18.0 Kalibata City a New Model for Jakarta?

Kalibata City is a joint venture between the government and a private developer.  Originally set up as a joint project so the government can draw on the expertise of the private developers to develop and build low cost housing.  Approximately 13,000 units will ultimately sit on the approximately 13 ha site spread over 3 classes of development in a total of 18 blocks, all sitting on a basement of retail and parking.

Kalibata City ground level a "sea of parking"

 

What is good about Kalibata City, What is the attraction?

1.   Location, location, location.  The site located centrally in Kalibata area of Jakarta just adjacent to the Hero’s Cemetary and a number of government office building across the street along Jalan Kalibata.  It is a short distance from the main business districts of Kuningan (4 km) and Sudirman (6.5 km).  Adjacent to the Kalibata railway station and the Kalibata Shopping Mall (currently under renovation) Unfortunately it is not situated walking distance to a Busway station.

Kalibata City Location Plan (source: developer brochure)

Kalibata City Site Plan (source: developer brochure)

2.  All inclusive!  With a critical mass of 13,000 units a large basement of retail, supermarket, food court, specialty shops, small kiosks as well as ground level retail on all blocks along with recreation facilities for children at the ground level of all blocks mean residents virtually never have to leave Kalibata City!

Basement Food Court

Sunken Garden for Basement Food Court and Retail

  

Ground level playground / recreation typical to each block.

3.  AffordablePrice!  Originally priced starting at about  Rp 130 million (approximately US$14,600) for a 2 BR approximately 30 m2 unit located just a few km from the central business district. Current rental units around Rp1.2 million (US$135) per month from owners of the units for a 2 BR unit unfurnished and minimal upgrades.

Units are small, and basic, but similar to some of the basic public housing units I have seen in Hong Kong.  Although the 2 Br unit has one internal room with no window, it does provide additional sleeping area with privacy that the early Hong Kong units did not being only one room. 

On my recent trip I heard one couple who live an hour plus commute outside Jakarta said they rent for the same cost of fuel as well as wasted time.  I also met another young person in and entry level service job from outside Jakarta sharing rental on a 2 BR unit with 3 people.

Typical 2 Bedroom Unit at Interior Designer Showroom

Typical Tower Exterior

4.  Density yields variety. Although there are a fair number of empty retail units at this time, all the residential units are not yet completed and occupied, indication is that because of the density it will be able to support a variety of retail and F&B outlets.

Basement Retail

Ground level F&B and retail are added convenience for residents.

5.  Property Management.  On first glance seems to be professionally managed.  I noticed at each block an abundance of security guards monitoring the premises.  Also in the typical corridors of the unit it visited, it was extremely clean and was told they clean the floor 2 times a day.  Being new, we expect the current level of cleanliness.  Let’s hope 5 years from now it has the same feel.

What is NOT so good about Kalibata City?

1.   It tries to be a “Walled City”.  Certainly safety and security is an issue in all of Indonesia, but I personally feel the edge along Jalan Kalibata should be more urban with building meeting this edge with urban landscaping in the form or a canopy of trees to both define the road and shade a potentially large sidewalk with F&B outlets serving residents and offices across the street. 

Main buildings set back from the road making Kalibata City internal focused.

2.  Connection to Busway. Ideally this type of development for a large mass market should be located at a busway station or better yet between 2 busway stations serving different directions.  I do understand some type of feeder bus is or will be in place, let’s see how effective this will end up.

3.  Traffic Congestion.  With the increase of 13,000 units to this location I hear traffic on the roads has become overwhelming.  It seems limited in and out automobile points more for security has made this even worse creating bottle necks going in and out of the complex.  Hope feeder buses to the Busway can  relieve some of this problem.

4.  Ultimate owners and residents who benefit.   With the original noble intention to provide quality affordable housing to lower income people in Jakarta, I really wonder if this is the end result?  I understand  originally there was some checking of income status and approval required to buy units, but I have also heard stories of wealthy people buying a number of units only to turn around and sell to other wealthy individuals at a profit!    So final question are the units in the hands of the people it was intended to support?

My conclusion is that this development is certainly a good direction in development for Jakarta and can be used as a real learning experience.  Jakarta needs affordable housing in the city center to relieve traffic and wasted travel time.  These developments need to have such density, but also need to be located next to public transport.  They should connect to the city, can be clusters with identity, but also need to provide continuity within the city and further encourage walking and psychologically reducing walking distance.

The main issue to be address in these types of development if they are to be targeting low to moderate income families is to have better management of the policies so the intended target market stays in the units and it is not used as a tool to profit for anyone, especially the wealthy.  Singapore HDB has very strict guidelines and are properly enforces and abuse is severely punished. 

This type of development is also suitable for the open market in strategic locations within the city center walking distance to Busway stations and offices.  The question is what would the pricing difference be without the government participation and will it be equally attractive.  I understand present resale value is at least double of original sale price if no major improvements. 

In any case let’s hope this experiment will evolve into some form of housing that can provide suitable and affordable accommodations for the masses just as Singapore and Hong Kong has been able to provide.   And as in both places the quality should improve and evolve over time.

Jiwa Studio
Singapore, January 2012
http://jiwastudioweb.blogspot.com/