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Raffles Residences Jakarta review: who it suits, and who should look elsewhere
The thirty-second verdict
Raffles Residences is built for people who want a house’s worth of space with a hotel’s service, in the middle of Jakarta’s business and diplomatic life. If that is you, very little else in Kuningan matches it. If you want a quiet, leafy street where children walk to school, the same features work against you. The rest of this review is about telling those two buyers apart, and about the questions each should ask.
What is genuinely strong
- Scale. Every home is a four-bedroom with a maid’s room, 470–479 m² semi-gross (424.88–433.80 m² net), with separate wet and dry kitchens and a 6 m balcony. That size applies to every home, not only the top floor.
- Privacy by design. Only four homes per floor, a private lift with security-card access, an entrance separate from the hotel and 24-hour security. You share very little.
- Service you do not have to build. A personal butler, 24-hour concierge, housekeeping and catering from The Raffles Jakarta (the last three on request), plus the hotel’s spa, pool, tennis court and Long Bar and Raffles Ambassadors membership.
- Materials and design. Greek marble in the bathrooms, Italian Bofie kitchens, Miele appliances, Duravit and Hansgrohe fixtures, Lutron lighting control and Daikin ducted air conditioning. Architecture by RTKL, interiors by HBA Singapore, developer PT Ciputra Property.
- It is finished. The whole Ciputra World 1 complex, including the hotel, Lotte Mall, DBS Bank Tower and Ciputra Artpreneur, is operating, and homes are available now rather than years away.
- The address. Ciputra World 1 sits in the Golden Triangle between Jl. Sudirman, Gatot Subroto and Rasuna Said, with Lotte Mall about 80 m away and 22 embassies within 1 km.
What deserves a harder look
- You buy from owners, not a developer. There is no developer price list, so each home is negotiated and each one has been lived in, or not, differently. See what the price really includes.
- It is expensive per square metre. The starting price works out at about IDR 63–64 million per semi-gross m², roughly one and a half times Colliers’ South Jakarta average of about IDR 40.7 million (Q3 2025). That is the cost of the segment, not an error, but you should know it.
- Running costs are real. The service charge covers the concierge, security, common areas and the level-26 facilities; butler, housekeeping and catering are extra. Ask for the rate, then do the sum.
- Schools are not close. The nearest international school in our map data is Jakarta International School at about 2.7 km. Families should plan the school run before they fall in love with a floor.
- Walkability and green space are limited. Rail is not at the door (Rasuna Said LRT is about 960 m away) and the nearest parks are 860 to 960 m away. Kuningan is a district you drive through.
- The brand is an operating relationship. As with any hotel-branded residence, the service and the name rest on an agreement. Ask how long it runs and what happens if it changes.
- Size cuts both ways. 475 m² is a lot to furnish, staff and cool, and fewer buyers can write a cheque of IDR 30 billion or more, so a resale may take longer than a smaller home would.
Who it suits
| Profile | Why it fits | What to check |
|---|---|---|
| Diplomats and executives posted to Kuningan | Embassies and offices within minutes; service handled for you | Lease or ownership route, and whether the home can be let when you leave |
| Families who want a large, serviced home | Four bedrooms plus maid’s room, a private lift, hotel pool and tennis court | The school run, and the layout of the bedrooms |
| Buyers abroad who want a Jakarta base | Butler, concierge and housekeeping make a lock-up-and-leave home practical | Who manages the home while you are away, and the running costs |
| Owners downsizing from a house | House-sized rooms without a garden to look after | Storage, and how the rooms flow compared with your current home |
Who should look elsewhere
- Yield-first investors. We know of no published rental data for this building, and a IDR 30 billion price needs a very high rent to reach a typical yield. See rent or buy for the arithmetic.
- Buyers who want a new-launch payment plan. This is a completed building sold by its owners.
- Buyers who want a walkable, green neighbourhood or a school at the end of the street. Choose a different district.
- Anyone who wants to compare a handful of identical units. Each home differs by floor, view and condition.
How to test it before you commit
Do three visits. Go in the morning, when the building and Lotte Mall are waking up, and note the light on the side of the tower you are shown. Go at 6 p.m. and drive out of Kuningan as you will on a weekday. Go on a weekend and see what the area is like when the offices are empty. Eat at the hotel, and ask what the butler service looks like day to day.
Our honest read. Pay for the service, the floor and the view, and negotiate everything else. If you tell us who lives with you and how your mornings run, we will tell you plainly whether this is your address or whether another tower would serve you better.
Tell us about my householdFrequently asked questions
Is Raffles Residences Jakarta worth it?
It is worth it if you value space, privacy and hotel-grade service in Kuningan and accept a high price per square metre and recurring running costs. It is a poor fit for yield-first investors and for families who need a school within walking distance.
How private is it?
There are only four homes per floor, each with a private lift reached by security card, an entrance separate from the hotel and 24-hour security.
Is it good for families?
The homes are large, with four bedrooms and a maid’s room, and residents can use the hotel’s pool and tennis court. The nearest international school in our data is about 2.7 km away, so plan the school run.
Is it a good investment?
We know of no published rental or resale data for this building. A purchase of IDR 30 billion or more needs a very high rent to reach a typical yield, so treat it as a home first and judge any return on evidence you can verify.
Who runs the services?
Butler service, concierge, housekeeping and catering come from The Raffles Jakarta, operated by Accor under the Raffles brand. Ask management which services are included in the service charge and which are billed separately.
What are its downsides?
It is resale-only with no developer price list, expensive per square metre, costly to run, a drive from rail and schools, and light on green space. It suits people who prize service and privacy over walkability.
Picture your first morning here
Only four homes on each floor. Which floor would be yours?
Tell us how you want to wake up. We will reply on WhatsApp with the floors, views and units that fit, before you visit. No obligation.
Last updated: 2026-10-18 · PT Berjaya Global Makmur
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