home | just arrived

where to live | types of housing | briefing your agent | important reminders

Housing

Finding a place to live may not be an easy task and you may look at up to 50 houses before settling on the one you think best suits your family’s needs. Usually, the landlord expects payment of the entire rent in advance whether you are signing a contract for one, two or three years. This means that all repairs and requests must be made at the time of negotiating the contract otherwise you will lose this negotiating power once the landlord has received the rental payment in full.

There are several relocation companies in Jakarta that can help you navigate this process successfully. A few of the better known companies are:

Crown Relocations - Generous Sponsor of Family Guide to Jakarta
Taman Tekno Block D/20, BSD (Bumi Serpong Damai), Tangerang , 15314
Tel: 021 7588 2338
Fax: 021 7588 2339
Email: jakarta@crownrelo.com

PT. Santa Fe Indonusa
Building #208, Cilandak Commercial Estate, JI. Raya Cilandak KKO, Jakarta 12560
Phone: 021 789 2033
Fax: 021 789 2034
E-mail: sales@santaferelo.co.id

Colliers International
Residential - Tenant/Investor Representation Services
World Trade Centre, 14th Floor, Jl Jenderal Sudirman Kav.29-31, Jakarta 12920
Tel: 021 521 1400
Fax: 021 520 6222
Email: expat.indonesia@colliers.co.id
www.colliers.co.id/expatservices

Allied Pickfords
Jl.TB Simatupang Kavling 89, Tanjung Barat, Jakarta 12530
Tel: 021 7807 851
Fax: 021 7824 4205

EMC Housing (Esti McMillian)
www.emc.web.id

PT Alvi Bima Putra
Sophie Boyer speaks French, English and Indonesian fluently and is experienced with expatriate's requirements. She also helps with furnishing your home.
Hp: 0816 483 7731
Email: sophieindo56@yahoo.fr

Independent agents are also listed in the American Women‘s Association (AWA) Shoppers' Guide.

Where to live...

Where you live will affect how much time you spend in the car, although traffic is a problem for everyone and is difficult to avoid.

What is the estimated commute time to the office or school? It may make more sense to live closer to the office than the school.

Closer to office:
Children can take the bus to school.
The school may offer an after school activities bus.
Children often travel at low traffic hours.
A business day is longer than a school day; to increase family time commute time should be shortened.

Closer to school:
If you have children that are very active on campus.
Schools provide valuable green space as well as access to facilities such as a library (though your child must be a student at the school to use the facilities which are only open during school hours).

Where you live will also determine how much freedom your children have outside the home.
Cars do not stop for pedestrians in Jakarta, so in some neighbourhoods it is not safe to let your child roam free outside your gate.

By traveling around the different areas of Jakarta with your agent you will soon learn which areas of the city appeal to you more;

Kemang
This area has an eclectic mix of housing but has very few apartment complexes. Some of the properties have big gardens which is a real treat in this city. Kemang has a great range of restaurants and bars which many expats enjoy visiting. Supermarkets, pharmacies, independent dress shops, coffee shops, and a large organic food shop is also located here. Kemang unfortunately can be adversely affected by traffic as many of the roads are narrow.

There is an area in Kemang called the 'Dalams' which relates to numerous streets all with the name Jalan Kemang Dalam followed by a number e.g. Jalan Kemang Dalam 5. This is one of very few areas in Jakarta where you can walk out of your house onto quiet streets, children can ride bikes (supervision required), you can walk your dog, take your baby for a walk in the buggy/stroller. There is also a great playground< located in the Dalams area. If your children are still at playground age (also has a full size tennis court) and it is possible for your spouse to commute from the Kemang area, then the Dalams are definitely worth a look. Some of the houses are old fashioned. Just drive around without your agent and have a look inside any that are advertising 'for rent'. Most houses will have a security person living there so you can often ask to have a look without booking an appointment. If you see a place you like contact your agent and ask them to investigate further for you.

Pondok Indah
This area is dominated by grandiose houses (if you always wanted the chance to live in a palace this could be the place for you!) often with very little garden. It is well located for both JIS Cilandak campus and BIS (via toll road) schools, Pondok Indah Mall, Carrefour, Ranch Market supermarket.

Kebayoran Baru
A more expensive area, good access to the city centre and shopping malls, wide roads, houses often have small gardens. It is close to JIS Pattimura campus.

Menteng
Wide, tree lined streets, small gardens, some colonial style houses, close to embassies and city. It can be a longer commute to international schools.

Kuningan
Apartments are more common in this area and it is popular with expatriates, roads are generally wide and in good repair, easy access to embassies and city centre, longer commute to schools.

Types of housing

Bungalows are common here and of course take out the worry of stairs for babies and toddlers.

Two storey houses are available as well.

Housing complexes/compounds are also common and many expatriates choose this type of housing for security reasons and provision of facilities, it also means your children have more chance of being able to ride their bikes or play right outside their own house with other children from the complex.

Apartment complexes vary in size and amount of facilities provided.

The pros and cons of.....

The stand-alone house
Pros;
- you don't have to share your space with anyone
- you can determine how much green space you have and how to use it
- houses are generally more spacious that those in compounds
Cons;
- you will have to organise all of your children's play dates
- you will need to hire more staff e.g. security
- you are at the mercy of your landlord who may or may not respond to your maintenance requests particularly when it comes to renegotiating your contract
- you can sometimes feel a bit cut off from the outside world (may be a good thing sometimes) as most houses are surrounded by 10 ft walls

Compound living
Pros;
- your children will have more space to roam as they choose and possibly enough space to ride a bike
- play dates happen of their own accord particularly if you are relaxed enough to let children wonder from house to house
- security staff are organised for you
- maintenance likely to be easier to organise particularly if all the houses in the compound are owned by one person
- possibility of playground equipment, communal pool, fitness facilities
Cons;
- houses generally smaller and not as modern
- you can not choose your neighbours and they will be living in close proximity to you, although gardens are generally surrounded by 10ft walls so privacy is still possible
- gossip among staff is rampant

Apartment living
Pros;
- less mosquitoes particularly if you are high up
- on site/on call maintenance
- less domestic staff needed to help you
- good provision of facilities
- lots of other children to play with
Cons;
- you may only be able to use the services provided by the complex e.g. swim instructor, personal trainer
- if an apartment near to you is having maintenance done the sound can travel

Briefing your agent

Where is your spouse's office and where is your child at school - is it important to be closer to school or to your/your spouse's office, or perhaps in between the two would be ideal?

Would you prefer a house or an apartment?

If choosing a house do you want it to be one or two storey and stand alone or part of a compound?

How many bedrooms do you need?

Do you need a separate office/study?

Do you need a separate playroom?

Swimming pool or not?

How many rooms do you need for staff?

If choosing a house be aware that some low lying areas of the city are prone to flooding, use your common sense, if you have driven down a steep hill to get to a house it is probably best avoided.

By giving your agent specific parameters you should cut down the amount of time wasted seeing properties that do not suit your needs.

Some house owners will be willing to make modifications if it will make the difference between you renting the house or not so don't be afraid to ask. You may see a house mid way through renovation but don't be put off as this could be your chance to have some input into how they complete the work and have a house that really works for you.

Important reminders

Hold back 10% of your full payment for one month. If you have over looked any problems you can have them dealt with, remember that MONEY TALKS!

One year contracts are hard to negotiate.

DO NOT reveal your full budget to your agent. Agents may charge you your full budget on a house that is worth much less.

back to top