urban lifestyle

Public Space for Urban LifestylePublic Space for Urban LifestyleThe Emerging of Lifestyle Centers in Indonesia

Bayu Utomo

Seminar Urban Lifestyle Lustrum XI IMA-G ITB

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Campus Centre, ITB28 April 2007

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Mind Map

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Topik PembahasanTopik Pembahasan

1. Pengertian Urban Lifestyle

2. Kebutuhan Urban Lifestyle dalamRetail Centers Di Indonesia

3. Aspek Ekonomi/Komersial DalamPengadaan Propertig p

4. Ilustrasi Lifestyle Centers


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Pengertian Urban LifestylePengertian 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

• Maslow’s Hierarchy of Human Needs:Ti k t k b t h iTingkatan kebutuhan manusiaKebutuhan yang lebih mendasar harusterpenuhi terlebih dahulu


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Kebutuhan Urban LifestyleDalam Retail Centers

• Perkembangan Pusat Perbelanjaan (Modern) di JakartaApa yang membuat bisnis pusat perbelanjaan menarik?p y g p p jBagaimana trend pertumbuhan pusat perbelanjaan di Jakarta?

• Karakteristik Pusat Perbelanjaan Konvensional


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Mengapa Bisnis Pusat PerbelanjaanMenarik?

Market Share of Modern and Traditional Retail, 2006

70

80

90

100

are

,

30

40

50

60

Perc

enta

ge S

ha Minimarket

Supermarket

Traditional Shop Retail Sales in Indonesia, 2004-2011

0

10

20

2000 2001 2002 2003 2004 2005 2006*

P

200 000

250,000

300,000

40%

60%

80%Historical Retail Sales

Forecast Retail Sales

Grow th

Year

100,000

150,000

200,000

$USM

40%

-20%

0%

20%

% G

row

th

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50,000

1994 1996 1998 2000 2002 2004 2006 2008 2010

Y

-80%

-60%

-40%

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Mengapa Bisnis Pusat PerbelanjaanMenarik?

90%

100%

Socio-Economic Status in Indonesia, 2007

Total household expenditure of middle l

Average Growth

Total Household Expenditure of Middle Class

40%

50%

60%

70%

80%

rcen

tage

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)

class

(Rp billions) Cities

2001 2006

2001-2006

Jakarta 10,561 17,276 10% Botabek 7 493 25 817 28%

0%

10%

20%

30%

40%

Per

D (Rp0.5-0.7 mil/month)

E (Below Rp 0.5 mil/month)

Botabek 7,493 25,817 28% Bandung 2,793 4,304 9% Surabaya 4,295 6,293 8% Semarang 1,758 3,691 16% Medan 3,542 5,103 8% 0%

2001 2002 2003 2004 2005 2006

Year


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Pertumbuhan Pusat Perbelanjaan JakartaPertumbuhan Pusat Perbelanjaan Jakarta

Supply Demand and Occupancy ofSupply, Demand and Occupancy of Retail Centres for Lease in Jakarta

2,500,000 100%

1 500 000

2,000,000

nd (m

2)

90%

95%

cy

1,000,000

1,500,000

pply

& D

eman

85%

90%

Occ

upan

c

0

500,000Sup

75%

80%


01 02 03 04 05 06 07f 08f 09f

Supply Demand Occupancy

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A i P ifi R t il P t Cl k

“RENTSFALLING”

“GROWTHSLOWING”

Asia Pacific - Retail Property Clock

FALLINGSLOWING

7 years or moreBangkok

Shanghai Jakarta

Hong KongSydney

(CBD)

5 years

y

3 yearsManila

Shanghai Jakarta

B ijiGuangzhou

3 years

Delhi

Kuala Lumpur SingaporeBeijing

Tokyo (P i )(Prime)


“DECLINESLOWING”

“RENTSRISING”

4Q 2006

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Faktor-Faktor Penentu KesuksesanFaktor Faktor Penentu Kesuksesan Pusat Perbelanjaan

• Lokasi dan aksesibilitas• Retail Concept• Tenancy mix and zoning• Kesesuaian dengan target market dalam catchment area

D i• Desain• Fasilitas: rasio parkir, atm, • PengelolaanPengelolaan


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Conventional Malls vs. Life Style Centers

• Conventional Malls:Layout and Design:

- ‘Massive’ building envelope with an atrium.g p- 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

• Life Style Centers:Layout and Design: 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- Optimizing mini anchor tenants (gym, cinema, book store, musical theatre, etc.), beside anchor 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 gro ps o ng families e ec ti es


- Specific target market : high disposable income groups, young families, executives

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Trade Mix Pusat Perbelanjaan

O SS

di Indonesia

Others

Anchor Tenant

Vacant Shop

Entertainment

1% 1%

21%

1%Entertainment14%

Vacant Shop

Anchor TenantAnchor Tenant36%

21%

Services1%

Services

46%2%

%Food and Beverages

13%

Food and BeverageSpecialty Stores24%


40%

Lifestyle Centers

24%

Conventional Malls

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Apa Yang Membuat LifestyleApa Yang Membuat Lifestyle Centres Menarik Pengunjung?

• True lifestyle experience:The gift of TIMEThe gift of CHOICESThe gift of AUTHENTICITY


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Sustainable Property Business

SpaceConsumer

Group

• Interaksi dinamis antar grup diwarnai kepentingan/tujuan masing-masing grup yang seringkali tidak sejalan

• Ketiga grup ini harus berinteraksi dan berkompromi –

Site+

Improvements

pterjadilah keseimbangan pasar

• Agar bisnis properti bisa sustainable, maka masing-

PublicInfrastructure

SpaceProduction

sustainable, maka masingmasing grup harus bisa mencapai solvency


Groups Group

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

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Pondok Indah Mall 2Pondok 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 PiazzaLa Piazza


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Braga City Walk


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Cilandak Town Square


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Greenbelt ManilaGreenbelt - Manila


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Greenbelt ManilaGreenbelt - Manila


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Emirate Mall - Dubai


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urban lifestyle

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