Puri Mansion is a midrange apartment complex that consists of four towers, Amethyst, Beryl, Crystal, and Diamond, each with 39 floors. This huge complex with over 900 units was developed by the group Agung Sedayu in West Jakarta, a few kilometers from Puri Indah.
I stayed there for a few nights just after it opened in 2018. At that time, there was still some construction work and some of the facilities were not available yet. Still, this review is complete enough and it should help you decide whether you should rent or buy an apartment in Puri Mansion.
Neighborhood and Transportation
In which neighborhood of Jakarta is Puri Mansion located?
Puri Mansion is located in West Jakarta, in the district of Cengkareng and the sub-district of Duri Kosambi. This is currently a rather local area, with mostly low-rise and low-income accommodation. However, it is developing rapidly with several large housing, apartment and office projects, especially along the Jakarta Outer Ring Road highway.
There is a rather large Indonesian Chinese community who lives there, and you have some expats families as well near Puri Indah. The main reason for that is the proximity to the airport and the affordable price of land compared with other areas of Jakarta. There are also some convenient facilities and infrastructure: Toll road, malls, hospitals, schools, offices.
How does it look like around the apartment?
When you exit the residence, you will find a street bordering a river with absolutely nothing interesting to do:
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 35 minutes
– Grand Indonesia Mall: 55 minutes
– Sudirman Business District: 50 minutes
– Kota Tua: 60 minutes
– Kemang: 60 minutes
Public transportation and access to highways:
Public transportation is limited near Puri Mansion. You just have one Transjakarta halt on the line 3E going from Sentraland Cengkareng to Kembangan:
Another option is the non-AC bus going from Rawa Buaya to Citraland. It makes a stop about 700 meters from Puri Mansion.
What are the important landmarks nearby?
Nearby, there are a few landmarks you can go to:
Puri Indah Mall (15 minutes away): A large mall targeting the upper-middle class with many popular brands (fashion, sports, accessories, beauty, kids, home, etc). It has a Metro department store, a XXI cinema, a Hero supermarket, a Celebrity Fitness gym, and an F&B area.
Lippo Mall Puri (15 minutes away): This new shopping center, near Mall Puri Indah, is more upmarket and trendy. It has Sogo and Parkson department stores, a FoodHall supermarket, fashion stores like H&M, Forever 21, Uniqlo and Zara, a XXI Cinema, and a Fitness First gym. It also has a good selection of restaurants and cafés.
Px Pavillion (15 minutes away): Upmarket boutique mall, just opposite Lippo Mall. It has a Gold’s Gym, a Ranch Market, a bookstore and several cafés/restaurants.
In the future, there should also be a mall inside the huge Ciputra International complex (currently under construction).
The nearest supermarkets are all about 15 minutes away:
– Hero in Puri Indah Mall
– Hypermart Puri Indah
– Carrefour Puri Indah
– FoodHall Lippo Mall and Ranch Mark Px Pavillion (best selection of imported products)
Within the next few months, a supermarket should open within Puri Mansion.
Restaurants and Nightlife:
You will find several decent restaurants in Lippo Mall, Px Pavillion, and Puri Indah Mall (all types of cuisine: Western, Indonesian, Chinese, Japanese, Korean, etc). There are also a few cafés selling alcohol, and an expat bar called Double Doors.
Because it has a strong Indonesian Chinese population, you have many reputed schools in the area of Puri Indah. Most of them are private and Christian.
– Universities: Raffles College, Universitas Mercu Buana
– Schools: IPEKA, Global Sevilla, Global Nusantara, Bukit Sion, Ichthus School West Campus, Springfield, Notre Dame, Makarios, Holy Angels are within 15 minutes. A bit further (20-25 minutes), you have the international schools Bina Bangsa and Tunas Muda.
– Preschool: Acacia House,
Several companies (like Lippo, Ciputra, Pondok Indah Group) are trying to develop the area of Puri Indah and along the Jakarta Outer Ring Road into a business district. Currently, there are already a few complexes such as Ciputra International, Puri Indah Financial Tower, and Lippo Office Tower.
Building and Architecture
Who is the developer?
Puri Mansion 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 District 8).
Who is the architect?
The Singaporean firm Ong & Ong was listed as the international consultant for Puri Mansion. There was probably a local firm involved as well, but I didn’t find which one it was (probably Megatika or Airmas Asri).
Who is the contractor?
The contractor was Totalindo, a company that has worked on many large-scale projects such as Mall Taman Anggrek, Mulia Hotel, West Mall Grand Indonesia, Bassura 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 4 towers of Puri Mansion are quite massive, but they don’t look too bad as they are each facing a different direction.
Entrance and Lobby:
To enter the lobby of your apartment tower (mine was Beryl), you need to go to the parking first:
Garden and landscaping:
The large central garden is one of the highlights of living in Puri Mansion. There, you have the swimming pools, the gym, a running track, kid’s games, etc.
Corridors and lifts:
Size and Types of Apartments
The apartments’ size is approximately the following:
Studio units (1 bathroom): 26 m2
1-bedroom units (1 bathroom): 37 m2
2-bedroom units (1 bathroom, maid room in larger units): 42-63m2
3-bedroom units (2 bathrooms, maid room in the larger units): 89m2
There are also some townhouses available (149m2 with 4 bedrooms and 3 bathrooms).
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: 8.5
Painting (wall, ceiling): 6
Lighting fixtures: 6.5
Gym equipment: 8
Pool equipment: 7.5
In the apartments:
Bathroom equipment: 7
Kitchen equipment: 6.5
Overall Quality: 6.8/10
Facilities and Services
What are the facilities provided in the property?
– Swimming pools: There are several, including a huge one in the center of the garden, a semi-indoor one, and a kids’ pool.
– Gym: It is in a building in the center of the garden, with a view on the pool. Professional equipment, good for cardio. It’s not so big considering there are 900 apartments in the property.
– Other facilities:
– Facilities that I didn’t see (not opened yet):
BBQ area, play room, playground for kids, library, meeting room, tennis court.
What are the services available within the property?
When I stayed in Puri Mansion, there was absolutely nothing available. However, within the next few months, the management promised that there will be a shopping arcade with a supermarket, a minimart, a pharmacy, ATMs, a laundry, cafés and restaurants.
Are there issues with the electricity supply?
None that I know about.
Are there issues with parking?
For now, Puri Mansion is quite empty so you don’t have any issues with parking.
Are there enough lifts?
Is the property busy?
It was almost empty when I visited.
Is it noisy?
There are a few mosques around the property, in the surrounding “kampung”:
What is the background of residents?
The residents are mostly Indonesian Chinese.
Are there visible damages?
It is too early to say as the property was not even completed when I was there.
Overall maintenance rating: –/–
The cleanliness was satisfactory.
Overall cleanliness rating: 7.5/10
The garden was properly maintained.
Overall gardening rating: 8/10
– Guards: There are 24/7 guards at the gates of the property and in the parking area.
– CCTV cameras: In the lobby.
– Access: You need an access card to reach the lift area:
Overall security rating: 8.5/10
The staff is friendly and professional.
Overall hospitality rating: 8.5/10
Rooms and Prices
Prices at Puri 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 (IPL), parking fee, electricity and water bills, etc.
Here are a few examples of prices and ratios for this property:
Studio (26m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 40 million (or IDR 3.3 million per month)
- Buy: Approximately IDR 650,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 16.5 years
- Average buying price/m2: IDR 17.5 million/m2
1-Bedroom unit (37m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 54 million (or IDR 4.5 million per month)
- Buy: Approximately IDR 900,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 16.6 years
- Average buying price/m2: IDR 24.3 million/m2
Reasons to buy:
→ Developer with a fairly good reputation
→ Affordable buying price considering the quality
→ This area is developing as a new business center
→ It is possible that the MRT project from Balaraja to Cikarang will pass near this area (in 10 years)
Reasons NOT to buy:
→ Low rents due to an oversupply of apartments at the moment
→ Many empty plots of lands nearby => More apartments can be constructed, thus keeping prices low
→ Maintenance is average
Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ):
Puri Mansion Apartment
Jalan Masjid Nurul Iman No.80,
Duri Kosambi, Cengkareng,
West Jakarta, 11750, Indonesia
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.
- Complete facilities including a huge swimming pool and modern gym.
- Near the Jakarta Outer Ring Road, not far from the airport, and 15 minutes to Puri Indah.
- Not many public transportation options available.
- The quality of the construction is average for some parts (painting).
- I have doubts about the quality of the maintenance if the occupancy remains low (because less service charge).
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