Real Estate

How much it costs to rent a house and live in Indonesia【example of cluster housing within Summarecon in West Bekasi】

2020/05/09

Summareconの家

Price Difference of Cluster Plot Homes in Jakarta Suburb and Central Java

The other day, I stayed in Semarang, the capital of Central Java province, for two nights after my wife's errand, and then I went to the ancient city of Solo by minivan.

In Indonesia, there is a well-developed private transportation system called "Travel" that connects cities by minivan. I used to leave Jakarta by travel every Friday night after work to buy batik for export to Cirebon in West Java or Pekalongan in Central Java.

From Semarang, 450km east of Jakarta, to Solo, 100km south of Jakarta, I drove a minivan of Xtrans, a major company in travel, for less than 2 hours. After chatting with a lady of Starbucks in Solo Square, I drank coffee in the shop and looked at the pamphlet of Rumah Cluster housing, which is being sold locally.

Just last week, I visited a model house in Bekasi Barat, West Bekasi, about 12km east of Jakarta, in a cluster to be developed by a major developer Summarecon, and the approximate price was 1.6 Milyar (around 15 million yen) for a small cluster of 104 square meters (site area of Luas Tanah) and 93 square meters (building area of LB (Luas Bangunan).

  • Tunai Keras (cash lump sum) in a cluster in Summarecon Bekasi, a suburb of Jakarta
    LT91㎡ / LB 65㎡ : 1.3Miliar (including 10% PPN)
    LT104㎡ / LB 93㎡ : 1.6Miliar (including 10% PPN)

Clusters selling under the Summarecon name will have shopping malls and business offices within the development area and selling within the framework of a regional development will be split high, which is worth the convenience and brand value, but if this is a comparable cluster of LT/LBs 2 to 3 km away, it will be about 20% undervalued.

And this time, the price of the cluster in Yogyakarta and Central Java near Solo is 1 Milyar (around 9 million yen), which is almost the same specification, so the difference in housing prices between Jakarta and Central Java can be seen as about 20%.

  • Yogyakarta Solo Sumber Baru Land cluster Tunai Keras (lump sum cash payment)
    LT112㎡/LB100㎡ : 980juta (including 10% PPN)
    LT133 m2/LB100 m2 : 1Milyar (including 10% PPN)

Even though the prices of cluster homes vary depending on the location, the brand power of the developer, and the facilities in the cluster, even if the buildings themselves have the same specifications, I sensed that housing prices in Central Java were about half the price of Jakarta, so I realized once again that the wave of rising land prices was spreading to rural areas.

Difference between Rumah Kompleks Perumahan and Rumah Cluster

With the economic development in recent years, the number of Indonesians who can afford their own homes between 10 million yen and 20 million yen with a KPR (Kredit Pemilikan Rumah mortgage) has increased dramatically.

In the safety-oriented cluster residential neighborhood, a mid-sized shopping mall, business buildings and schools will be built for convenience, and a three-story Ruko (Rumah Toko residential/shops) along the surrounding access road will be sold for 20-30 million yen.

The cluster parcels have the following characteristics, which can be said to be a residential version of the apartments.

  1. The entire district is enclosed by a high fence, with only one entrance gate and 24-hour CCTV and security monitoring by security guards.
  2. Changes to the exterior of the residence are not allowed as they would detract from the overall unity of the cluster.
  3. Residential units will not be fenced in to lower security monitoring costs.
  4. Gym, tennis courts, pool, park and other complexes available

Originally, Rumah Kompleks Perumahan was sold as part of a residential development by a major developer, but the parcels were cut and sold in kavling units, so you are basically free to build whatever house you want, and of course you put up a fence separating your kavling from the outside.

It's a trade-off between multiple entrances and exits in a residential area, which may not be as tightly guarded as a cluster, but it does give you more freedom.

The cost of maintaining a cluster home

In the case of cluster housing, the right at the time of purchase is almost always HGB (Hak Guna Bangunan Building Right), usually it is changed to Hak Milik (ownership) through the marketing office of the sales company, and the other day an Indonesian acquaintance of mine said that it took about 5juta to change the HGB to HM for a small cluster housing of about 6 million yen with a site area of 6mx13m.

However, even if the ownership of the site is secured, the passageway and water and sewerage in the cluster area will be shared with neighboring residents, and the maintenance and repair costs will be covered by iuran linkungan (management fee) like the apartment, but in today's Jakarta, the monthly management fee for an apartment in Jakarta is 10,000-15,000 rupiah per square meter, which is more than 1 million rupiah per month.

Annual rent and monthly fixed costs for a two-story single-family home in West Bekasi

A visitor from Japan asked me, "How much does it cost to rent a house in Indonesia? I can answer the question, "How much does it cost me per month in addition to the rent? When he asked me "How much does it cost?", I just muddled through with a simple answer like "It's about 1 juta rupiah" because I had left all the house payment-related matters to my wife.

The specs of the rented house we are currently renting in Summarecon, an emerging development in West Bekasi, are as follows, but this is an unfurnished Non Furnish, so we have all our own furniture and appliances.

  • Two-story building area (luas bangunan) is 216 square meters.
  • Four rooms plus one maid's room.
  • Bathrooms: 3 (the main bedroom bathroom has a bath tub) + 1 for the maid
  • electric power:3500Watt
  • Upper and Lower Sewer Complete:Air PAM

Rent: 70 juta/year (2 year contract + 1 month's deposit)

It is in good condition as no one had ever done it before, despite being 5 years old.

The contract was signed through a real estate agent named Ray White, and the process of preparing the lease agreement (Akta sewa menyewa rumah) was done in front of the Notaris (administrative assistant) and the agent in the absence of the busy owner, so I don't know the owner, who is rumored to be rich.

We moved into our current house at the end of December last year, but before that we lived in a house in another cluster in the neighbourhood for 60juta a year, which was 10juta more expensive than our current house, which is in better condition and about 1.5 times the size of Summarecon's I don't think it deviates much from the market rate for rent.

Summareconの家

The dining table in the center of the living room is my work area.

I actually have until the end of May this month to sign a lease on my previous house, but for various reasons, I got into a bad relationship with the owner and moved into my current house with 5 months left on my lease.

And the monthly fixed cost that I had imagined to be "about 1 juta rupiah", but in conclusion, it cost twice as much.

  • Electricity: If you buy 500,000 rupiah worth of Token, it will pay for itself in a month.
  • Watercourse + management fee (iuran): Rp.1juta/month
  • Indihome (cable TV and unlimited internet): Rp.396,000 per month
  • Care and cleaning of plants in the cluster: Rp 100,000/month

Total Fixed Charges:2juta/month

Summareconの家

The kitchen is simple but spacious and easy to use.

It would be dumb to say that only after more than two years of living in Summarecon's cluster in West Bekasi would I be shocked by the monthly fixed costs, but the following is a summary of the monthly costs of our current life.

  • Leasehold material: Rp.5.9 juta/month
  • Fixed fee: Rp.2juta/month
  • Variable costs (food + entertainment + gasoline and other expenses)

Due to the effects of the ongoing self-restraint in Bekasi due to the implementation of PSBB (Massive Social Restrictions) in order to prevent the spread of the new coronavirus, my wife will not calculate the details of the entertainment expenses, which I imagine are hard to pay for, in order to relieve her stress by shopping online.

Summareconの家

The upstairs hallway area up the stairs is wasted and liberating.

Difference between an apartment and a house

I had been living in an apartment for a total of 13 years in Jakarta, but I am not good at high floors and small spaces, and my wife is even worse at earthquakes, so when we moved from Jakarta to West Bekasi, we had to choose a house.

Summareconの家

The front door is usually entered and exited through the garage door, so the front door is an unopened door.

My mother-in-law is an expert in training leaders at a marine university, and my sister-in-law is a researcher on the effects of nuclear power on plants, so we come from a family full of government employees who are difficult to understand what they are doing, and my daughter-in-law is a huge plant fanatic, and as a result of flipping through Instagram and Tokopedia while I'm sleeping, I get two or three incomprehensible packets delivered to me every day.

Summareconの家

A wasteland overgrown with weeds has become like a garden, but my wife is a plant fanatic, so it's costing us quite a bit of money.

If growing plants and living with pets are higher priorities than the convenience of apartment living, it's not a bad idea to take the plunge and rent a house on the outskirts of Jakarta.

In terms of security, a single-family home may fall short of an apartment, but Summarecon's cluster housing apartment complex has a high fence around the entire block and only one entrance gate, and security patrols the block 24 hours a day, so I think it's more secure than a regular house.

Summareconの家

The view of the lush green surroundings from the second floor.

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