Kost-kostan Eksklusif 20 Kamar Di Jakarta Selatan
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Property Details
Property Snapshot
20 beds 20 baths (integrated) 5 toilet 400 m2 1800 m2 23 total rooms 30 Basement Lot
Type: Purpose-built kost (boarding house)
Layout: 5 floors + 2 basement, 1 kitchen per floor
Positioning: Lifestyle + income-generating asset
Investment Summary
A stabilized income-producing asset located in a high-demand residential corridor of Jakarta Selatan, offering consistent rental demand and operational continuity.
👉 Core thesis:
Acquire a performing rental asset → optimize occupancy and pricing → generate stable recurring income with long-term value retention
Location Intelligence
- Strong demand from:
- professionals working in nearby business districts
- students and early-career tenants
- Demand drivers:
- proximity to offices, campuses, and transport access
- Market characteristics:
- high rental absorption
relatively stable occupancy levels
- high rental absorption
Property Details
- Ensuite bathrooms in every room support premium tenant positioning
- Multi-floor layout with distributed kitchens enhances livability
- Large parking capacity provides a competitive advantage in dense urban areas
Current Performance
- Occupied Rooms: 17
- Average Rent: Rp 4,000,000 / month
Monthly Revenue
= Rp 68,000,000
Annual Revenue
= Rp 816,000,000
Stabilized Scenario (Full Occupancy)
- Monthly Revenue: Rp 80,000,000
- Annual Revenue: Rp 960,000,000
Entry Metrics
- Price: Rp 7,200,000,000
Gross Yield
- Current: ~11.3%
- Stabilized: ~13.3%
Operating Costs (Estimated)
- Utilities (water, shared areas): Rp 5–8M/month
- Staffing / management: Rp 8–12M/month
- Maintenance: Rp 5–10M/month
Total Estimated OPEX:
≈ Rp 18–30M/month
Net Income
Monthly Net Income
- ≈ Rp 38–50M
Annual Net Income
- ≈ Rp 456–600M
Net Yield (Optimized)
Estimated: 6.3% – 8.3% net yield
Occupancy Optimization
- Fill remaining 3 vacant units
→ Additional Rp 12M/month
Rental Optimization
- Incremental rent adjustment to Rp 4.5–5M/month
- Positioning upgrade to “exclusive kost” segment
Operational Enhancements
- Introduce bundled services:
- housekeeping add-ons
- Laundry add-ons
- Improve tenant retention through service quality
Strategic Positioning
- Rebrand into co-living concept
- Target higher-income tenant segment
Occupancy Variability
- Revenue sensitive to vacancy levels
- Requires consistent tenant acquisition
Competitive Supply
- Growing number of modern kost and co-living spaces
- Pricing pressure in saturated pockets
Operational Complexity
- Multi-floor asset requires ongoing management
- Maintenance and tenant turnover must be actively handled
Legal & Compliance
- Zoning suitability for rental operations
- Building permits for multi-floor structure
- Safety and compliance standards
Long-Term Hold
- Maintain as income-generating asset
- Stable recurring cashflow
Income-Based Sale
- Exit based on proven NOI performance
- Appeal to yield-focused investors
Repositioned Exit
- Upgrade positioning and rental rates
- Sell as premium co-living asset
Ideal Buyer Profile
- Yield-focused investor
- Operator or investor with management support
- Portfolio builder seeking recurring income
Deal Meta
- Category: Cashflow Machine
- Secondary Tag: Yield + Growth
- Risk Level: Medium
- Execution Intensity: Moderate
