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Kuningan City is a mixed-use development in South Jakartas Setiabudi district, featuring a six-floor shopping mall with approximately 220 stores and two anchor tenants, integrated with two 58-story residential towers and a 45-story office tower named AXA Tower. Opened in 2012 by developer Agung Podomoro Group, the mall adopts a lifestyle and entertainment concept targeting the needs of nearby business professionals, residents, and visitors in the affluent Kuningan area.
The tenant mix emphasizes fashion, electronics, casual dining, and entertainment, highlighted by the largest Don Don Donki outlet in Indonesia, alongside international and local brands such as supermarkets, movie theaters, and F&B outlets comprising about 40% of space.
Market position as a mid-tier mall benefits from synergy with office and residential components, drawing steady footfall from corporate workers during lunch hours and weekends from families.
Accessibility is strong via Jalan Prof. Dr. Satrio, with proximity to MRT stations and major roads, though traffic congestion poses challenges. Jakarta retail market in 2025 shows average occupancy at 77.3% per Cushman and Wakefield, with premium malls at 90%; Kuningan City likely aligns around 80-85% due to stable demand.
Rent levels have risen 0.5% quarter-on-quarter to approximately IDR 800,000-1,200,000 per sqm per month for prime spaces, per JLL reports, offering competitive leasing for mid-range retailers. Advantages include lower competition intensity compared to mega-malls, potential for higher dwell time in less crowded environment, and opportunities in underserved entertainment categories. Drawbacks involve market saturation in South Jakarta, with nearby competitors like Ambassador Mall and ITC Kuningan attracting budget shoppers, potentially diluting footfall estimated at 10,000-15,000 daily.
Operational quality is solid with modern infrastructure, but aging aspects since 2012 may require updates; demographic profile skews upper-middle class aged 25-45, with household incomes above IDR 20 million monthly, supporting premium F&B and lifestyle retail but sensitive to economic slowdowns.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Footfall
The primary catchment area encompasses Setiabudi and Mega Kuningan, a business hub with over 100,000 office workers and 5,000 luxury residential units, per Colliers data. Demographics feature affluent professionals and expatriates aged 25-45, with average household incomes exceeding IDR 20 million monthly, favoring lifestyle and entertainment spending. Footfall averages 10,000-15,000 visitors daily, peaking at lunch from nearby offices and evenings from residents, though lower than mega-malls 30,000+ due to mid-tier positioning; this supports consistent but not explosive traffic, with dwell time around 1-2 hours focused on dining and quick shopping.
Competition and Market Risks
Intense competition from established neighbors like Ambassador Mall (premium focus) and ITC Kuningan (budget retail) fragments market share, with the latter drawing price-sensitive shoppers and reporting higher weekend crowds. South Jakarta retail saturation stands at 74% occupancy city-wide in Q3 2025 per Cushman and Wakefield, risking tenant churn if economic pressures rise; Kuningan Citys entertainment concept differentiates but faces weaknesses in anchor strength and promotional visibility, potentially limiting sales per sqm to IDR 5-7 million annually versus premium malls IDR 10 million+. Infrastructure aging since 2012 may increase maintenance costs, impacting operational appeal.
Lease Terms and Operational Quality
Leasing terms are flexible for mid-tier retailers, with base rents at IDR 800,000-1,200,000 per sqm monthly plus 10-12% turnover rent, per JLL Q2 2025 insights, including incentives like rent-free periods for strong mix contributors. Occupancy hovers at 80-85%, above Jakarta average, supported by mixed-use synergies ensuring baseline traffic. Operational quality includes clean, modern facilities with 1,500 parking spaces and efficient zoning, though access issues from traffic and limited public transport integration pose risks; tenant mix balance (40% F&B, 30% fashion, 20% services) aids synergy but requires updates to counter weak categories like luxury goods amid market shifts toward experiential retail.
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