Project North Gate - North Jakarta Logistics Corridor
PROJECT NORTH GATE: STRATEGIC INDUSTRIAL LAND PORTFOLIO
Private Placement Memorandum | North Jakarta Logistics Corridor
Combined Land Area: ± 3.46 Hectares | Valuation: IDR 157+ Billion
Code Listing : BNN-26-0008
EXECUTIVE SUMMARY
We are privileged to present Project North Gate, an exclusive off-market opportunity to acquire a portfolio of two high-value industrial land assets located in the heart of Cilincing, North Jakarta. Situated within the prime logistics belt that supports Indonesia’s busiest port, Tanjung Priok, these assets represent a rare availability of "clean and clear" industrial land in a market characterized by scarcity and high demand.
The portfolio consists of two distinct land plots totaling 34,651 m² (approximately 3.46 Hectares). Both assets are zoned for Industrial and Warehousing use, offering immediate utility for logistics hubs, distribution centers, or light manufacturing facilities. With a combined Appraised Market Value of IDR 157,170,300,000 (October 2024 Valuation), this offering provides a secure entry point into Jakarta’s most resilient real estate sector.
This teaser outlines the strategic advantages, physical specifications, and financial valuations of the assets, inviting qualified investors to participate in this private placement.
1. MACRO-LOCATION OVERVIEW: THE CILINCING ADVANTAGE
Jakarta Utara (North Jakarta) remains the backbone of Indonesia’s supply chain. The subject properties are strategically positioned to capitalize on the region’s massive industrial output and trade flow.
Connectivity & Accessibility
The assets benefit from proximity to the Jakarta Outer Ring Road (JORR), specifically the Marunda-Cilincing toll gate (KM 59). This arterial connection is vital for modern logistics, allowing heavy vehicles to bypass inner-city traffic and access the Trans-Java Toll Road network seamlessly. The location allows for efficient "last-mile" delivery into Jakarta’s CBD while serving as a consolidation point for goods entering via Tanjung Priok Port, the busiest seaport in Indonesia.
Industrial Zoning Integrity
According to the DKI Jakarta Spatial Plan (Rencana Tata Ruang Wilayah), both assets are firmly situated within the Kawasan Peruntukan Industri/Pergudangan (Industrial and Warehousing Zone). This zoning security is critical for investors, ensuring that development permits for warehouses, depots, or processing plants can be obtained without regulatory friction.
Economic Resilience
The manufacturing and logistics sector in North Jakarta contributes over 32% to the regional GDP. Despite global economic headwinds, the industrial sector in this region remains in an expansion phase, driven by e-commerce growth and domestic consumption. Acquiring land here is not just a real estate play; it is an investment in the infrastructure of the Indonesian economy.
2. ASSET A: THE FLAGSHIP HUB (JL. INSPEKSI KIRANA)
The Anchor Asset
Asset A represents the core of this portfolio. It is a substantial, contiguous plot ideal for a flagship distribution center or a modern logistics facility.
- Location: Jalan Inspeksi Kirana, Semper Timur, Cilincing, North Jakarta.
- Land Area: 26,094 m² (2.6 Hectares).
- Appraised Market Value: IDR 117,423,000,000.
- Price Metric: ~IDR 4,500,000 per m².
Physical Specifications & Readiness
The site is a "Tanah Matang" (mature land), meaning it is essentially ready for construction. The topography is flat and rectangular, maximizing the efficiency of warehouse layouts. Crucially, the land elevation sits approximately 0.1 meters above the road surface, reducing the need for costly cut-and-fill or landfill operations.
The site is currently vacant, free of squatters, and secured by perimeter boundaries, minimizing social risk for incoming developers. The frontage faces a 6-meter wide concrete road equipped with street lighting and closed drainage, ensuring that 40-foot containers and heavy trucks can access the site reliably in all weather conditions.
Legal Profile
The land is held under two valid Sertipikat Hak Guna Bangunan (Right to Build) titles, offering long-term security:
1. SHGB No. xxxx: (8,179 m²).
2. SHGB No. xxxx: (17,915 m²).
Strategic Positioning
Located near the Cluster Norfolk Rorotan Kirana and SMK Negeri 49 Jakarta, the site is integrated into an established neighborhood that balances industrial utility with workforce accessibility. While the north side borders a Pertamina pipeline buffer zone and a water body, this provides a natural security barrier that can be integrated into the site's master plan as a green zone or setback area.
3. ASSET B: THE SATELLITE FACILITY (JL. INSPEKSI CAKUNG DRAIN)
The Strategic Annex
Asset B is a versatile, mid-sized plot located nearby. It serves perfectly as a satellite depot, a truck maintenance facility, or a specialized open storage yard to complement the main hub.
- Location: Jalan Inspeksi Cakung Drain, Cilincing, North Jakarta.
- Land Area: 8,557 m² (0.85 Hectares)
- Appraised Market Value: IDR 39,747,300,000.
- Price Metric: ~IDR 4,645,000 per m².
Physical Specifications
Similar to the flagship asset, this plot is mature land with a flat topography, sitting level with the road surface (±0.0 meters elevation). The shape is rectangular, allowing for straightforward plot utilization. Access is provided via a 5-meter wide road, suitable for standard logistics vehicles.
Legal Profile & Value-Add Opportunity
The land is held under SHGB No. xxx. This approaching expiry date presents a unique negotiating lever for investors. By acquiring the asset now and processing the renewal, the investor immediately unlocks significant capital appreciation, as the "fresh" title will command a higher valuation in the secondary market.
Environmental Context
The site is bordered by river flows on the East and South sides. While this requires careful boundary planning, it also guarantees that the site will not be boxed in by other buildings on those sides, ensuring permanent airflow and light.
4. FINANCIAL ANALYSIS & VALUATION
The valuation of these assets was conducted by KJPP Gunawan dan Rekan, a licensed public appraisal firm, in October 2024. The valuation utilizes the Market Data Approach, comparing the assets against active listings and recent transactions in the immediate vicinity to ensure pricing accuracy.
Combined Portfolio Valuation (October 2024 Basis):
Note: The Liquidation Value (Indikasi Nilai Likuidasi) represents a stressed-sale scenario, providing a formidable "safety net" for the investment. Investors acquiring near or below Market Value are buying into immediate equity..
Highest and Best Use (HBU) Analysis
The appraisal confirms that the Highest and Best Use for both plots is Industrial/Warehousing. This conclusion is supported physically (land size and shape), legally (zoning compliance), and financially (market demand for logistics space). The surrounding area is already populated by active warehouses and logistics providers, such as PT. Pelangi International Logistik, validating the commercial viability of the location.
5. INVESTMENT HIGHLIGHTS
1. Land Parcels of Supply
Jakarta is facing a shortage of large, contiguous industrial land parcels. Finding a 2.6-hectare plot (Asset A) that is legally clean and physically ready for construction within the DKI Jakarta province boundaries is increasingly rare. Most new supply is pushing further east into Bekasi or Karawang; Project North Gate offers the distinct advantage of staying within the capital's jurisdiction.
2. Immediate Development Potential
Unlike raw land that requires years of permit rezoning or land clearing, these assets are "plug-and-play."
- Infrastructure Ready: PDAM water, PLN electricity, and Telkom networks are available in the immediate vicinity.
- Topography Ready: The land is flat and cleared.
- Legal Ready: Certificates are single-owner titles (Individual Corporate Ownership) with clear measurement letters (Surat Ukur).
3. Strategic Exit Options
Investors have multiple exit strategies:
- Develop to Hold: Construct modern logistics warehouses (Grade A/B) and lease to 3PL (Third Party Logistics) companies or e-commerce giants.
- Land Banking: Hold the assets as land prices in North Jakarta continue to appreciate due to the scarcity factor.
- Subdivision: Asset A is large enough to be subdivided into smaller "biz-park" style lots for higher margin sales.
4. Risk Mitigation
The thorough appraisal reports explicitly identify boundary conditions, such as the Pertamina pipeline and river boundaries. These are known variables that have already been factored into the valuation, ensuring no hidden surprises during the due diligence phase. Furthermore, the secure SHGB titles eliminate the common "land overlap" risks often found in Indonesian property transactions.
6. CONCLUSION
Project North Gate is more than just land; it is a strategic foothold in Indonesia's dominant logistics corridor. Whether the objective is capital appreciation through land banking or yield generation through industrial development, this portfolio offers the scale, location, and legal clarity required by institutional investors.
With a combined valuation exceeding IDR 157 Billion and a motivated vendor structure, this Private Placement represents one of the most compelling industrial real estate opportunities in North Jakarta for the 2026 fiscal year.
7. CONFIDENTIALITY & ACCESS PROTOCOL
To protect the operational integrity of the tenants and the privacy of the ownership group, this asset is offered via a Private Placement.
To receive the Full Prospectus (including building name, exact coordinates, and detailed P&L), please follow these steps:
NDA/NCNDA: Execute the Confidentiality Agreement with PT Bali Nusa Nirwana
LOI & POF: Submit a Letter of Intent and Proof of Funds for the initial vetting phase.
Contact Us:
Mr. Khairun Nafis
PT BALI NUSA NIRWANA – Investment Brokerage
info@balinusanirwana.com
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