05 April 2021
Anonymous Writer
The redevelopment project of the Perumnas Sentraland apartment complex can bring added value to the city of Medan
Alexander Napitupulu, S.Tr., Dr.Ir. Matius Jusuf, M.M., MBA, and Dr. Elisabet Siahaan, S.E., M.Ec
Students and Lecturers of the Master of Property Management and Assessment, Postgraduate School of USU
Housing is one of the basic needs of humans after clothing and food. The need for housing will increase with the growing population. However, with limited land availability, apartments are one of the alternative solutions to this issue in urban areas. Apart from ensuring the provision of decent and affordable housing, the purpose of developing these apartments is also to reduce and prevent the emergence of slums in the city of Medan.
According to the Minister of Public Works and Public Housing Regulation No. 23/PRT/M/2018 regarding the Association of Owners and Occupants of Apartment Units (P3SRS), an apartment is a multi-story building constructed in a structured environment, divided into functional parts both horizontally and vertically, and consists of units that can be owned and used separately, especially for residential purposes equipped with common areas, shared property, and communal land.
Medan is included in the list of metropolitan cities in Indonesia. Based on the population data of the Medan City Government in mid-2020, the population of Medan reached 2.3 million people. With such a high population, apartments are becoming a choice for property developers, both private and governmental. There are various types of apartments, including commercial and simple rental apartments in Medan. One that attracts attention is the Grand Sentraland Medan owned by Perum Perumnas. The Grand Sentraland Medan Apartment is located at Jln. Nikel, Sukaramai II, Medan Area District, Medan City, North Sumatra. This building, situated on 1.77 hectares of land owned by the government, consists of 4 towers of 20 floors with a total of 2500 apartment units and retail areas. Unlike most apartments built on leased land or through Build Operate Transfer (BOT), the land status of the Sentraland Apartment, owned by the government, will not cause problems in the future.
According to the Apartment Law, apartments can only be built on land with ownership rights, building rights, land use rights under the State, or management rights according to applicable regulations. For apartments built on land under management rights, the building rights status must be resolved before selling the respective apartment units.
This project is carried out by Perum Perumnas in collaboration with the Ministry of Public Works and Public Housing and the Ministry of State-Owned Enterprises and is a revitalization or redevelopment of the former Sukaramai apartment building in the Asia Mega Mas Medan area. This property is classified as commercial apartments with ownership rights (Anami).
Types of commercial units at Perumnas Sentraland Medan:
1. Studio Type: The simplest type consisting of a sleeping area, bathroom, small kitchen, living area, and dining area.
2. Two-Bedroom Type: Consisting of two bedrooms, a bathroom, small kitchen, living area, and dining area.
3. Three-Bedroom Type: Similar to a simple house, with three bedrooms, a bathroom, kitchen, living area, and dining area.
4. Retail/Commercial Type: Specifically designed for commercial activities. Currently available in Towers Barcelona and Santorini.
Sizes and prices of the units provided as follows.
For retail units within the apartment, the following applies.
The facilities provided in these apartments include:
- 24-hour security
- Jogging track
- Clean water supply
- Electricity supply
- Triple Play Telkom services
- CCTV surveillance
- Swimming pool
- Parking area
- Children's play area
- Firefighting equipment
- Access cards
- Parking facilities for residents and guests
Initially, this apartment building was affordable housing for the lower-middle-class population. However, the developer, Perum Perumnas, revitalized the existing units into commercial apartments because the old apartments were no longer habitable. This redevelopment is expected to add value to the city of Medan.
Commercial apartments are typically built for sale to upper-middle-class consumers. The selling price per unit of the Sentraland Apartment is around Rp 13 million per square meter, considered a non-subsidized commercial price. Government support for low-income housing is allocated to existing residents before the rehabilitation takes place, primarily for 21 square meter units. Despite the relatively high prices, the units in Towers Barcelona and Santorini were quickly taken up by the public, with only a few units left unsold, both for residential and investment purposes. Matius Jusuf, in his book "Sunset & Sunrise Property," mentioned, "The investment climate in Indonesia is rapidly growing and tends to be stable. Real estate has shown its ability to retain value even in the worst economic conditions!" This should provide some confidence for people considering investing in this property.
One of the sales techniques offered by the apartment management this year is a partnership with a third-party property, in this case, OYO. The partnership involves OYO paying monthly rent to the unit owners for two years. After the two-year lease period, the ownership status of the apartment will revert back, with all furniture and fixtures from OYO becoming the property of the unit owner. This arrangement provides a favorable investment opportunity. Additionally, the location of Grand Sentraland Apartment near the market and bordering the Asia Mega Mas business complex adds to its attractiveness. As mentioned by Matius Jusuf in his book Sunset & Sunrise Property, "If your property is located in a business area, you are holding a treasure because the property value is guaranteed to be high now and will continue to increase in the future!"
The Grand Sentraland Apartment building follows a green building concept. The design includes multiple towers spaced apart to optimize natural lighting during the day and ensure good air circulation within the apartments. Green building promotes healthy and comfortable living and working environments while being energy-efficient in design, construction, and usage with minimal environmental impact.
The landscaping, including green open spaces, meets standards. In the Medan City Regulation No.13 of 2011 on the Regional Spatial Plan of Medan City 2011-2031, the utilization of green private open spaces is regulated. Out of the total land area of 1.77 hectares, around 10% is allocated for green open spaces. Tree planting and green vegetation can be found around the site.
Based on the description of the Grand Sentraland Apartment, this property provides beneficial value to the city of Medan, including:
- Reduced slum levels due to the construction of an integrated area accessible to the lower-middle class in Medan.
- Improved organization of the Medan Area region and the availability of business spaces directly linked to the market in the Asia Mega Mas complex (around the Grand Sentraland Apartment location).
- Stimulated local economy through development, particularly with this property.
- A focus of the Indonesian government on large-scale development in Medan, especially for integrated middle-to-lower-class residential housing managed directly by the central government.
- Collaboration with third parties, such as OYO, enhancing opportunities for people to start learning about business and have decent housing. The partnership with OYO is not limited to a single floor but spread across multiple floors, with easy access to each unit.
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