L’Avenue Pancoran is a complex with 2 upscale residential towers of 23 floors (594 units), 1 office tower and a small retail area. Completed in 2016 on 1.2 hectares of land, it was built by a joint venture between Pulau Intan and Sinar Mas.
I stayed there for a couple of nights and this is my full review of it:
Neighborhood and Transportation
In which neighborhood of Jakarta is L’Avenue located?
L’Avenue is located in Pancoran, a growing district of South Jakarta, in the eastern part of the city. It is still a low-rise, middle-class neighborhood with few attractions, but its direct access to Jalan Gatot Subroto (through Jalan MT Haryono) has made it more popular. It also benefits from the construction of the LRT line from Cawang to Palmerah.
Currently, I wouldn’t say this is a very strategic location unless you work nearby (for instance in the south of Jalan Rasuna Said or on Jalan Gatot Subroto). The benefit is that prices are still relatively low compared with more central areas of Jakarta.
It can also be interesting for expats who work in Bekasi or Cikarang but who want to be within a reasonable distance to the city center of Jakarta.
How does it look like around the apartment?
The surroundings of L’Avenue are not very exciting. You just have a large road with few interesting shops on it:
By car, with normal traffic conditions, how far is it from:
– Jakarta Airport (CGK): 60 minutes
– Grand Indonesia Mall: 45 minutes
– Sudirman Business District: 35 minutes
– Kota Tua: 75 minutes
– Kemang: 30 minutes
Public transportation and access to highways:
– Nearest Transjakarta halt: Pancoran (1km away)
– Nearest bus halt: RS Tria Dipa (250m away)
– Nearest train station: Cawang or Duren Kalibata (2.5 km meters away)
– Nearest MRT station: None
– Nearest LRT station: There will be a station on Jalan MT Haryono in the future.
– Nearest toll road: Jakarta Inner Ring Road (1km away)
These are the important landmarks nearby:
The nearest malls are Plaza Kalibata and Kalibata Square, about 10-20 minutes away by car. They are both targeting the middle-class.
For better options, you will need to go to Kota Kasablanca (20-30 minutes) or Lotte Shopping Avenue (25-35 minutes).
There is a Farmers 99 Market inside L’Avenue complex. It’s middle-sized but it has many imported and fresh products.
Alternatively, you can go to Gelael supermarket, Super Indo or All Fresh (for fruits and vegetables) on Jalan MT Haryono. There is also another Super Indo at Duren Tiga (500 meters away).
There are a few restaurants and cafés in the retail area of L’Avenue, such as Starbucks, Sederhana, Delico or Gyu Jin Teppan. Outside of these, there are not many options apart from street food.
Bars and Nightlife:
None nearby. For nightlife, you will have to go to Kemang.
Apart from that, there are a few other educational facilities nearby:
– Paramadina University, Sahid University (Campus Supomo), Trilogi University
– Green Montessori School (Islamic)
The most recommended hospitals nearby are Medistra (10 minutes) or Brajiwa Duren Tiga (5 minutes – for women and kids). Otherwise, there are less reputed ones like RS Tria Dipa just 200 meters from L’Avenue.
These are all local hospitals only suitable for minor problems. If you have a more serious condition, or if you want a doctor that speaks good English, you should go instead to Sos Medika Kuningan (30 minutes).
Building and Architecture
Who is the developer?
L’Avenue Pancoran was developed by PT. Bintang Rajawali Perkasa, a joint-venture between several companies. The two largest shareholders are the Sinarmas group (huge conglomerate, owner of BSD city) and Pulau Intan (a famous contractor – see below).
Who is the contractor?
The contractor was Pulau Intan, a large Indonesian group that has finished dozens of similar projects (midrange category) such as Taman Anggrek Apartments, Royale Springhill Residence, City Home Gading River View, French Walk Apartments, Signature Park Grande, 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):
Lobby and reception:
Landscaping and Public Areas:
I liked the fact that public spaces occupy a large part of the property:
Corridors and lifts:
Size and Types of Apartments
The apartments’ size is approximately the following:
Eminence tower (common lift)
1-bedroom units (1 bathroom): 63-65m2
2-bedroom units (1 bathroom, maid room in some units): 104m2
3-bedroom units (2 bathrooms, maid room): 162m2
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
Painting (wall, ceiling): 7.5
Lighting fixtures: 7.5
Gym equipment: 7.5
Pool equipment: 7.5
In the apartments:
Bathroom equipment: 6.5
Kitchen equipment: 6.5
Overall Quality: 7.7/10
Facilities and Services
What are the facilities provided in the property?
– Two adult pools, including one on the rooftop and one in the garden area. There is a kids pool as well in the later.
– The gym has professional equipment (LifeFitness brand), including a rower, which is quite rare. Unfortunately, there aren’t any barbells.
– Other facilities:
– Facilities not pictured here: Indoor playground and library.
What are the services available within the property?
There are quite many services available in the retail area: ATM, restaurants, supermarket, minimart, laundry.
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?
Is the property busy?
It is quite busy on weekdays because of the office and the university. You can expect to see many people in the garden and in the retail area.
Is it noisy?
I didn’t think it was noisy.
What is the background (ethnicity, social status) and attitude of residents?
The residents are a mix of Indonesians and expatriates.
Are there visible damages?
No, the property is still new and well-maintained.
Overall maintenance rating: 8/10
I found the cleanliness to be excellent.
Overall cleanliness rating: 8.5/10
The maintenance of the garden was good as well. At the back of the property, it was a bit more messy, though.
Overall gardening rating: 8/10
– Guards: There is a very secured gate at the entrance of the complex, and then you have more guards in the lobby of each tower.
– CCTV cameras: In the lobby, public areas and lift.
– Access: You need a card to access the lift area.
Overall security rating: 9/10
The staff is friendly and professional.
Overall hospitality rating: 9/10
Rooms and Prices
Prices at L’Avenue may vary depending on many factors such as the tower, 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 (104m2) – Well-furnished:
- Rental 1 Year: Approximately IDR 174 million (or 14.5 million per month)
- Buy: Approximately IDR 2,700,000,000
- Break Even Point (Buying Price/Gross Annual Rental): 15.5 years
- Average buying price/m2: IDR 26 million/m2
Reasons to buy:
Reasons NOT to buy:
Rental prices are still low as the apartments are too far from the business district
Would I buy this property? (On a scale from 0 = “not at all” to 10 = “yes absolutely” ): 6/10
Jl. Raya Pasar Minggu Kav. 16
Pancoran, Jakarta Selatan
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 and services, including a convenient retail area (supermarket, food court).
- The neighborhood is not very interesting.
- Personally, I didn't like having office workers in the public areas during weekdays.
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