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The residential property market offers two types of houses: ready-to-move-in homes and indent homes. As the names suggest, a ready-to-move-in home is a house whose physical construction has been completed, or at least is ready to be occupied, while an indent home is a house that needs to be built before it can be occupied.
An indent house is a house that does not yet have a completed physical structure and therefore cannot be occupied immediately.
The term “indent” refers to ordering an item that is not yet available and will only be fulfilled later. In the context of residential properties, the definition of an indent house can vary.
An indent house does not necessarily mean that the land is still empty and construction has not started at all. The house may also already be under construction. This situation can also explain what an indent house is.
In general, here is how the process of buying an indent house works.
At this stage, the developer provides information regarding:
Price
Land and building size
Floor plan
Material specifications
Facilities
Estimated construction timeline
If a show unit is available, you can view it to get an idea of what the final result will look like.
Note: The show unit may not be exactly the same as the house you purchase. Therefore, always refer to the written specifications as your main reference.
Once you have selected the house type and lot number, you pay a booking fee or down payment according to the developer’s policy. After that, you will go through the administrative and payment process. If you use a mortgage loan (KPR), there is generally an application process and an assessment of your repayment ability by the bank.
The agreement generally includes:
Price
House specifications
Land and building size
Construction and/or handover schedule
Payment mechanism
Provisions in the event of changes
Rights and obligations of each party
Read the contract carefully and discuss its contents with the developer if there are any provisions you feel are unsuitable.
Once all requirements and payments have been fulfilled according to the agreed terms, construction begins.
Once construction is complete, there is generally an inspection stage before handover. You can check the condition of the house and compare it with the specifications stated in the agreement.
Any necessary repairs may be carried out before or after handover, depending on the agreement and the developer’s decision.
Once the house meets the handover requirements and all administrative processes are completed, the unit is handed over to the buyer. The house can then be occupied.
In reality, the construction timeline for an indent house cannot be generalized, as it depends on:
Developer
House type
Project conditions, and
Stage of the overall development
Generally speaking, an indent house may take several months to more than a year to be ready for handover. If the project is still in the early stages of development, the timeline may be longer.
If construction takes longer than the duration stated in the agreement, request a written explanation from the developer as administrative evidence that you have raised concerns about the delay.
You may later use this evidence to take legal action if the delay becomes more serious.
There are several other aspects that differentiate indent houses from ready stock homes besides when the house can be occupied.
There are several benefits of buying an indent house that you can enjoy:
During the early stages of sales, projects tend to have more unsold lots. This gives you a greater opportunity to choose a house location based on your needs, such as a corner lot or a house located near a park.
Sometimes, developers set different prices depending on the sales stage. In other words, units marketed while a project is still under development may be offered at an initial price that later changes in subsequent stages.
However, this is not an absolute rule. Indent houses are not necessarily cheaper than ready-to-move-in homes, as this depends entirely on the project and the developer’s strategy.
During the early stages of a development, the surrounding environment is generally still under construction. Over time, area facilities, commercial areas, parks, and other infrastructure may emerge according to the development plan.
Even so, this depends on how much of the developer’s plan can actually be realized. In other words, the development shown in a brochure may not necessarily reflect the actual condition on the day you receive the house.
Since construction takes several months, you also have time to gradually prepare your household needs. For example, if you are still living elsewhere, you can prepare furniture, arrange your move, and take care of other preparations while the house is being built.
On the other hand, buying an indent house also comes with several potential risks.
You can view the show unit, floor plan, three-dimensional images, and specifications. However, the house you will ultimately receive still needs to be built. This means that at the time of the transaction, you do not yet know its actual physical condition.
If construction or handover is delayed, you will have to wait longer. This can affect your moving plans, accommodation costs while waiting, and financial management. Therefore, the construction and handover schedules in the agreement need to be clearly established from the beginning.
For example, you may want to make sure that the floors are level, the water pressure is good, there are no leaks, the doors and windows are properly installed, and so on. All of this can only be determined once the house has been completed.
Suppose the area is still quiet at the moment. In the next few years, it may become much busier as other units become occupied and commercial facilities begin operating.
Conversely, if the development of promised facilities progresses more slowly than planned, the area may remain quiet for longer. Therefore, when buying an indent house, you need to distinguish between the current condition and the development plans for the area.
If you are seriously considering buying an indent house, consider the following points.
Government Regulation No. 12 of 2021 requires developers to provide prospective buyers with information, including the construction schedule and house handover schedule at the initial stage.
Therefore, do not hesitate to ask:
When will construction begin?
When is the target completion date?
When is the target handover date?
What are the provisions in the event of a delay?
In addition to the verbal information above, you are also entitled to obtain the Sale and Purchase Binding Agreement (PPJB) materials even before agreeing to purchase.
Review the PPJB carefully to understand:
Property and land area
Price and payment method
Building specifications
Construction schedule
Handover schedule
Rights and obligations of each party
Maintenance
Cancellation
Dispute resolution
Provisions in the event of delays
Equally important, the land and project must be legally valid. Therefore, make sure to carefully verify matters such as land use designation, land rights, ownership status of the house, and construction permits to avoid legal issues in the future.
If the developer has previously worked on other projects, you can use them as a reference to assess its track record. Find out about:
The developer’s punctuality in completing projects and handovers,
Building quality after several years,
Management of the area after residents move in, and
The realization of promised facilities.
Don’t want to worry about the certainty of your home’s construction? Florence Village is worth considering. This latest cluster in Jakarta Garden City is developed by PT Modernland Realty Tbk., an experienced and trusted developer in managing integrated developments.
Florence Village offers two-story landed houses with 3 bedrooms, 3 bathrooms, and a carport for 2 cars, with prices starting from around IDR 900 million.
Interestingly, Jakarta Garden City offers an attractive bonus package for purchases in this cluster, including:
No initial down payment
Developer covers the contract signing fees
Gold and iPhone 17 Pro Max bonuses
Its location is equally advantageous. Florence Village is located in the heart of JGC and is connected to:
AEON Mall
IKEA
Mayapada Hospital
Not only that, it also offers easy access to the Cakung Timur Toll Exit and Kelapa Gading.
Therefore, although an indent house is a home built after the purchase order and consequently comes with its own risks, the advantages of Florence Village above offer a different perspective. Contact us to schedule a visit and choose your preferred lot.
