property
Jakarta City Planners Lift Height Limits in Bintaro Rezoning Proposal
City planners have released a draft that would lift height limits and allow commercial uses on former residential plots along the southern toll corridor.
How we reported this
The Jakarta city planning agency submitted a rezoning draft last week that targets 180 hectares in Bintaro for mixed-use towers up to 40 storeys where only single-family homes and small shops are now permitted.
The move follows the completion of the Jakarta Outer Ring Road extension last December and the opening of two new interchange ramps at Pondok Aren that cut travel time to SCBD from 55 minutes to 28 minutes during morning peak. Developers have already lodged preliminary applications for office and retail space that would add 1.2 million square metres of floor area if the change is approved.
Links to Kemang and BSD growth corridors
The affected plots sit between Jalan Bintaro Utama and the existing Bintaro Plaza complex, directly north of the BSD City boundary. Rezoning here would connect the area more closely to the expat-heavy Kemang corridor, where average rents reached IDR 320,000 per square metre last quarter, and to the expanding commercial nodes inside BSD City that house regional headquarters for three major banks. Local real-estate agents report that land parcels fronting the toll link have already drawn offers 40 percent above 2025 levels in anticipation of the rule change.
Current transaction data from the Jakarta Property Board shows Bintaro residential units trading at IDR 18 million to IDR 22 million per square metre, compared with the city-wide average of IDR 55 million. If the rezoning passes, analysts at two Jakarta-based consultancies project values could rise to IDR 35 million within 18 months, matching recent gains recorded along the upgraded toll sections near Cikarang.
Next steps for residents and buyers
The public consultation period runs until 15 August at the South Jakarta municipal building on Jalan Prapanca. Property owners inside the zone can submit objections in writing or attend one of three scheduled drop-in sessions on 22, 25 and 29 July. Buyers considering units near Bintaro Jaya station are advised to check the final zoning map once it is gazetted, expected in October, before committing to any off-plan purchases.
This article is general information only and is not personal financial or investment advice. Consider your own circumstances and seek licensed professional advice before making financial decisions.