Beruflich Dokumente
Kultur Dokumente
IN BODETABEK AREA
Prepared by
Strategic Advisory - Coldwell Banker Commercial
Kawasan Bisnis Granadha, 12th Floor
Jl. Jend. Sudrman Kav. 50, Jakarta, 12930
COVERAGE OF PROPERTY MARKET
AREA
Property sectors that are covered in this analysis including COMMERCIAL PROPERTY and RESIDENTIAL
market in Greater Jakarta area…
BOGOR
DEPOK
TANGERANG SELATAN
BEKASI
KEY FACTORS THAT DRIVE THE REAL ESTATE MARKET
Demographic
Demographic is considerable as one of the most important factors that affects real
estate development characteristics as well as its market performance. A shifting in
demographic profile and preferences will lead to differentiation in real estate market
trend.
Government Policies
Legislation generally plays a major role in determining property demand and prices,
with deductions, subsidies, and tax credits being some of the ways that government
can boost demand for real estate.
3,000,000
2,500,000
2,000,000
1,500,000
1,000,000
DEMOGRAPHIC
1 FACTORS 500,000
-
2012 2013 2014 2015 2016
Bogor Depok Tangerang Tangerang Selatan Bekasi
Main considerations of working age population including : Total Population by Age Group in Bodetabek Area
Transportation costs
800,000
Accessibility, including to :
700,000
- business district
600,000
- commercial area
- industrial area 500,000
Socio-economic composition
300,000
-
0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-39 40-44 45-49 50-54 55-59 60-64 65-69 70-74 75+
Monetary Policy
Softening of LTV KPR ratio to 15%
Positive sentiment of Tax Amnesty program
2 GOVERNMENT POLICIES
FACTORS Infrastructure Policy
Mass Rapid Transit (MRT) Jabodebek
Light Rail Transit (LRT) Jabodebek
Toll road
Kertajati and Karawang airport
“Sejuta Rumah” Program Commuter Line development (Jakarta Kota-Stasiun Cikarang)
Rusunami Integrated transport Masterplan design of Tangerang region
Rusunawa Traffic policy in Jabodetabek area
Landed house
TOLL ROAD MRT
JORR II = 110 km Phase 1 : 15,7 Km – 2019
11 toll road Jabodetabek Lebak Bulus – Bundaran HI
2005 1999
JORR E1 Utara Tol Serpong
JORR E3 Pondok Aren
Tol Cipularang
Phase 02 Phase 04
Industrial High-rise
Estate Estate
01
Phase Phase03
Housing Low-rise
Commercial
& Facilities
MRT and LRT in Jabodebek
Kampung Bandan Ancol Timur
Bandara
Soekarno-Hatta
Angke
Gading Mas
Kota
Kemayoran PRJ
Bukit Sentul
Lebak Bulus Sentul City
Baranangsiang
HOW
INFRASTRUCTURE INFLUENCE PROPERTY SECTORS
Apartment
Apartment influenced by accessibility and availability of public
transport. Accessibility could increase yearly supply 30- 40% p.a.
Hotel
Hotel influenced by accessibility and activity, such as
MICE and Tourism. Accessibility could
increase yearly supply 10 - 30% p.a.
Retail
Shopping center rely on accessibility to get catchment area. Toll
road has influence the retail center supply up to 5-10% p.a.
Office
Office is the least influenced by the toll road. Office
development rely on business activites
Bodetabek Development that Influenced by Infrastructure
Bogor
No significant additional new toll road or
toll gate in the 30 years. Additional toll
road only comes from Bogor Ring Road.
Bekasi
Additional toll road that connect Jakarta
further east (Cipularang, Cipali) makes the
Jakarta-Cikampek toll road always
increase in traffic. New exit toll gate in
Cibatu open a new area in Cikarang.
Tangerang
Additional toll road that connect Serpong
from south. New toll gate (Alam Sutera)
Jakarta Outer Ring Road connect
Tangerang from other areas.
COMMERCIAL PROPERTY
4 FACTORS
8,000 160,000
7,000 140,000
6,000 120,000
5,000 100,000
4,000 80,000
3,000 60,000
2,000 40,000
1,000 20,000
units m2
- 0
< 1991 1991-1995 1996-2000 2001-2005 2006-2010 2011-2015 2016-2020
Hotel Apartemen Ritel Office
80,000
50,000
70,000
40,000 60,000
50,000
30,000
40,000
20,000 30,000
20,000
10,000
10,000
- 0
1991-1995 1996-2000 2001-2005 2006-2010 2011-2015 2016-2020
Hotel Apartemen Ritel Office
20,000 300,000
250,000
15,000
200,000
10,000 150,000
100,000
5,000
50,000
units m2
- 0
1991-1995 1996-2000 2001-2005 2006-2010 2011-2015 2016-2020
Hotel Apartemen Ritel Office
20000
700,000
600,000
15000
500,000
400,000
10000
300,000
200,000
5000
100,000
units m2
0 0
< 1991 1991-1995 1996-2000 2001-2005 2006-2010 2011-2015 2016-2020
Hotel Apartemen Ritel Office
Comparison of growth of Retail and Office in Bodetabek Area in Comparison of growth of Apartment and Hotel in Bodetabek Area
the last 10 years in the last 10 years
square metre (sqm) Unit and Room
700,000 80,000
600,000 70,000
60,000
500,000
50,000
400,000
40,000
300,000
30,000
200,000
20,000
100,000 10,000
- -
Bogor Depok Tangerang Bekasi Bogor Depok Tangerang Bekasi
Retail Office
Apartment Hotel
HOW the mentioned key factors that drive residential estate market
Toll road
LRT
Commuter line
CONCLUSION
PROPERTY MARKET IN GREATER JAKARTA
Key Factors
All key factors affecting real estate market is expected to show an improvement
indicators in next short to medium term.
Tommy H. Bastamy
Head of Strategic Advisory Indonesia
tommybastamy@coldwellbanker.co.id
Angra Angreni
Research & Consultancy of Strategic Advisory Indonesia
angra.angreni@coldwellbanker.co.id
Strategic Advisory
Coldwell Banker Commercial Indonesia
Kawasan bisnis Granadha, 12th B floor
Jl, Jend Sudirman Kav 50
Jakarta 12930
Phone : +62 21 255 39 388 ext. 502
Fax : +62 21 255 39 399
Email : advisoryservice@coldwellbanker.co.id