the lift area. You need your card to reach ANY floor, including the Ground Floor.

Hospitality

The staff was fine. I noticed that security guards were often replacing receptionists at the lobby.

Rooms and Prices

Prices at Casablanca Mansion 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 (42.7m2) – Well-furnished:

  • Rental 1 Year: IDR 90 million (or 7.5 million per month)
  • Buy: IDR 1,100,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 12.2 years
  • Average buying price/m2: IDR 25.761 million/m2

3-Bedroom Type (62.5m2) – Well-furnished:

  • Rental 1 Year: IDR 120 million (or 10 million per month)
  • Buy: IDR 1,450,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 12.1 years
  • Average buying price/m2: IDR 23.2 million/m2

Which units are the best?
Difficult choice as each side has disadvantages. Units facing the West have the noise of the mosque; units facing the South have the noise and pollution from the road; units facing the East are better but they offer no view.

Ideally, I guess the best is a high floor unit facing the South has you have a better view and larger balconies.

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:

  • Development of the Tebet area due to its proximity to the Central Business District.

– Factors pushing the prices down:

  • Casablanca Mansion is a rather old tower with average maintenance.
  • No MRT or LRT nearby.

Overall evaluation of the price: Would I buy here?
I would not buy there as I don’t find the location that strategic, while the neighborhood is rather boring. The price per m2 is rather high as well considering the average quality of the building.

Address

Casablanca Mansion – The Executive Residence
Jalan Casablanca Kav. 9, Tebet
South Jakarta 12870

Phone number: +62 (0) 21 300 37 300
Email: cs@casablancamansion.co.id
Website: http://www.casablancamansion.co.id/

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.

Casablanca Mansion
2.9 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- Reasonable rental price within 20 minutes from Jakarta's central business district
- Walking distance to Kota Kasablanka
What I Didn't Like
- Traffic jams nearby, not many choices for public transportation, few interesting things to do around
- Average maintenance and old property
- Gym and swimming pool are disappointing
Location
Quality
Comfort
Management
Value
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