SP
Review advised

Executive Decision Brief

Site Readiness:68%

Menteng Heritage Quarter

Jl. Teuku Umar No. 42-46, Menteng, Central Jakarta

AREA16,849.8 m²
FRONTAGE110 m
DEPTH153.18 m

Sources: area Confirmed information; frontage Provided by user; depth Calculated from study inputs. Rectangular planning representation only; not surveyed cadastral geometry.

Options A, B & C

Option B selected

Height 32 m · FAR 3.20x · KDB 55% · KDH 20% · KDH not demonstrated

Option A4 Fl · 15.2m · 24,000 m² achieved / 24,000 m² target · FAR 1.42xNo existing asset recordedWithin supplied study envelope · Statutory status not yet confirmed
Option B8 Fl · 30m · 40,400 m² achieved / 40,400 m² target · FAR 2.40xNo existing asset recordedWithin supplied study envelope · Statutory status not yet confirmed
Option C12 Fl · 43.2m · 50,400 m² achieved / 50,400 m² target · FAR 2.99xNo existing asset recordedHeight Overrun: +11.2m (>32m cap)
Decision statement: Option B is the current information-supported working option; this remains conditional and is not a guarantee of feasibility.
Asking Price Adjustment Required (Rp 34B Variance): Acquisition basis is 8.1% higher per square meter than initially presented. True total at advertised unit rate should be Rp 416B.

Last updated 8/18/2026, 8:00:00 AM · Study version 0

Recommended Due Diligence Strategy

Pre-Offer Investigation: Verify boundary coordinates via cadastral boundary survey and confirm Teuku Umar road widening setbacks before issuing formal offer based on certified 16,850 m² area (Rp 416B basis).

Strategic Opportunities
3 Items
OPPORTUNITYItem 01

Prime 1.68 ha rectangular parcel in prestigious Menteng submarket with high prestige value.

OPPORTUNITYItem 02

Confirmed Subzone R.9 allows up to 8 floors and 3.20 FAR for mixed-use residential (Source: RDTR Table 4.1, Verified Fact).

OPPORTUNITYItem 03

Scenario B provides the highest information-supported working yield among the current options (40,400 m² GFA, 2.40 FAR); statutory status still requires verification.

Material Risks & Uncertainties
2 Issues
CRITICALLEGAL TITLE

Asking Price Adjustment Required (Rp 34B Variance)

Broker advertised Rp 450B on 18,200 m² (Rp 24.7M/m²), but true cadastral area is 16,850 m² (Rp 26.7M/m²).

IMPORTANTACCESS TRAFFIC

Secondary Access & Fire Egress Clearance (6.5m Corridor)

Existing northern access is 6.5m wide with high peak-hour volume.

Prioritized Investigation Queue
3 Action Items
Verify Physical Boundary Markers via Cadastral SurveyCRITICAL

Confirm no encroachments along southern perimeter wall before contract signing. Source: SHGB Certificate #1842.

BPN Cadastral SurveyorStatus: IN_PROGRESS
Confirm Municipal Setback Alignments on Teuku Umar FrontageIMPORTANT

Confirm whether upcoming road widening requires an extra 2m front setback. Source: RDTR Subzone R.9 excerpt.

Planning ConsultantStatus: PENDING
Engage Traffic Consultant for 6.5m Access & Egress StudyIMPORTANT

Assess whether 6.5m northern corridor satisfies municipal fire egress for Scenario B (40,400 m² GFA). Source: Site Photo #4.

Traffic Engineering SpecialistStatus: PENDING
Within supplied study envelope · Statutory status not yet confirmed
Scenario B: Mid-Rise Mixed-Use (Preferred)Study version 0 · Provisional study · Context not yet confirmed · Within supplied study envelope · Statutory status not yet confirmed
N AXIS
20 m study roadFront 10 m · sides 5/5 m · rear 6 m · Context not yet verified
Ready · 0.5m snap
Select a mass to edit exact geometry
50 m

Development Scenarios

Scenario B: Mid-Rise Mixed-Use (Preferred)

[BASE CONCEPT]

8-storey residential study atop a 2-storey boutique retail and dining podium. Within supplied study envelope; statutory status not yet confirmed.

Base Concept: 8 Storeys (40,400 m² GFA)Active Baseline
Scenario Parameters (Scenario B)
Independent
Tower storeys6 Fl · 21.0 m

Editable study range: 1–12 Fl · supplied planning limit: 6 Fl

Podium storeys2 Fl · 9.0 m

Editable study range: 1–14 Fl · supplied planning limit: 7 Fl

Front setback10 m
0 m · frontage line147 m · parcel-derived range
Side setback5 m each side
0 mDefault for new opportunities: 4 m55 m
Rear setback6 m
0 mParcel-derived range
Buildable: 13,718 m² Fully Contained

Development Figures

Total GFA40,400 m²
FAR / KLB Ratio2.40xConfirmed cap: 3.20x
Site Coverage (KDB)34.4%Confirmed limit: 55%
Unbuilt Site Area11,049.8 m²(65.6% unbuilt)
Planning & Investment Intelligence
AI assessment · model shown only after accepted outputOn request
Massing Blocks (Zero Overlap)
Retail & Wellness Podium
2 Fl · 11,600 m²
West Residential Wing
6 Fl · 14,400 m²
East Residential Wing
6 Fl · 14,400 m²