Cervino Village

Midrange, South Jakarta, Tebet

Cervino Village is a midrange apartment tower of 18 floors for a total of 518 units. Completed in 2012 in the district of Tebet, it was developed by PT Pakkodian, a subsidiary of the telcom company Moratelindo.

I slept there for a few nights in May 2019 and this is my full review of it:

Location:

Neighborhood and Transportation

In which neighborhood of Jakarta is Cervino Village located?

Location of Cervino Village in Jakarta

Cervino Village is located in Tebet, a middle class district which is popular with mid-level executives and students. The main benefits of living in this neighborhood are the relatively low prices, and the reasonable distance to the business district of Jakarta. It is also rather authentic, with some large “kampungs” (traditional neighborhoods) where you will find plenty of street food. High-rise buildings and malls are still rare, except on Jalan Casablanca (and particularly near Kota Kasablanka Mall).

View from Cervino Village – The high-rise buildings are on Jalan Casablanca. You can also see Kota Kasablanka Mall (Blue building in the middle).

View of Jakarta’s Skyline from Cervino Village

How does it look like around the apartment?

Cervino Village is along Jalan KH. Abdullah Syafei, a busy street, often jammed with traffic, which is part of an axis going from Tanah Abang to East Jakarta.

Surroundings of Cervino Village

Cervino Village in Tebet

By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 70 minutes
– Grand Indonesia Mall: 35-45 minutes
– Sudirman Business District: 25-35 minutes
– Kota Tua: 60 minutes
– Kemang: 35 minutes

The traffic conditions can be terrible around Cervino Village and the times indicated above can easily double on a bad day. To make things worse, you often need to do long U-turns, for instance if you want to go from Kota Kasablanca to Cervino Village:

The U-turn between Kota Kasablanka Mall and Cervino Village is 1.4 kilometers long

Public transportation and access to highways:
– Nearest Transjakarta halt: Telkom Tebet (200 meters away)
– Nearest MRT station: None nearby
– Nearest train station: Tebet Station (900 meters away)
– Nearest toll road: Jakarta Inner Ring Road (3.5 km)

Landmarks Nearby

What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:

Malls:
The nearest mall is Kota Kasablanka, which is about 3 kilometers away. Beware as you need to make U-turns to go there so it is actually further than it appears on a map.

This is a very 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.

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, Ranch Market in Lotte Avenue, or Lotte Mart in Kuningan City.

Restaurants and Nightlife:
There is a café selling simple Indonesian food on the ground floor. Otherwise, there are several decent warungs around the property that are accessible within a 5-10 minutes walk.

You will find more sophisticated venues in Kota Kasablanka or Lotte Avenue.

For nightlife, I recommend Mega Kuningan (Loewy, Basque, McGettigan’s, Cazbar, etc). It takes about 15-20 minutes to go there in the evening.

Education:
– Universities: Bakrie University
– Schools: To my knowledge, only local schools. For primary, check Sekolah Royal Tunas Mulia.
– Preschool: Highscope Kuningan, Playdough Preschool

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

Offices:
The nearest skyscrapers of the Central Business District are about 3 kilometers away, on Jalan Rasuna Said.

Jalan Sudirman is a bit further (6 kilometers) but you can reach it rather quickly thanks to the flyover going up to Jalan KH Mas Mansyur (near Le Méridien Hotel).

Building Quality

Building and Architecture

Who is the developer?
Cervino Village Apartments was developed by PT Pakkodian, a subsidiary of the telcom group Moratelindo. This company has very limited experience in property management as they only own two buildings in Jakarta (the other one is Grha 9 on Jalan Penataran, an office building).

Who is the architect?
I am not 100% sure, but it seems that the architect was Ranu Wijaya, from the consultancy firm PT KBA Architects.

Who is the contractor?
The contractor was Wijaya Karya, a government-owned firm that has been involved in hundreds of large-scale projects. Other apartment complexes they built include Taman Sari Semanggi, Sudirman Suites and Mediterania Gajah Mada.

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 initial project looked like that:

I didn’t manage to take a good picture of the actual tower, but it doesn’t look as nice, for sure. For instance, this is the facade:

Architecture of Cervino Village Apartment

Entrance and Lobby:

Car drop off Cervino Village Apartment

Fountain at the car drop-off of Cervino Village Apartment

Lobby in Cervino Village Apartment

Reception desk Cervino Village Apartment

Corridors in lobby area of Cervino Village Apartment

Painting in the corridors of Cervino Village Apartment

Garden and landscaping:

There is a Balinese-style garden around the swimming pool. It has a pleasant design, but the maintenance is average.

Landscaping Cervino Village

Garden area in Cervino Village Apartment

Corridors and lifts:

Lift area Cervino Village

Corridors of Cervino Village Apartment

Entrance door to apartment in Cervino Village

Size and Types of Apartments

The apartments’ size is approximately the following:

Studio units (1 bathroom): 29m2
1-bedroom units (1 bathroom): 48 m2
2-bedroom units (1 bathroom): 53 m2
3-bedroom units (2 bathrooms): 77 m2

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: 4
Painting (wall, ceiling): 4
Lighting fixtures: 5
Doors: 5.5
Windows: 5
Ceiling: 5.5
Elevator: 5
Gym equipment: 7
Pool equipment: 6.5
Furniture: 5.5
Artwork: 5

In the apartments:
Tiles/Parquet: 4
Bathroom equipment: 4.5
Kitchen equipment: 5

Overall Quality: 4.7/10

Comfort

Facilities and Services

What are the facilities provided in the property?

– Swimming pool: It is medium-sized, forming a nice lagoon shape. Not really long enough for swimming, and easily crowded on weekends. The Balinese garden, with its frangipani trees and its gazebo is a pleasant place to spend a few hours in the afternoon. A smaller pool for kids is attached to the main pool.

Pool of Cervino Village Apartment

Pool Cervino Village Apartment

Pool area in Cervino Village Apartment

– Gym: It is small, but you have all the equipment necessary to do a basic workout:

Gym panorama in Cervino Village Apartment-noresize

Gym Cervino Village Apartment

Gym in Cervino Village Apartment

Threadmill in Cervino Village Apartment

– Other facilities/services:

Minimarket in Cervino Village Apartment

– Facilities/services not pictured here:

ATM, Laundry, Canteen, Minimarket at the swimming pool area

Are there issues with the electricity supply?
None that I know about.

Are there issues with parking?
None that I know about.

Are there enough lifts?
I thought the lifts were very slow.

Atmosphere

Is the property busy?
The occupancy seems rather high.

Is it noisy?
It is a bit noisy as you have a large and busy street on the northern side, and a mosque on the southern side.

What is the background of residents?
The residents are mostly Indonesians, but I saw a few foreigners as well.

Management

Maintenance

Are there visible damages?
Yes, I found that the maintenance of the property was poor. Many areas would need to be repaired or repainted. For instance, the paint in the corridors. Here are a few more issues I saw in Cervino Village:

Damaged toilets in Cervino Village Apartment

Damaged lounge chair in Cervino Village Apartment

Overall maintenance rating: 4.5/10

Cleanliness

The cleanliness could be improved.

Overall cleanliness rating: 6/10

Gardening

The garden was a bit messy, but still ok.

Overall gardening rating: 6.5/10

Security

Guards: There are 24/7 guards at the entrance gate of the property.
CCTV cameras: In the lobby.
Access: In the lift, you need an access card to reach your floor.

Overall security rating: 7.5/10

Hospitality

The staff is friendly and professional.

Overall hospitality rating: 8/10

Rooms and Prices

Prices at Cervino Village 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 (IPL), parking fee, electricity and water bills, etc.

Here are a few examples of prices and ratios for this property:

2-Bedroom (54m2) – Well-furnished:

  • Rental 1 Year: Approximately IDR 90 million (or IDR 7.5 million per month)
  • Buy: Approximately IDR 1,200,000,000
  • Break Even Point (Buying Price/Gross Annual Rental): 13.3 years
  • Average buying price/m2: IDR 22.2 million/m2

Investment Potential

Reasons to buy:
→ Rather affordable prices for a complex that’s not too far from the Central Business District

Reasons NOT to buy:
→ Poor maintenance
→ Not a reputed developer
→ The property is getting old

Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ):
4/10.

Address

Cervino Village Apartments
Jl. KH. Abdullah Syafei No.27,
Tebet, South Jakarta 12810
Indonesia

Phone number: +62 (0) 21 806 83057

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.

Cervino Village
2.9 / 5 My Rating
{{ reviewsOverall }} / 5 Readers' Rating (0 votes)
What I Liked
- About 20 minutes from the Central Business District.
- Basic, yet decent facilities (gym, pool, canteen, laundry, minimarket).
- Many street food nearby.
What I Didn't Like
- Average maintenance.
- Traffic jams in front of the property (and you need to do long U-turns to reach the entrance).
- Swimming pool is not long enough to swim.
Location
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Comfort
Management
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