In order to support the government's program on the provision of affordable housing, the Jakarta Property Institute (JPI) initiated a research study "Potential for Meeting Demand for Middle Class Houses with Co-residence Type." To provide alternative solutions for housing provision in Jakarta. This study was prepared by the Head of the Housing and Urban Settlement Science Group & Adjunct Researcher at the Demography Institute, Faculty of Economics and Business, University of Indonesia, Ar. Joko Adianto, ST., M.Ars., Ph.D, IAI.
The executive summary of the study follows:
In Jakarta, the difficulty of occupying livable housing at affordable prices is not only experienced by the Low-Income Community (MBR), but also the middle class. Limited housing land and uncontrollably rising land prices are the main factors. Even so, the current housing policy is only aimed at MBR.
The increasing number of generation Y and Z in this era of economic uncertainty has made them a noteworthy target group for meeting their housing needs in the capital city. Without government policy intervention from the government, more and more people are unable to afford housing in the city. The price index of small houses from 2012-2021 was recorded to be higher than medium and large houses. If the data is projected to 2045, the small house price index will increase up to 3.5 times compared to the index in 2012.
The increasing price of housing that is not balanced with the increase in household income and the increasing dependency ratio of the elderly to the productive age group, has given rise to a new type of housing, namely co-residence. Co-residence has emerged in several cities as an alternative housing solution and is understood as a way of living in a house across generations to provide social and financial support to each other. This is because housing insufficiency is not just about less supply than demand, but a mismatch between the types of housing offered and what people need. (Gurran & Phibbs, 2015; Jacobs, 2015).
Simulation of the potential availability of the number of dwelling units with the application of co-residence for non-MBR groups in regular housing and located on 10,000 hectares of land shows that 1,886,000 dwelling units can be built. The simulation is calculated if the dwellings are built vertically as high as 4 (four) floors.
The reorganization of the zoning ordinance is significant in order to adapt the co-residence type of housing. Up to now, zoning for housing has only been reserved for single-family. Meanwhile, the concept of co-residence requires the establishment of regulations for multi-family housing into a type of residence that will be translated into the zoning regulations of the DKI Jakarta Provincial Government.
In addition, co-residence development requires adjustments to spatial aspects, as well as social aspects, financing, ownership systems including long-term leases, and licensing.
Full report of research results: Book Potential to Fulfill Demand for Middle Class Co-residence Homes
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Blog: Certificate of Functioning: For Whom?
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The Jakarta Property Institute and the Bandung Institute of Technology have collaborated to conduct research on "Conversion of office buildings to residential: a comparison of mechanisms in several countries." The results of this research were presented through a webinar on Thursday, March 10, 2022. Wiwik Dwi Pratiwi (lead researcher from ITB) as the speaker presented the results of the research and was responded to by Afan Adriansyah Idris (Assistant for Development & Environment of the DKI Jakarta Provincial Secretariat) and Candra Giri Artanto (Director of Development and Utilization of the State Asset Management Agency).
The results of this research found three recommendations for converting office buildings into residential buildings for planning in Jakarta and even Indonesia. The three recommendations are:
1. Policy recommendations
Successful office-to-residential conversions are supported by written regulations from the central (national) government which are then translated into technical requirements at the regional (city) scale. Although Indonesia has converted offices into residences. However, in the regulations, changes in building functions are allowed as long as they follow the applicable regulations. In Government Regulation No. 16 of 2021 concerning the Implementation of Law No. 28 of 2002 concerning building buildings, it is stated that in the event of a change in the function/classification of a building, the owner is required to apply for a PBG change (previously IMB).
2. Location recommendations
The location is divided into two, namely in a strategic location (city center) and in a non-strategic location. In strategic locations, the potential for building conversion is quite high, because generally in these locations there are already available facilities and access needed by residents. However, comfort related to noise limits needs to be considered, given that locations close to highways tend to have noise levels that are less suitable for residential functions. For the conversion of buildings in non-strategic locations, generally the selling value is lower so usually the building owner will continue to strive to increase the value of the property, one of which is by converting the building. However, converting buildings in these locations requires the addition of public facilities needed by residents, such as convenience stores, clinics, and transportation facilities. Aside from the above provisions, other things that need to be considered are related to natural ventilation and lighting, as well as access to the view outside the office building to be converted.
3. Financial recommendations
Taxes and incentives for building conversion depend largely on the stakeholders involved in issuing policies related to building conversion. Then, at the planning stage, the government can provide support in terms of reducing planning fees or facilitating permits for building conversion. Then, at the conversion process stage, there should be technical assistance in the form of technical consultations so as to save the cost of consultant services. As for the post-conversion stage, the government can release data on converted buildings in the context of promoting these buildings, so as to save on promotion and marketing costs. Then, there should be a financing scheme from pre-conversion to post-conversion in collaboration with banks or other investors.
Full report of research results: a comparative book on the conversion of office buildings into residential buildings
Jakarta Property Institute (JPI) published a compendium of building regulations in Jakarta. This book is the second in our series of books. We hope this book can be a source of inspiration for planners and urban enthusiasts who are interested in high-rise building planning, especially in terms of planning and construction of Basemen & Parking. This pocket book on Basemen is a form of our active participation to socialize the best practices of Basemen & Parking planning and implementation.
This book contains definitions, requirements and criteria for the planning and construction of basements and parking lots based on applicable national, regional and governor regulations as well as rules from other manuals. In addition, there are also expert assessment points on basement & parking lots.
Basement is a room in a building that is horizontally located below the ground level around the scope of the building.
Parking is the state of a vehicle stopped or stationary for a period of time and abandoned by the driver.
For more details, please download the e-book: Book 2 - Basement & Parking
Jakarta Property Institute (JPI) published a compendium of building regulations in Jakarta. This book is the third in our series. We hope this book can be a source of inspiration for planners and urban enthusiasts who are interested in high-rise building planning, especially in terms of planning and provision of Public Facilities (House of Worship/Mushola, Lactation Room and Toilet). This pocket book is a form of our active participation to socialize the best practices of planning and implementing Public Facilities (House of Worship/Mushola, Lactation Room and Toilet).
This book contains definitions, requirements and criteria for the planning and provision of Public Facilities (House of Worship/Mushola, Lactation Room and Toilet) based on regulations from the national level, regional level and applicable governor regulations as well as rules from other guidebooks.
For more details, please download the e-book: Book 3 - Public Facilities (House of Worship/Mushola, Lactation Room and Toilet)
The Jakarta Property Institute (JPI) published a compendium of building regulations in Jakarta. The first book published is entitled "Fire Safety and Fire Control Center". This book is the beginning of a series of books that JPI has carefully compiled so that it can be a guide for planners to plan fire safety in tall buildings, especially in DKI Jakarta. This book is a form of active participation to socialize the best practice of fire safety planning and implementation.
This book contains definitions, requirements and criteria for fire safes and fire control centers based on applicable national, regional and governor regulations. In addition, there are opinion points from experts and related agencies summarized from direct interviews.
A fire safe is a fire-protected safe that serves as the center of activity in fire-fighting operations. In a fire safe there are lobbies, stairs, along with special lifts used by firefighters to extinguish fires when there is a fire in a building. Each building is required to have fire safes with different criteria and numbers according to predetermined criteria.
A fire control center is a special room devoted to control and direction during fire suppression operations or other emergency situations. This room is not used for other purposes related to safety or security elements for building occupants.
For more details, please download the e-book: Book 1 - Fire Safety and Fire Control Centers