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:

Location:

Neighborhood and Transportation

In which neighborhood of Jakarta is L’Avenue located?

L’Avenue location in Jakarta

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:

Surroundings of L’Avenue Jakarta

Surroundings of L’Avenue Jakarta

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)

Landmarks Nearby

These are the important landmarks nearby:

Malls:
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).

Supermarkets:
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).

Restaurants:
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.

Education:
The Sampoerna Academy has a campus inside L’Avenue. It provides an international education from pre-school to grade 12. It also has a University.

Apart from that, there are a few other educational facilities nearby:

– Paramadina University, Sahid University (Campus Supomo), Trilogi University
– Green Montessori School (Islamic)

Hospitals:
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 Quality

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 architect?
The architect was PT Urbane Indonesia, a local architectural firm that designed a variety of buildings (Royale Springhill Residence, La Maison Apartment, etc).

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):

L’Avenue Pancoran Office and Residence

Facade of L’Avenue Apartments

Architecture in L’Avenue Apartments

Design L’Avenue Apartments

Entrance:

Entrance in L’Avenue Apartment

Car drop off in L’Avenue Apartments

Car drop off L’Avenue Apartments

Lobby and reception:

Lobby and reception in L’Avenue Apartments

Lobby in L’Avenue Apartments

Landscaping and Public Areas:
I liked the fact that public spaces occupy a large part of the property:

Landscaping in L’Avenue Apartments

Plaza in L’Avenue Apartments

Public spaces in L’Avenue Apartments

Artwork in the garden of L’Avenue Apartments

Garden in L’Avenue Apartments

Corridors and lifts:

Lift in L’Avenue Apartments

Lifts in L’Avenue Apartments

Corridors in L’Avenue Apartments

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
Doors/windows: 7
Ceiling: 7
Elevator: 8
Gym equipment: 7.5
Pool equipment: 7.5
Furniture: 8
Artwork: 7.5

In the apartments:
Tiles/Parquet: 8
Bathroom equipment: 6.5
Kitchen equipment: 6.5

Overall Quality: 7.7/10

Comfort

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.

Swimming pool in L’Avenue Apartments

Pool in L’Avenue Apartments

Outdoor pool in L’Avenue Apartments

Kids pool in L’Avenue Apartments

– The gym has professional equipment (LifeFitness brand), including a rower, which is quite rare. Unfortunately, there aren’t any barbells.

Treadmills in L’Avenue Apartments

Gym in L’Avenue Apartments

Weight-lifting in L’Avenue Apartments

Free weights in L’Avenue Apartments

– Other facilities:

Jacuzzi in L’Avenue Apartments

Sauna in L’Avenue Apartments

Playground for kids in L’Avenue Apartments

Running track in L’Avenue Apartments

Tennis court in L’Avenue Apartments

– 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.

Restaurants in the food court of L’Avenue Apartments

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?
Yes.

Atmosphere

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.

Management

Maintenance

Are there visible damages?
No, the property is still new and well-maintained.

Overall maintenance rating: 8/10

Cleanliness

I found the cleanliness to be excellent.

Overall cleanliness rating: 8.5/10

Gardening

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

Security

– 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

Hospitality

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

Investment Potential

Reasons to buy:
Reasonably priced
Developing area
Reputed developers

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