Revolutionizing Jakarta‘s Housing Landscape: The First ‘Flat‘ Under New Zoning Rules
In a groundbreaking move, a group led by Elisa has pioneered the use of advokasi fruit in a novel way—leveraging the zone designated for flats in Governor’s Regulation No. 31/2022 concerning the Detail Spatial Plan (RDTR) to build the first flat in Jakarta since the introduction of the 2022 RDTR. This innovative approach has opened up new possibilities for multi-family housing on smaller plots, with the new zone allowing for homes to be built on tracts of land as small as 250-800 m2. Previously, only high-rise apartment zones requiring a minimum land size of 3,000 m2 were available.
Rujak has been championing the concept of midrise housing for over a decade, organizing design competitions in 2009 and conducting studies and simulations to prove that four-story flats are the ideal solution for Jakarta’s current landscape, which is dominated by buildings three stories or shorter (around 70%). This innovative approach aims to address the ‘missing middle’ housing issue, catering to the neglected middle class who struggle to access affordable and suitable housing. While the focus has traditionally been on luxury apartments and low-cost housing, this new flat option offers a more efficient use of land, allowing for shorter commutes, reduced traffic congestion, and improved overall quality of life for urban residents.
To maximize the potential of flat living, the optimal location for such developments is in Transit-Oriented Development (TOD) areas. The Flat Menteng, situated precisely on Jalan Rembang, Dukuh Atas, is a prime example of this. The flat is incredibly well-connected, with a mere 3-8 minutes’ walk (300-500 meters) to various public transportation options such as Transjakarta buses, KRL, MRT, LRT, or the KA Bandara. As a result, all residents have agreed to forgo private vehicle parking spots within the complex.
Moreover, the Flat Menteng stands out for its eco-friendly design. With numerous openings and a cross-ventilation system, the flat encourages natural airflow and light, thus minimizing the need for air conditioning and artificial lighting. Even small details like staircase design have been carefully considered to ensure optimal comfort and sustainability.
"The small details matter in creating a pleasant living space," notes Elisa. "We’ve chosen not to use an elevator to save on electricity, but we’ve made sure that the height difference between floors is no more than 2.8 meters, so the number of stairs isn’t excessive."
This innovative flat not only responds to a longstanding housing need but also sets a new standard for sustainable and connected living in Jakarta. As the first of its kind in the city, it promises to inspire similar developments that cater to the middle class and prioritize efficiency, sustainability, and connectivity.
