ASEAN Estates — Medan Investment Division
Investor Property Shortlist
Off-plan residential picks — three budget bands, two top selections each
Band 1 · ~$120–145K
Band 2 · ~$145–165K
Band 3 · ~$195–285K
Compare All 6
Growth Catalysts
Band 1
Entry-Level Investment
$120,000 – $145,000 USD
Mutiara Jade
📍 Percut Sei Tuan · Eastern Corridor
$132,000
Rp 2.154 Billion · Mutiara Residence Group
Units40 units
TypePerumahan (residential)
Jade 6 Plus6x15m · 160m²
Jade 8 Plus8x15m · 197m²
Road Width12m frontage
OrientationEast-facing
Key Investor NoteInside the existing Mutiara Residence complex of 500+ households — immediate rental demand from day one. Eastern corridor is the government-designated IMTPSP growth zone and primary BRT beneficiary.
Grand Patriot
📍 Medan Sunggal · West Corridor
$142,000
Rp 2.315 Billion · Grand Property
Units34 units
TypePerumahan (residential)
Land Size6x19m · 114m²
Build2 floors
Bedrooms4BR
CorridorSunggal / West
Key Investor Note4BR layout commands premium family rental rates. Sunggal sits on the Trans-Sumatra Toll Road corridor driving 6% annual suburban land appreciation. 34-unit project absorbs quickly.
Also Consider in This Band
The Exclusive Residence
Medan Timur · 10 units · 6x14m · 3BR · SHM title · Ready to occupy
$131K
Kensington (Pacific Palace Group)
Medan Sunggal · 132m² land · Established developer track record
$121K
Band 2
Mid-Range Growth Play
$145,000 – $165,000 USD
Pesona Indah Cemara
📍 Percut Sei Tuan · Eastern Growth Zone
$141,000
Rp 2.3 Billion · Agung Sedayu Group
Units200 units
Site Area44,000 m²
DeveloperAgung Sedayu Group
ZoneEastern Corridor
Key Investor NoteBacked by Agung Sedayu Group — national developer with proven delivery track record. 200-unit scale means full community facilities and long-term capital growth from an established master-plan.
Jewel Park — Type D
📍 Polonia · Central Premium District
$156,000
Rp 2.54 Billion · Jewel Park Developer
Land Size87m²
Build Area148m²
Floors2 floors
Bedrooms4BR
LocationPolonia
TypePerumahan (residential)
Key Investor NotePolonia is Medan’s historic premium residential district — expat and senior corporate rental demand. Type D is the entry to the Jewel Park range; upgrade units at Band 3 allow easy upselling in one meeting.
Also Consider in This Band
Samera Suite
Medan Sunggal · 33 units · 8x12m · 3 floors · 3BR · 24hr security
$150K
Band 3
Premium Capital Growth
$195,000 – $285,000 USD
Jewel Park — Type B/C
📍 Polonia · Central Premium District
$196–208K
Rp 3.2–3.39 Billion · Jewel Park Developer
Type B Land116m²
Type B Build173m²
Type C Land102m²
Type C Build152m²
Bedrooms4BR
Floors2–3 floors
Key Investor NotePremium unit in the same Jewel Park project — show Band 2 Type D ($156K) and upsell to this in the same meeting. Polonia commands Medan’s highest residential rents from expatriate and senior executive tenants.
Deli Riverview
📍 Medan Barat · Deli Riverfront
From $282K
Rp 4.6 Billion+ · Premium Developer
Land Range144–300m²
PositionDeli Riverfront
DistrictMedan Barat
ViewsDeli River
Key Investor NoteWaterfront land in Medan is finite and irreplaceable. Deli River frontage commands a lifestyle premium that appreciates independently of infrastructure cycles. Suited to investors seeking 10–15 year capital growth.
Premium Note
Jewel Park Type A (if available)
Polonia · Largest unit in project · Confirm on agency visit
POA
| Property | Band | Price (USD) | Location | Units | Size | BR | Growth Angle | Investor Profile |
|---|---|---|---|---|---|---|---|---|
| Mutiara Jade | Band 1 | $132K | Percut Sei Tuan | 40 | 160–197m² | — | BRT + IMTPSP | Yield-first, established community |
| Grand Patriot | Band 1 | $142K | Medan Sunggal | 34 | 114m² | 4BR | Trans-Sumatra Toll | Family rental, long-term hold |
| Pesona Indah Cemara | Band 2 | $141K | Percut Sei Tuan | 200 | 44,000m² site | — | BRT + National Dev | Balanced yield + growth |
| Jewel Park Type D | Band 2 | $156K | Polonia | — | 87m² land | 4BR | Premium address | High rent, expat corporate |
| Jewel Park Type B/C | Band 3 | $196–208K | Polonia | — | 102–116m² | 4BR | Polonia capital growth | Premium expat, upsell from Band 2 |
| Deli Riverview | Band 3 | From $282K | Medan Barat | — | 144–300m² | — | Waterfront scarcity | Capital growth, lifestyle buyer |
Agency Strategy Notes
UPSELL PATH Show Jewel Park Type D ($156K) and Type B/C ($196–208K) in the same meeting — same developer, natural upgrade conversation
EASTERN PITCH Both Mutiara Jade and Pesona Indah Cemara are in Percut Sei Tuan — stack as BRT corridor play at different budgets
SCARCITY Deli Riverview is a waterfront close — use scarcity framing, not yield framing
VAT WINDOW All Band 1 + Band 2 properties qualify for 100% VAT exemption until December 2027 — urgency trigger in all presentations
Seven Growth Catalysts — Medan 2024–2027
🛣
Trans-Sumatra Toll Road
Binjai–Tebing Tinggi connectivity upgrade — massive suburban land corridor opening across North Sumatra
+6% annual suburban land appreciation
🚕
Bus Rapid Transit (BRT)
24km route, 45 stations — Eastern Medan (Percut Sei Tuan) is the headline growth beneficiary
Eastern corridor designated priority zone
🏛
IMTPSP Designation
Indonesian Mass Transit Program — government formally designating Eastern Medan as an infrastructure growth zone
Government-backed zone status
🏷
VAT Exemption to Dec 2027
100% VAT exemption on new residential property — removes tax friction, gives buyers more time to plan
Full VAT savings on all 6 shortlisted properties
🏦
Bank Indonesia Rate Cut
Rate cut to 5.75% (late 2024) — expanding mortgage eligibility and first-time buyer pool
5.75% BI Rate — expanding buyer pool
🌍
Golden Visa / Second Home Visa
Reducing foreign ownership barriers — Malaysian and Singaporean buyers now have a clear legal route into Indonesian property
Key for MY / SG investor clients
🏭
China + 1 Industrial Shift
Industrial estate demand in Medan running at 40% below Jakarta fringe valuations — creating adjacent residential demand from worker and professional housing
40% valuation discount vs Jakarta fringe — adjacent housing demand rising
⚠ All USD prices calculated at Rp 16,300 = $1 USD (Bank Indonesia reference rate, July 2025). Verify live rate before investor presentations.