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57 Promenade vs Thamrin Residences: how the two Thamrin apartments compare

What do 57 Promenade and Thamrin Residences actually have in common?

The obvious answer is location. Both are on or adjacent to Jl. M.H. Thamrin, Jakarta's signature boulevard. Both are within walking distance of Grand Indonesia, Plaza Indonesia, and the Dukuh Atas / Bundaran HI MRT stations. Both sit in the same postal district — Tanah Abang, Jakarta Pusat. If your primary criterion is "I want to live on Thamrin," both deliver.

They also share the same basic lifestyle proposition: walkable access to malls, restaurants, transit, and the CBD. You can live without a car from either address. You are in the centre of Jakarta's commercial and cultural life. The Thamrin corridor is the corridor, and both addresses are on it.

Beyond location, the similarities thin out. These are fundamentally different products, built in different eras, by different developers, for different market segments. Understanding the differences is where the useful comparison begins.

How do the buildings themselves differ?

Age and generation. This is the single biggest difference, and it shapes everything else. Thamrin Residences was completed around 2012 — it is roughly 14 years old. 57 Promenade is under construction now. That 14-year gap means different building codes, different engineering standards, different materials, and different design thinking.

Concretely, what does a 14-year age gap mean in a Jakarta high-rise?

• Building envelope. 57 Promenade uses a double-glass curtain wall system designed for sound insulation and thermal performance. Older buildings typically use single-glass aluminium window systems that let in more heat and more noise from Thamrin's traffic.
• Ceiling heights. 57 Promenade's ceilings are 2.9–3.2 m. Older Jakarta apartments typically have 2.7–2.8 m ceilings. The difference is felt — a 3.0 m ceiling makes a room feel measurably more spacious than a 2.7 m one.
• MEP systems. Mechanical, electrical, and plumbing systems in a new-build are current-generation: more efficient air conditioning, modern fire suppression, fibre-optic internet infrastructure. A 14-year-old building's systems are functional but ageing, and some may be due for major overhauls.
• Lift systems. New developments tend to have more lifts per resident and faster lift speeds. In a daily-use sense, this is one of the most noticeable quality-of-life differences between an older and a newer building.

Developer. 57 Promenade is developed by Intiland (listed on the IDX as DILD), one of Indonesia's established property developers with a track record spanning several decades. Thamrin Residences was developed by Lippo Group, another major Indonesian conglomerate. Both are credible developers. The difference here is not about trust — it is about design philosophy and target market positioning, which we will get to below.

Scale. 57 Promenade has 496 units across two towers (Sky57 at 50 floors, City57 at 24 floors) on a 3.2-hectare superblock site. Thamrin Residences is a larger complex with significantly more units. A lower unit count generally means a quieter lobby, shorter lift queues, and a more exclusive feel — but also a higher per-unit share of maintenance costs.

What about the unit specifications?

This is where the generational difference becomes tangible. Here is what 57 Promenade's units include as standard:

• Marble flooring in living areas
• Parquet flooring in bedrooms
• TOTO bathroom fittings
• Baldwin door hardware
• Franke kitchen sinks and fixtures
• Double-glass curtain wall system
• Ceiling heights of 2.9–3.2 m

These are developer-installed finishes — you get them with the unit. In an older building, the standard finishes are typically simpler, and many owners will have renovated to different standards over the years. This is not inherently bad — a well-renovated unit in an older building can be beautifully finished — but it means that the condition of any given unit depends on what its owner has done, rather than on a consistent developer standard.

57 Promenade's unit sizes range from approximately 55 m² (City57 1-bedroom) to 365 m² (penthouse). The larger units — the 3-bedrooms at roughly 183 m² and the penthouses — are significantly larger than what most older Thamrin apartments offer. If you need space, the newer development has more of it.

What about location within Thamrin — does the 800 metres matter?

It matters less than you might think for daily life, but it matters for specific things.

57 Promenade sits on Jl. Teluk Betung I, which runs east from Thamrin, closer to the BNI City / Dukuh Atas transit hub. Thamrin Residences sits further north, closer to Bundaran HI and the Monas area. The practical difference:

• Transit. 57 Promenade is closer to BNI City station (400 m) and Dukuh Atas MRT (540 m). Thamrin Residences is closer to Bundaran HI MRT. Both have good transit access; the specific station that is most convenient differs.
• Malls. 57 Promenade is marginally closer to Grand Indonesia (410 m) and Plaza Indonesia (640 m). The difference is a few minutes' walk — not decisive.
• Office commute. If you work in SCBD (Sudirman Central Business District), 57 Promenade is slightly closer. If you work near Monas or north Jakarta, Thamrin Residences is slightly closer. In both cases, the MRT equalises the commute time.

For most practical purposes, both addresses are "on Thamrin" and share the same neighbourhood amenities. The 800 metres between them is a 10-minute walk or a 3-minute Grab ride. It is not a meaningful lifestyle difference.

Which is better for investment?

This is the question everyone asks, and the honest answer is that it depends on your investment thesis.

The case for a new-build (57 Promenade): You are buying at developer price before the building is completed. Historically, well-located Jakarta apartments appreciate between handover and the first few years of occupancy as the building establishes itself. You get new systems with long remaining lifespans — no major MEP overhauls for 15–20 years. The finishes are contemporary and will age better in the rental market. The 59th-floor infinity pool and sky bridge are headline amenities that attract premium tenants.

The case for an established building (Thamrin Residences): You can see exactly what you are buying — no renders, no promises, just the real building. You can inspect the actual unit, meet the building management, talk to existing residents, and assess the maintenance quality firsthand. The secondary market may offer value if a motivated seller prices below replacement cost. And for rental investors, the building already has an established tenant community and a known rental yield.

The risk with new-builds: Construction delays, handover condition disputes, and the uncertainty of buying from a floor plan and a scale model. You are trusting the developer to deliver what they promised, on time and to spec. Intiland has a track record, but no development is risk-free.

The risk with older buildings: Ageing infrastructure. A 14-year-old building is approaching the age where major systems (lifts, chillers, waterproofing, façade sealing) may need significant investment. If the building's sinking fund is well-managed, these costs are covered. If not, residents face special levies. This is something you can investigate before buying — ask to see the building's financial statements and maintenance records.

Which building suits which buyer?

Here is our honest assessment of who each building serves best:

57 Promenade is better for you if:

• You want brand-new finishes and systems with no renovation required
• You value higher ceilings (2.9–3.2 m) and a modern curtain wall
• You want larger unit options (3-bedroom at 183 m², penthouse at 365 m²)
• You are comfortable buying off-plan from a reputable developer
• You want the Rent-to-Own payment flexibility
• You are buying for long-term hold (5+ years) and want a newer asset

Thamrin Residences is better for you if:

• You want to move in immediately — no waiting for construction
• You want to inspect the actual unit before buying
• You prefer an established building with a known community and management track record
• You are looking for a smaller unit at a potentially lower entry point on the secondary market
• You value the certainty of a functioning building over the promise of a new one

Can you rent in one while waiting for the other?

Yes, and this is a strategy some buyers use. If you have purchased a unit in 57 Promenade but handover is still months or years away, renting in a nearby building — whether Thamrin Residences or another Thamrin address — lets you live in the area now, learn the neighbourhood, and move into your new unit when it is ready. It also lets you evaluate whether Thamrin is genuinely the right area for you before committing to a permanent address.

Our honest take

These are not competing products in the way that two new-build apartments from different developers are competing products. They are different generations of the same idea — luxury living on Thamrin — and the choice between them is primarily a choice about what matters more to you: the certainty and convenience of an established building, or the contemporary specifications and long-term asset quality of a new-build.

If you are choosing between them, visit both. Walk from one to the other — it takes 10 minutes. Stand in the lobby of Thamrin Residences and get a feel for the community and the building condition. Then visit 57 Promenade's marketing gallery and see the scale model, the material samples, and the floor plans. The comparison will be clearer in person than on any webpage.

And if you want an independent perspective before or after those visits, our team can walk you through both options in detail — including current availability, pricing context, and the practical trade-offs that brochures leave out.

Last updated: 2026-10-24 · By UTTA · PT Berjaya Global Makmur

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