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Raffles Residences Jakarta price: what IDR 30 billion buys, per square metre and per floor

The short answer, and the sum behind it

Every one of the 88 residences is a four-bedroom home with a maid’s room, and prices start at IDR 30 billion. That number means little until you divide it by the space. The four layouts are close in size, so the starting price turns into a narrow band per square metre.

Arithmetic on the published starting price, not a price list: it shows what the cheapest home would cost per m². Individual homes are priced by their owners.

How Indonesian apartments are measured matters here. Semi-gross includes your share of walls and structure; net is the area you can actually use. Compare projects on the same basis, otherwise a “cheaper” home may simply be measured more generously.

How that compares with the wider market

Colliers put the average South Jakarta apartment price at about IDR 40.7 million per m² in Q3 2025 and described pricing as broadly flat into early 2026. Against that average, the Raffles starting point is roughly one and a half times higher. The comparison is unfair in one direction, because the average includes every grade of apartment, and informative in another: you are not paying a mid-market price for a mid-market product.

A closer comparison is another ultra-luxury address. Two Sudirman, which we also advise on, publishes launch pricing from IDR 71 million per m² for its Low Zone. Raffles starts lower per m², is a finished and operating building rather than an off-plan one, and every home is 470 m² or more.

What the Raffles name adds to the price

Branded residences usually sell at a premium. Savills’s latest branded-residences study puts the global average at about 33%, and Knight Frank’s research at around 30%, over comparable unbranded homes, with very wide variation from city to city. Jakarta is a young market for the format, so read those as direction, not as a Jakarta number.

What the premium pays for here is concrete: a hotel service layer from The Raffles Jakarta (a personal butler, a 24-hour concierge, housekeeping and catering on request), access to the hotel’s spa, pool, tennis court and Long Bar, the Raffles Ambassadors membership, and a private lift with card access reserved for the owner. The hotel opened in March 2015 as the first Raffles in Indonesia, and the brand traces back to Singapore in 1887. Whether that is worth a premium to you is a lifestyle question; the data only tells you it is normal for the segment to ask.

Why two homes in the same tower can be priced very differently

• Floor. Homes sit between floors 26 and 60, four to a floor. Height changes the view and the noise, and owners price it in.
• View and side of the tower. The Golden Triangle, Kuningan and the CBD skyline look different from each side. We would rather you see the view than read about it.
• Layout. Types A and D are the largest at 479.13 m² semi-gross, type C the smallest at 470.60 m². A gap of about 8.5 m² is small; how the rooms flow matters more than the figure.
• Condition. Because owners sell, one home may be bare and another furnished to a high standard. The interiors are by HBA Singapore, but what each owner added or changed differs from home to home.
• The seller. An owner who needs to move quickly prices differently from one who can wait.

The budget beyond the price

On a secondary-market purchase the price is not the whole cheque. These are commonly quoted planning figures; the exact rates and thresholds depend on the regional tax office and your notary, so use them as a starting estimate.

Planning estimates, not tax advice. Confirm the rates with your notary before you make an offer.

For a buyer that adds up to as much as about 6% on top of the price, so a IDR 30 billion purchase is best planned at up to roughly IDR 31.8 billion in total, before furnishing.

The service charge: get the number, then do the sum

According to the project information, the service charge covers the 24-hour concierge, security, upkeep of common areas, access to the Residences Lounge, Gym and Meeting Room on floor 26, and basic building management. Butler service, housekeeping and catering from The Raffles Jakarta are extra. Ask management for the current per-m² rate in writing, and ask how it has changed over the past three years.

Then do the sum. At about 475 m² semi-gross, every IDR 10,000 per m² per month is roughly IDR 4.7 million a month, or about IDR 57 million a year. A rate of IDR 40,000 would mean around IDR 228 million a year before any extra service. We do not quote a rate here because building rates change; the sum is the point.

Only existing owners sell: what that means for you

There is no developer price list. The project information is explicit that homes are available through the secondary market from existing owners. That has three practical effects. Prices are negotiated home by home. What you see is what that owner did with the home, not a standard handover. And availability changes week to week, so a list written today can be out of date next month.

Foreigners are eligible to buy and own, freehold. Freehold can be inherited.

Seven questions to ask before you offer

1. Which floor and which side is the home, and what does it look onto at 8 a.m. and at 6 p.m.?
2. Is it vacant, tenanted or furnished, and what stays?
3. What is the current service charge per m², and what was it three years ago?
4. Which services are billed on top (butler, housekeeping, catering)?
5. Who pays which tax, and is it written into the offer?
6. Does the title transfer cleanly, and is any mortgage released first?
7. What did similar homes sell or get offered for in the past year?

Frequently asked questions

Last updated: 2026-10-18 · PT Berjaya Global Makmur

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