6 key components of property management in Jakarta – Full guide

Managing property in a city such as Jakarta can be challenging, as it requires a significant amount of time and effort. Property management in Jakarta is crucial for those planning to rent their properties. Whether you recently bought a house or apartment or are considering investing in real estate in Jakarta, having a solid understanding of property management can help ensure the success of your investment.

This guide offers valuable information and tools for managing your property in Jakarta. Understanding these factors allows you to manage your property effectively and maximize investment returns. From marketing your property to finding reliable tenants, this guide covers everything you need to know about property management in Jakarta.

1. Property bookings and reservations

When renting out a property in Jakarta, making the reservation process easy for potential guests is essential. Using a Property Management System (PMS) can automate the booking process, allowing guests to reserve a villa without needing owner intervention. PMS systems can also automatically check the property’s availability, ensuring it is not double-booked. Furthermore, these systems can handle payments, which is convenient for property owners who cannot accept payments on-site.

Property owners who want to rent out their properties in Jakarta should consider listing their properties on two popular platforms:

• Booking.com
• Airbnb

Using Booking.com and Airbnb can help property owners in Jakarta rent out their properties efficiently and gain exposure to potential guests.

Booking.com

Listing a property on Booking.com provides owners with significant exposure to potential guests. The platform offers an easy sign-up process, allowing owners to list their properties in Jakarta with a few simple steps. Once the property is approved, owners can access the extranet and manage their properties’ information, pricing, and availability. The platform charges a fee per booking, ranging from 10% to 25%, depending on the location and cancellation policy. In Jakarta, most villa owners pay a 15% fee per booking to Booking.com.

You can list your property on Booking.com by clicking here.

Airbnb

Airbnb is another popular platform for booking accommodations in Jakarta, such as villas and apartments. Listing a property on Airbnb exposes it to millions of users, helping owners build a reputation in their area. The platform allows guests to leave reviews after their stay, similar to Booking.com. To list a property on Airbnb, owners must follow a simple sign-up process and answer questions about their property. Airbnb charges a 3% fee on the subtotal price to all property owners renting their property in Jakarta. Guests pay a 14% fee over the subtotal price when booking accommodation.

You can list your property on Airbnb by clicking here.

2. Welcoming guests for check-in and check-out

If you are not always in Jakarta, assign the task of receiving guests to a housekeeper. A housekeeper can welcome guests, give them a tour of the property, explain any necessary house rules, and hand over the keys to the guests. Moreover, the housekeeper can conduct a final inspection and collect the keys from the guests during check-out, giving you peace of mind while you are away. You can find more information about how to find a housekeeper in Jakarta later in this article.

3. Receiving payments on a local bank account in Jakarta

Opening a local bank account in Jakarta is the easiest way to receive Indonesian rupiah (IDR) payments. Mandiri Bank, Bank Central Asia (BCA), PermataBank, and Bank Negara Indonesia (BNI) are some available options.

Bank fees

Monthly bank fees in Indonesia range from IDR 15,000 ($0.95) to IDR 20,000 ($1.26), with some banks charging different rates for business accounts.

Best Indonesian bank account for foreigners in Jakarta

PermataBank is the best Indonesian bank for foreigners in Jakarta. You can go to a PermataBank office in Jakarta and only show your passport and a copy of your KITAS or KITAP to open a bank account. This process will take about 3-5 hours. Make sure to be at the office a few minutes before opening, as there will be a queue.

Here is an overview of the PermataBank offices in the most popular places in Jakarta:

• PermataBank Kemang (location)
• PermataBank Kuningan (location)
• PermataBank Pondok Indah (location)
• PermataBank Menteng (location)

Multi-currency bank account

Wise is a bank that offers multi-currency accounts with a debit card and is beneficial for foreigners who own property in Indonesia. Clients can pay in their currency as the bank allows storing 50 different currencies, including IDR. It is easy to set up a Wise account in just 10 minutes.

Do you want to open a bank account at Wise? Everybody can do so within 10 minutes by clicking here.

4. Keeping your property clean and maintained in Jakarta

Keeping your Jakarta property clean and well-maintained is essential to create a comfortable and safe living environment for you or your guests. Regular cleaning and maintenance help ensure the property is free of dirt, dust, and other potential hazards such as mold or pests. Additionally, a well-maintained property can be more attractive to potential buyers or renters and command a higher price. Regular maintenance can also help prevent costly repairs or replacements down the road.

Types of property cleaning

When it comes to property cleaning in Jakarta, there are different types of cleaning:

1. Regular cleaning: This involves basic cleaning tasks such as dusting, sweeping floors, removing trash, and changing bed linens. It can be done two or three times a week.
2. Deep cleaning: This is a more thorough cleaning process to remove dirt, grime, and stubborn stains that regular cleaning may not handle. Deep cleaning is less frequent and is usually done on a bi-weekly or monthly basis.
3. Gardening: Maintaining the garden weekly will always look beautiful and make the guests’ stay more pleasant.
4. Pool maintenance: This involves cleaning and maintaining the pool in Jakarta to ensure it is in optimal condition for use. Tasks can include checking the pH level, cleaning filters, and adding chemicals to the water.

It’s better to outsource all types of property cleaning to the same person or company.

How to find a housekeeper or maid in Jakarta?

Cleaning a property in Jakarta can be a time-consuming and physically demanding task. Depending on the size of the property, it can take several hours to clean thoroughly. While some homeowners may prefer to clean their property themselves, others may outsource the task to professional cleaners.

Outsourcing the cleaning of your property to a housekeeper or maid can have several benefits. It frees up your time to focus on other activities or work. Secondly, a professional has the necessary equipment and expertise to clean your property thoroughly.

There are four ways to find a housekeeper or maid in Jakarta:

1. Staffing agencies: If you want an experienced housekeeper, staffing agencies can be a good option. However, they often charge a fixed price for each new hire, which can become expensive. Despite this, staffing agencies remain a great way to find a maid.
2. Referrals: Word of mouth can be an excellent way to find a trustworthy and reliable housekeeper in Jakarta. Asking friends or colleagues who live in Jakarta for recommendations can help you find someone with a good reputation. You can also ask locals or neighbors for maids they recommend. If referrals come from trusted sources, it can help to avoid scams and fraud.
3. Online platforms: Online platforms like Facebook groups can help connect you with potential candidates. Some platforms have review systems that allow you to read other people’s experiences with the housekeeper, helping you filter out inefficient and untrustworthy ones. You can also post a job listing on these platforms and let the candidates contact you.
4. Property management companies: Property management companies in Jakarta often offer housekeeping services. They typically have a pool of pre-screened candidates trained and experienced in housekeeping. It can save you time and effort in finding a suitable housekeeper. Property management companies also provide insurance and security for their staff, which can give you peace of mind.

To ensure a successful hiring process for a maid in Jakarta, it is recommended to take some precautions. Always request pre-employment requirements to verify the applicant’s real name, address, and contact number to avoid any fraudulent activity. Conduct an interview to learn about the candidate’s experience and create an employment contract outlining the scope of responsibilities, salary, and benefits to prevent misunderstandings.

Costs of hiring a housekeeper in Jakarta

The average hourly salary for housekeepers or maids in Jakarta is IDR 60,000 ($3.78). However, this can vary depending on factors such as experience, the type of work required, and the hours worked per week. It’s important to negotiate a fair salary that considers these factors.

5. Security of your property

Jakarta is considered a safe city in Indonesia and Southeast Asia. However, taking measures to secure your property and prevent potential theft or burglary is still important.

How to secure your property?

To ensure the safety of your property in Jakarta, here are four key measures to consider:

1. Install high-quality locks: Burglars are attracted to easy targets, so make sure to install high-quality locks on all doors and windows. Promptly repair any broken doors or windows.
2. Set up security cameras and lighting: Security cameras can deter potential intruders and allow you to monitor your property remotely. Installing adequate lighting can also prevent break-ins.
3. Get to know your neighbors: Building a good relationship with your neighbors is important in Jakarta. They can help monitor your property when you’re away and alert you if anything unusual happens.
4. Hire a security guard: Hiring a security guard can provide extra protection for your property. While it may not be necessary to have a security guard present 24/7, hiring one during the night can be a good idea.

Property security in Jakarta is important, so make sure you take security measures before living or renting out any property in Jakarta.

Where to find a security guard in Jakarta?

To find a reputable security guard in Jakarta, ask for recommendations from your network or research online.

Cost of property security in Jakarta

The cost of securing your property in Jakarta will depend on the measures you take. Installing high-quality locks can cost between IDR 2 million ($126) and IDR 6 million ($378), while setting up security cameras can range from IDR 3 million ($189) to IDR 8.8 million ($554).

On average, the hourly rate for a security guard in Jakarta is IDR 80,000 ($5.04).

6. Property utilities in Jakarta

Property owners in Jakarta have to manage property utilities such as tap water, electricity, gas, internet, cable TV, waste disposal, and community contributions. This chapter will discuss how to apply for and manage these utilities in Jakarta and the costs involved.

Tap water

Connecting a newly built villa to the local Jakarta water system is usually the constructor’s responsibility. The tap water supplier in Jakarta is PT PAM Lyonnaise Jaya (Palyja) and PT Aetra Air Jakarta. Palyja is responsible for supplying clean water to the western part of Jakarta, while Aetra serves the city’s eastern region. Both companies are under the supervision of the Jakarta Water Supply Regulatory Body (BPSAM), which is a government agency that oversees the management of the city’s water resources. Property owners can open an account at these water suppliers on their website or by visiting their office in Jakarta.

It is important to note that drinking tap water in Jakarta is unsafe, and buying bottled water from stores is recommended.

Electricity

Most apartments and houses in Jakarta are connected to the power network provided by the state-owned electricity company PT PLN (Perusahaan Listrik Negara). The power supply in Jakarta is generally reliable. However, occasional blackouts and brownouts may occur due to various factors such as maintenance work, weather conditions, or overloading of the electricity grid. Many apartments and houses also have backup generators for electricity during power outages.

Some properties in Jakarta have a pre-paid meter (MPB). Property owners can buy a voucher or pre-paid card, which can be redeemed on the meter to add credit. Supermarkets, minimarkets, and e-commerce platforms such as Tokopedia, Shopee, Gojek, and Grab sell pre-paid electricity vouchers.

Gas

Some houses and apartments in Jakarta have gas pipelines, but it depends on the specific location and type of housing. Gas pipeline infrastructure is commonly found in newer or upscale developments. At the same time, older or more affordable housing units may rely on gas cylinders for cooking and heating.

These gas cylinders can be purchased from gas stations and supermarkets, and empty cylinders can be exchanged for full ones. Property owners who rent out their villas should ensure that their maid or housekeeping checks the gas tank regularly.

Internet

A stable and reliable internet connection is essential for villa owners renting their properties to tourists, expats, or digital nomads. CBN, Neuviz, and GlobalXtreme are some internet providers offering hardware routers and internet services in Jakarta.

Cable TV

Although most people prefer streaming services for watching their favorite TV shows and movies, some property owners might want to provide cable TV in their villas. Well-known cable TV providers in Jakarta include IndiHome by Telkom Indonesia, First Media, Transvision, MNC Play, and K-Vision.

Waste disposal

The local government and private waste management companies manage waste disposal in Jakarta. The government has implemented various initiatives to handle the waste management issues, such as waste reduction, recycling, and waste-to-energy programs.

The city’s waste collection system divides the city into zones and assigns specific days for waste collection. The government provides waste bins for each household to separate their waste into organic and non-organic waste. The waste collectors then pick up the trash and transport it to transfer stations and landfills.

In addition to the government’s waste management system, private waste management companies offer waste disposal services to households and businesses. These companies collect waste directly from the premises and transport it to designated facilities for processing, such as composting, recycling, or disposal. There are several private waste management companies in Jakarta, such as eRecycle, Duitin Indonesia, and Rebricks.

Cost of utilities

The cost of utilities in Jakarta varies depending on usage. These are the average utility costs:

• The water bill is around IDR 100,000 ($6.30) per month.
• Electricity bills range from IDR 300,000 ($18.90) to IDR 400,000 ($25.20).
• Gas is around IDR 12,600 ($0.79) per 1 liter (1/4 gallon).
• Internet costs around IDR 1 million ($63) per month.
• Cable TV costs between IDR 100,000 ($6.30) and IDR 460,000 ($28.98) per month.
• Waste disposal services from private companies cost around IDR 1.5 million ($94.50) per month.

Outsourcing property management in Jakarta

Outsourcing property management in Jakarta has several benefits. First and foremost, it saves time and reduces stress. You don’t have to worry about managing the day-to-day operations of your rental property, and you can focus on other aspects of your life or business. Professional property managers have the experience, expertise, and resources to maximize your rental income and occupancy rates. They know how to market your property, attract the right guests, and optimize your pricing strategy.

Another advantage is that they can handle guest communications, check-ins, check-outs, and any maintenance or repair issues that may arise. Such a manager can provide detailed reports and insights about your property’s performance, including occupancy rates, rental income, expenses, and reviews.

Want to know more? Make things easier for yourself, and talk with our property manager to discuss the possibilities for your property in Jakarta.

Property management costs

The cost of property management in Jakarta depends on various factors, such as the location, size, and condition of your property and the level of services you require. Property management companies typically charge a monthly fee ranging from 5% to 15% of the rental income or a fixed monthly amount. Jakarta’s average monthly fixed rate is around IDR 4 million ($252). Still, depending on your property’s specifics, it can be higher or lower. It’s essential to compare different property management companies, fees, and services before deciding.

Frequently Asked Questions (FAQs)