TEMPO.CO, Jakarta - City-owned Mass Rapid Transit Jakarta, or MRT Jakarta, is employing various financing schemes to develop transit-oriented development (TOD) commercial zones beyond reliance on the Regional Budget (APBD). This funding model differs from the construction and operation of the MRT network, which continues to receive subsidies from the Jakarta Provincial Government.
Head of MRT Jakarta's TOD Planning Department, Sagita Devi, stated that developing these zones relies on alternative financing mechanisms, including floor area ratio (KLB) bonus contributions, direct investments, and private-sector business partnerships. "For the development of businesses and TOD areas in the MRT, we indeed have to seek funding outside the government's APBD, so there are several examples of financing schemes that are being implemented," she explained at the MRT Jakarta Transport Hub on Thursday, July 30, 2026.
Sagita noted that one major source of capital stems from floor area ratio (KLB) contributions. Under this mechanism, property owners near stations seeking to expand building intensity beyond baseline limits are required to compensate the municipal government. Rather than cash payments, these obligations are fulfilled through public infrastructure developments aligned with the district's master plan.
She highlighted several public facilities completed through this model, such as the pedestrianization of Jalan Blora-Kendal, transit access improvements on Jalan Pati and Jalan Juana for Transjakarta services, the revitalization of Taman Kudus, and the ongoing concourse extension at Bundaran HI Station set for completion in June 2027. Revenue generated from KLB contributions has also funded the development of Taman Bendera Pusaka.
Furthermore, Sagita stated that MRT Jakarta leverages direct investment and business-to-business (B2B) partnerships to drive various TOD initiatives. Taman Literasi was developed through direct MRT Jakarta investment, whereas the revitalization of the Lebak Bulus park-and-ride facility was executed in partnership with a commercial parking operator.
A similar scheme was deployed to construct the Dukuh Atas Multi-Purpose Pedestrian Bridge (JPM), connecting Sudirman Station directly to the Dukuh Atas LRT Station. That project was delivered by an MRT Jakarta joint subsidiary utilizing creative financing mechanisms without tapping APBD funds.
Meanwhile, Sagita added that MRT Jakarta is constructing the Dukuh Atas Transport Hub via a long-term land lease agreement with municipal enterprise Perumda Pasar Jaya. Representing an investment of roughly Rp245 billion, the project generates approximately Rp30 billion in annual revenue. The mixed-use structure features an open-concept ground floor designed to facilitate seamless pedestrian transfers across transit modes without physical barrier fences.
She observed that the Dukuh Atas Transport Hub significantly boosts local tax revenue yields. The site's Land and Building Tax (PBB) stood at approximately Rp254 million in 2022 during its construction phase. Once fully operational, the property's PBB assessment jumped to around Rp640 million in 2024. In addition to PBB, the facility is poised to drive higher receipts from the specific goods and services tax (PBJT), hospitality tax, and commercial advertising duties.
Besides physical structures and intermodal links, the state-owned enterprise spearheaded the revitalization of public areas in the Blok M district in 2022. That redesign aimed to preserve the neighborhood's water retention capacity while offering open community spaces for public activities. To secure operational sustainability, MRT Jakarta integrated commercial spaces, enabling management and maintenance costs to be self-funded through site utilization without draining the city budget.
Sagita noted that this approach successfully reinvigorated public space utilization following the COVID-19 pandemic. She added that transforming open areas surrounding transit hubs subsequently served as a blueprint for similar urban developments across Jakarta, including One Satrio, Urban Forest, and Taman Bendera Pusaka.
In expanding its TOD footprint, MRT Jakarta looks beyond locations directly adjacent to its rail stations. Operating within a standard 800-meter TOD radius from transit hubs, the company actively builds infrastructure that strengthens connectivity with feeder transport networks.
An example is the Dukuh Atas JPM, constructed under a mandate from the Ministry of Transportation assigned to MRT Jakarta and state-owned railway operator PT Kereta Api Indonesia (KAI) to support Jabodebek LRT operations. Built jointly by MRT Jakarta and KAI using innovative, off-budget financing, the skybridge features retail outlets, dining spots, and advertising spaces to generate non-farebox revenue.
Read: MRT Jakarta's Thamrin-Monas Line to Open by Late 2027
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