Occupancy cost comparison

What a conventional lease actually costs.

Set the inputs to match your client's requirement. Every operating assumption is itemised and adjustable, with the market source shown alongside it, so nothing is hidden inside a single line. Open any group to see and change what sits behind it.

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Inputs and assumptions

The requirement

Headcount

Space per person

Colliers Indonesia plans Jakarta offices at about 10 sqm per employee, inclusive of meeting rooms, reception, desks and pantry. 8.5 is a lean modern layout.

Term

Conventional Grade A leases in SCBD rarely run below 36 months.

Rent and service charge

Base rent, per sqm

Savills records Jakarta CBD Grade A at IDR 214,232/sqm/month in Q1 2026, softening 0.6% on the quarter. SCBD asking rents run above the CBD average.

Service charge, per sqm

CBD average IDR 85,574/sqm/month; Colliers records IDR 97,200 for leased CBD buildings. Premium SCBD towers sit above both, partly on the 6.17% Jakarta minimum wage rise for 2026.

Utilities, consumables, connectivity

What this covers. Everything the tenant pays on top of the service charge to keep the floor running: metered power beyond office-hour air conditioning, pantry and stationery consumables, and the internet circuit. All three are bundled into the Halo Space licence fee.

Electricity, per sqm

Tenant-metered load. The service charge normally covers office-hour air conditioning and common areas only; workstation power, after-hours cooling and server room load are billed separately. Jakarta Grade A runs roughly IDR 30,000 to 50,000/sqm/month.

Pantry and stationery, per person

Coffee, tea, drinking water, printing paper, toner and general office supplies at IDR 50,000 per head per month.

Internet leased line, per month

A dual redundant dedicated circuit sized for 150 users, priced as two independent providers for failover. A single non-redundant link would be materially cheaper and materially riskier.

Cleaning and maintenance

What this covers. Daily cleaning of the demised premises and the upkeep of everything inside it. The landlord cleans and maintains common areas only; inside your suite is the tenant's cost. Both are inside the Halo Space licence fee.

Cleaner, all-in per month

Outsourced vendor rate, inclusive of statutory contributions and the agency management fee. Benchmarked off the DKI Jakarta minimum wage for 2026 of IDR 5,729,876 (Kepgub 1142/2025, up 6.17%). This is a vendor invoice, so the payroll benefit rate below does not apply to it.

Area covered per cleaner

One cleaner per 300 sqm is the common Jakarta Grade A ratio for an office with pantry and washrooms inside the suite. Raise it for an open-plan floor, lower it for heavy meeting room use.

Maintenance, per sqm

Photocopier service contract, routers and switches, lamp replacement, pest control, plant hire, access cards and small repairs. Excludes any capital replacement.

Reception, admin and IT payroll

What this covers. The three roles a 150-desk floor has to employ that a serviced office supplies as part of the licence. Salaries are gross monthly, before statutory on-costs.

Receptionist

Front of house, visitor management, courier and meeting room coordination. Floor is the DKI Jakarta minimum wage of IDR 5,729,876 for 2026.

Office manager or admin

Vendor management, supplies, facilities coordination, landlord liaison and building permits.

IT support

One on-site FTE for 150 seats covering the network, server room, printers and endpoints. Set to zero if the client's group IT function absorbs this at no marginal cost.

Statutory on-costs

Employer share only: BPJS Kesehatan 4%, JHT 3.7%, JP 2%, JKM 0.3%, JKK 0.24% for low-risk office work, totalling about 10.2%, plus THR at one month a year, about 8.3%. Around 18% all in.

Telephony and direct lines

What this covers. Voice service per user. On a conventional lease this sits on top of the PABX capital cost below. At Halo Space the handset and extension are included; only dedicated direct-dial numbers are charged.

Conventional, per person

VoIP licence, call charges and line rental per user. Legacy PABX arrangements run considerably higher; IDR 125,000 assumes a modern cloud voice platform.

Halo Space direct lines, per month

Dedicated DID numbers and call charges beyond the included handset and extension. Set to zero if the client will port an existing cloud voice platform.

Capital and deposits

What this covers. The one-off spend a conventional lease demands before anyone sits down, spread across the term at the client's own cost of capital, plus the cash locked up in deposits on both sides.

Fit-out and furniture, per sqm

Builder's work, M&E, joinery, furniture and design fees. Colliers Indonesia quotes IDR 3.5m to 10m/sqm by specification. JLL's APAC guide for 2026 puts the regional average at USD 1,550/sqm with Jakarta at the low end of 27 cities.

Reinstatement provision, per sqm

Contractual obligation to strip the floor back at expiry. JLL puts APAC reinstatement at USD 235/sqm, roughly IDR 4.2m; Jakarta practice sits materially below that. Halo Space carries none.

PABX, server room, cabling

Structured cabling, comms racks, UPS, switching and the voice platform. One-off, and written off with the lease.

Cost of capital

The return the client's capital would earn elsewhere. Amortisation uses a standard annuity at this rate over the term. Bank Indonesia's policy rate is 4.75% and corporate rupiah borrowing runs 9 to 11%, so 15% represents an equity hurdle rather than a debt cost.

Security deposit, both options

Applied identically to both columns: three months of rent plus service charge on the conventional lease, three months of licence fee at Halo Space. Only the opportunity cost of the cash appears in the monthly comparison; the principal shows under day-one cash.

Serviced office pricing

Serviced office headcount

The number of desks taken in the serviced office. A serviced office often houses the same team in fewer seats, because shared meeting rooms, phone booths and breakout space are provided rather than built into the suite. Set this below the conventional headcount to compare a leaner footprint.

Licence fee, per desk

All inclusive: rent, service charge, electricity, cleaning, maintenance, reception, internet, furniture, fit-out and meeting room credits. SCBD serviced offices benchmark at IDR 4.0m to 6.0m per person per month.

Saving made by using a serviced office instead of conventional space

—

lower every month · across the term
and of capital never leaves your client's balance sheet.

Conventional lease

Serviced office plan

What this comparison says

Monthly cost, itemised

Line	Conventional	Serviced office plan

Market sources and benchmarks

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Savills	Jakarta CBD Grade A base rent IDR 214,232/sqm/month, service charge IDR 85,574, Q1 2026. realestateasia.com/commercial-office/news/jakarta-cbd-grade-office-rents-soften-in-q1
Knight Frank Indonesia	Early 2026 view: CBD office market in a structured recovery, flight to quality continuing toward Premium and Grade A, tenants prioritising green certification, energy efficiency and smart-building technology. kfmap.asia/services/research
Colliers Indonesia	Office planning standard of about 10 sqm per employee; renovation IDR 3.5m to 10m/sqm. colliers.com/en-id/countries/indonesia/office-services-contents/office-fit-out-cost
JLL	APAC fit-out average USD 1,550/sqm with Jakarta at the low end; reinstatement USD 235/sqm. jll.com/en-jp/guides/apac-fit-out-costs-guide
Cushman & Wakefield	Jakarta Marketbeat Q1 2026; Pacific Century Place SCBD sold en-bloc, 93,300 sqm, ~USD 400m. cushmanwakefield.com/en/indonesia/insights/jakarta-marketbeat
CBRE Indonesia	Thin pipeline: only Arumaya completes in 2026, nothing definitive to 2028; occupancy to 76%. indonesia.cbre.com/insights/reports/jakarta-office-market-outlook-q1-2026
Leads Property Services Indonesia	CBD rental stabilising despite no new supply (Q1 2026); rupiah weakness lifting fit-out cost (Q4 2025). leads-property.com/insight
Permen PU No. 26/2008	Technical standard for building means of egress, used as a reference point for occupancy density and usable area planning. peraturan.bpk.go.id/Details/104013
Pemprov DKI Jakarta	Kepgub No. 1142/2025: 2026 provincial minimum wage IDR 5,729,876, up 6.17%. Floor for cleaning and reception. jdih.jakarta.go.id/dokumen/detail/14763
BPJS employer rates	Kesehatan 4%, JHT 3.7%, JP 2% to the IDR 10,547,400 ceiling, JKM 0.3%, JKK 0.24%, plus THR one month a year.

Not priced above

01Occupancy from day one. A conventional fit-out takes three to five months, and rent usually starts before anyone sits down.
02Scale up or down inside the term without relocating, re-fitting or reopening the lease.
03No reinstatement negotiation and no dilapidations claim at expiry.
04No capital sunk into an asset that is written off the day the lease ends.
05No project management, vendor tendering or facilities headcount to carry.

Ownership and permitted use

The model and benchmarks behind this comparison were built by Halo Space. Where an agent generates a copy, we may keep the details entered above for internal record and market research, held in confidence. We will not approach an agent's client directly without the agent's agreement. Figures are indicative and not an offer.

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