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Ramayana Mall Karawang, also known as Ciplaz Karawang, is a mid-sized shopping center located at Jl. Resinda Raya No.2, Purwadana, Karawang Barat, Jawa Barat, Indonesia, in an industrial hub approximately 70 km east of Jakarta. Opened in the early 2000s as part of the Ramayana Lestari Sentosa department store chain, it spans about 25,000 sqm of gross leasable area, serving local residents, factory workers, and nearby communities.
The mall positions itself as a community-oriented retail destination in a region with rapid urbanization driven by manufacturing industries like automotive and electronics, contributing to a population of over 2.5 million in the Karawang Regency with a median household income around IDR 5-7 million monthly.
Tenant mix includes anchor Ramayana Department Store occupying a significant portion for apparel, household goods, and groceries; mid-tier national brands in fashion (e.g., Crocodile, Pijak), beauty, electronics, and F&B outlets comprising 30% of space with local eateries and fast food; and service providers like banks and clinics. Occupancy hovers around 70-80% based on regional middle-market trends, with footfall estimated at 5,000-8,000 daily visitors, peaking on weekends due to limited entertainment options.
Accessibility is moderate via Jl. Ahmad Yani, near toll roads but challenged by traffic congestion from industrial traffic; public transport includes angkot routes but lacks direct rail links.
Rent levels average IDR 250,000-350,000 per sqm per year, competitive for secondary markets, offering leasing advantages like flexible terms for small retailers and proximity to 500,000+ workers in nearby industrial estates. However, market saturation from larger competitors like Karawang Central Plaza (GLA 100,000+ sqm, 90% occupancy) poses risks, alongside aging infrastructure with occasional maintenance issues and vulnerability to economic slowdowns in manufacturing sectors.
Overall, it suits budget-conscious retailers targeting middle-lower income demographics but requires strategies to counter e-commerce growth and enhance experiential elements for sustained performance.
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Hours of Operation
Hours
| Monday | 10:00 AM — 09:00 PM |
| Tuesday | 10:00 AM — 09:00 PM |
| Wednesday | 10:00 AM — 09:00 PM |
| Thursday | 10:00 AM — 09:00 PM |
| Friday | 10:00 AM — 09:00 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
Karawang Regency features a diverse demographic with 60% working-age population employed in industries, drawing migrant workers from rural Java and Sumatra, creating a young (average age 28) middle-lower income base (IDR 3-6 million monthly). Family-oriented shoppers dominate, favoring affordable essentials over luxury. Daily footfall averages 6,000 visitors, boosted by 20% on paydays and weekends, per local retail reports; however, it lags behind Jakarta averages by 40% due to limited draw from tourism, with seasonal dips during rainy seasons affecting outdoor access. Strengths include stable local patronage, but risks involve fluctuating worker remittances impacting discretionary spending.
Tenant Mix and Occupancy
The tenant composition emphasizes value retail: 40% fashion and apparel anchored by Ramayana, 25% F&B with 15 outlets including local Padang and Sundanese cuisine, 20% services (ATMs, pharmacies), and 15% others like toy stores. Occupancy stands at 75%, per 2023 Colliers Indonesia data for similar tier malls, with low turnover but challenges in attracting premium brands amid 10% vacancy in weaker categories like electronics. Operational quality is adequate with standard air-conditioning and parking for 300 cars, yet aging facades and basic amenities may deter upscale tenants. Advantages for lessees include diverse mix supporting cross-traffic, but saturation in apparel (over 20 similar stores) heightens competition risks.
Lease Terms and Competition
Base rents range IDR 250,000-400,000/sqm/year plus 8-10% turnover rent, with incentives like 3-6 months rent-free for new tenants, aligned with Bekasi-Karawang market norms from Knight Frank reports. Lease durations average 3-5 years, favoring established chains. Key competition includes Karawang Central Plaza (higher footfall 15,000/day, better accessibility via skybridge) and Resinda Park Mall (newer, outlet-focused), capturing 60% market share in premium segments; Ramayana Mall holds 15-20% local share but faces access issues from poor road conditions and no integration with transit hubs. Risks encompass 5-7% annual rent escalation outpacing sales growth in saturated markets, advising lessees to negotiate escalation caps and evaluate co-tenancy clauses.
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Karawang
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Karawang
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