Living in Cipete & Cilandak — An Expat's Guide

Jakarta · Area Guides

Cipete and Cilandak sit between Kemang and Pondok Indah in South Jakarta - and increasingly, between them in desirability too. These are the neighbourhoods expats discover in their second year: quieter than Kemang, more affordable than Pondok Indah, and with MRT access that neither of those can match. They are practical, liveable, and increasingly popular with families who have worked out what matters.

Written by Mia Windsor Originally published: 24 February 2026 6 min read

Cipete and Cilandak - What's What

These two areas are often mentioned together, and with reason. They border each other, share the same general infrastructure, and overlap in character. But they are not identical.

Cipete runs along Jalan Cipete Raya, south of Kemang and east of the Pangeran Antasari flyover. It has a distinct identity shaped by the French expat community - the Lycée Français de Jakarta is here, and French bakeries, crêperies and small bistros line the side streets. Cipete feels like a quieter, more residential version of Kemang, with less traffic and lower rents. The MRT station at Cipete Raya transformed the area's appeal when it opened in 2019: suddenly you could live in a leafy South Jakarta neighbourhood and reach Sudirman in 15 minutes without a car.

Cilandak is broader and harder to pin down. It stretches from the JIS campus (the Middle/High entrance is on the Cilandak side) near Jalan Cilandak KKO down to TB Simatupang and west toward Pondok Indah. The area around Cilandak Town Square (Citos) is the commercial centre - shops, restaurants, a cinema. Further out, Cilandak is residential: compounds, standalone houses, quiet streets. It is less walkable than Cipete and has no MRT station, but it offers larger houses, more gated communities, and easy access to toll roads.

The two areas share a character: low-key, green, residential, and well-connected to the schools that matter. They lack the social energy of Kemang and the prestige address of Pondok Indah. What they offer instead is calm, space, and value.

Housing

Both areas offer more house for less money than Kemang or Pondok Indah.

Cipete housing is mostly standalone houses and smaller compounds along the residential lanes off Jalan Cipete Raya. Many were built for local families and later adapted for expat tenants - expect three to four bedrooms, a small garden, carport, and staff quarters. Some streets have a village feel: narrow, shaded, with local warungs on the corner. Rents run $1,500-$3,000 per month for a family house. Renovated properties in good locations push higher. Apartments are less common here than in Kemang - Cipete is primarily a house neighbourhood.

Cilandak has a wider range. Near Citos and JIS, you will find modern compounds with shared pools, security, and maintained gardens - popular with families who want a managed environment. Further out toward TB Simatupang, houses are larger and rents drop. Expect $1,500-$3,500 per month. Some of the newer developments along the Cilandak KKO corridor offer four-to-five-bedroom houses with pools at rents that would buy a two-bedroom in Pondok Indah.

The same leasing norms apply as elsewhere in Jakarta: annual payment upfront is standard, most houses come furnished, and a security deposit of one month's rent is typical. Properties move quickly - good houses in Cilandak near JIS get snapped up by incoming families during the June-August admissions cycle.

Transport and MRT

This is Cipete's single biggest advantage over every other expat neighbourhood in South Jakarta.

Cipete Raya MRT station sits on the North-South line (the only MRT line currently operating). From here you can reach Lebak Bulus (south terminal, 5 minutes), Blok M (10 minutes), Senayan (12 minutes), Sudirman/Dukuh Atas (15 minutes), and Bundaran HI (18 minutes). For expats working in the CBD, this changes the equation entirely. No car, no traffic, no Grab surge pricing - just a clean, air-conditioned train that runs every 5-10 minutes during peak hours.

Cilandak does not have an MRT station. The nearest is Cipete Raya or, at the southern end, Lebak Bulus. But Cilandak's access to the inner toll road (via TB Simatupang or the Antasari ramp) compensates: if you are driving to offices in Kuningan, Mega Kuningan or Sudirman, the toll road from Cilandak is often faster than surface streets from Kemang.

Both areas are well served by Grab and Gojek. Most families still have a car and driver for school runs and weekend trips, but the MRT has made Cipete genuinely viable as a car-light household.

Schools Nearby

Both Cipete and Cilandak sit in the geographic sweet spot of South Jakarta's international school cluster.

Drive times in normal traffic. Add 10-20 minutes at peak school-run times. Fee ranges are annual totals in USD.

Cilandak is the natural home for JIS families - the campus sits on the border of Pondok Indah and Cilandak, with the Middle/High entrance on the Cilandak side and the Elementary entrance on the Pondok Indah side. ISJ in Pondok Indah is a short drive west. French families gravitate to Cipete for the Lycée. AIS in Pejaten/Kemang is easily reached from both areas.

Food and Services

Neither Cipete nor Cilandak matches Kemang for density of restaurants and nightlife. That is part of the appeal for families who have outgrown the scene.

Cipete has developed a quiet food culture of its own. French bakeries (Paul, Du Jour, and independent patisseries), specialty coffee shops, brunch cafés, and a growing number of Korean and Japanese restaurants line the streets near the Lycée. The food here skews toward European expat tastes - less Indonesian street food than Kemang, more croissants and pain au chocolat. Jalan Cipete Raya also has local warungs, small supermarkets, and basic services.

Cilandak Town Square (Citos) is the area's commercial hub: a mid-sized mall with restaurants, cafés, a cinema, and grocery shopping. It is not Pondok Indah Mall, but it covers daily needs without a long drive. Pejaten Village Mall is also nearby - another mid-range option with supermarket and dining. For premium groceries and imports, Ranch Market and the malls of Pondok Indah are 10-15 minutes away.

Services are adequate rather than abundant. International clinics, dental practices, gyms and salons exist but are more scattered than in Kemang. The trade-off is that you will drive to some things you could walk to in Kemang.

Healthcare

Siloam Hospitals TB Simatupang is the nearest large hospital from Cilandak - modern, well-equipped, and used by expat families. It is on the TB Simatupang corridor, 5-10 minutes from most Cilandak addresses.

Pondok Indah Hospital (15 minutes from Cipete, 10 from western Cilandak) is the go-to for most expat families requiring specialist or emergency care. It has an international wing, English-speaking staff, and direct insurance billing.

SOS Medika Cipete and smaller international clinics in the area handle routine GP visits, vaccinations and minor issues. For anything serious, Pondok Indah Hospital or Siloam are the referral points.

Who These Areas Suit - And Who They Don't

• You work in the CBD and want the MRT commute - this is the only expat neighbourhood where that option exists
• You are a French family near the Lycée, or you appreciate the European café culture that has grown up around it
• You want to be close to Kemang's social life (10 minutes) without living in Kemang's traffic and noise
• You are on a mid-range budget and want a family house under $3,000 per month

• Your children attend JIS (the campus borders Cilandak) or ISJ (10-15 minutes)
• You want a larger house with a garden and pool in a quiet compound
• You value toll road access for driving to offices in Kuningan or TB Simatupang
• You want the practical benefits of South Jakarta without paying Pondok Indah prices

• You want walkable nightlife, restaurants and social energy on your doorstep - Kemang does this better
• You want a prestige address with wide streets and gated luxury - Pondok Indah does this better
• You need to be within 10 minutes of BSJ - Bintaro is the only answer for that

For comparisons, see Living in Kemang and Living in Pondok Indah. For the city-wide view, see Best Areas in Jakarta for Expat Families.