Public Space for Urban Lifestyle

The Emerging of Lifestyle Centers in Indonesia

Bayu Utomo

Seminar Urban Lifestyle Lustrum XI IMA-G ITB Campus Centre, ITB 28 April 2007

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Mind Map

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Topik Pembahasan
1. Pengertian Urban Lifestyle 2. Kebutuhan Urban Lifestyle dalam Retail Centers Di Indonesia 3. Aspek Ekonomi/Komersial Dalam g p Pengadaan Properti 4. Ilustrasi Lifestyle Centers

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Pengertian Urban Lifestyle

Definisi Lifestyle and Urban Lifestyle:
A lifestyle is the way a person (or a group) lives. This includes patterns of social relations, consumption, entertainment, and dress. A lifestyle typically also reflects an individual's attitudes, values or worldview- Wikipedia Urban Lifestyle: the way urban people live

Maslows Hierarchy of Human Needs:

Tingkatan kebutuhan Ti k t k b t h manusia i Kebutuhan yang lebih mendasar harus terpenuhi terlebih dahulu

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Kebutuhan Urban Lifestyle Dalam Retail Centers

Perkembangan Pusat Perbelanjaan (Modern) di Jakarta
Apa yang membuat bisnis pusat perbelanjaan menarik? p y g p p j Bagaimana trend pertumbuhan pusat perbelanjaan di Jakarta? Karakteristik Pusat Perbelanjaan Konvensional

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Mengapa Bisnis Pusat Perbelanjaan Menarik?

Market Share of Modern and Traditional Retail, 2006 ,
100 90 80 P Percentage Sha are 70 60 50 40 30 20 10 0 2000 2001 2002 2003 Year 2004 2005 2006* Minimarket Supermarket Traditional Shop

Retail Sales in Indonesia, 2004-2011

Historical Retail Sales Forecast Retail Sales 80% 60% 40% % Growth
6

300,000 250,000 200,000 200 000 $USM 150,000 100,000 50,000 0

1994 1996 1998 2000

Grow th

20% 0% -20% -40% 40% -60%

2002

Year Y

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2004 2006 2008 2010

-80%

Mengapa Bisnis Pusat Perbelanjaan Menarik?

Socio-Economic Status in Indonesia, 2007
100% 90% 80% 70% Per rcentage 60% 50% 40% 30% 20% 10% 0% 2001 2002 2003 2004 2005 2006 Year A (Above Rp2 mil/month) B (Rp1.5-2 mil/month) C1 (Rp1.0-1.5 mil/month) C2 (Rp 0.7-1.5 mil/month) D (Rp0.5-0.7 mil/month) E (Below Rp 0.5 mil/month)
Jakarta Botabek Bandung Surabaya Semarang Medan 2001 10,561 7,493 7 493 2,793 4,295 1,758 3,542 2006 17,276 25,817 25 817 4,304 6,293 3,691 5,103 10% 28% 9% 8% 16% 8% Cities Total household expenditure of middle class l
(Rp billions)

Total Household Expenditure of Middle Class

Average Growth
2001-2006

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Pertumbuhan Pusat Perbelanjaan Jakarta

Supply, Supply Demand and Occupancy of Retail Centres for Lease in Jakarta
2,500,000 100%

Sup pply & Deman (m2) nd

2,000,000 1,500,000 1 500 000

95% 90% Occupanc cy

1,000,000 500,000

85% 80%

0 01 02 03 Supply 04 05 Demand 06 07f 08f 09f

75%

Occupancy

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Asia Pacific Retail Property Cl k A i P ifi - R t il P t Clock

GROWTH SLOWING SLOWING Sydney Bangkok (CBD) Hong Kong RENTS FALLING FALLING

y Shanghai Jakarta 7 years or more 5 years 3 years

Guangzhou Kuala Lumpur Singapore Tokyo (Prime) (P i )

Manila Beijing B iji Delh i

RENTS RISING 4Q 2006

DECLINE SLOWING

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Faktor Faktor Faktor-Faktor Penentu Kesuksesan Pusat Perbelanjaan

Lokasi dan aksesibilitas Retail Concept Tenancy mix and zoning Kesesuaian dengan target market dalam catchment area Desain D i Fasilitas: rasio parkir, atm, Pengelolaan

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Conventional Malls vs. Life Style Centers

Conventional Malls:
Layout and Design: g p - Massive building envelope with an atrium. - Design efficiency is critically important Tenancy Mix: - Anchor tenants (commonly department stores) have the largest portion of lettable area. Target Market: g - Accommodate all segments Layout and Design: - Generally an open-air or enclosed outdoor configuration - Design ambience is critically important; usually more spacious common area for visitors social activities Tenancy Mix: - Optimizing mini anchor tenants (gym, cinema, book store, musical theatre etc ) beside anchor tenants (gym cinema store theatre, etc.), tenants. - If conventional or fashion specialty department stores are presented, they are usually smaller in size than customarily found in traditional malls. Target Market: - Specific target market : high disposable income groups, young families e ec ti es gro ps o ng families, executives

Life Style Centers:

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Trade Mix Pusat Perbelanjaan di Indonesia

Entertainment 14% Services 2% Vacant S Shop 1% Entertainment 21% Services 1% % Others O 1% Vacant S Shop 1% Anchor Tenant 36%

Anchor Tenant 46%

Food and Beverages 13%

Specialty Stores 24%

Food and Beverage 40%

Conventional Malls

Lifestyle Centers

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Apa Yang Membuat Lifestyle Centres Menarik Pengunjung?

True lifestyle experience:
The gift of TIME The gift of CHOICES The gift of AUTHENTICITY

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Sustainable Property Business

Space Consumer Group

Interaksi dinamis antar grup

diwarnai kepentingan/tujuan masing-masing grup yang seringkali tidak sejalan p berinteraksi dan berkompromi terjadilah keseimbangan pasar sustainable, maka masingmasing masing grup harus bisa mencapai solvency

Ketiga grup ini harus

Site + Improvements

Agar bisnis properti bisa

Space Production Group

Public Infrastructure Groups

* JARCHOW S P (ed ) Graaskamp on Real Estate, 1991 JARCHOW, S. P. (ed.), Estate

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Pondok Indah Mall 2

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Cilandak Town Square

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EX

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EX

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La Piazza

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Braga City Walk

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Cilandak Town Square

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Greenbelt - Manila

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Greenbelt - Manila

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Emirate Mall - Dubai

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