Housing brochures in Indonesia almost always state a house type: tipe 36, tipe 45, tipe 54, sometimes with a second number as in 36/72. These numbers often get a quick glance, yet they decide how much house you get and what a fair price looks like.
This guide is for first-time buyers who want to read those numbers properly, including when comparing the prices of two houses of different types.
Reading the type: building first, then land
The type number is the building area in square metres. A tipe 36 house has a building of about 36 m².
If there’s a second number, it’s the land area. A 36/72 house is a building of about 36 m² on a 72 m² plot. Other examples, such as 45/90 or 54/120, read the same way.
The first number tells you the space you live in today. The second tells you the room available for a yard, drying laundry, parking and extending later.
Check the land figure in the brochure against the area on the certificate or on the document the deed will be based on. The certificate is the figure that counts legally. If the two differ, ask why before you pay anything.
Typical layouts for types 36, 45 and 54
Every developer’s layout is different, so these are only patterns you often see:
- Type 36 usually has two bedrooms, one bathroom, and a living room that doubles as the family room. The kitchen is often just a small area at the back.
- Type 45 usually still has two bedrooms, sometimes three, with a roomier family area or kitchen.
- Type 54 often has three bedrooms, and some have two bathrooms.
The number of rooms isn’t enough. Look at the size of each one. Two type 36 houses can feel very different: in one the bedrooms fit a wardrobe, in the other only a mattress. Ask for a floor plan with the dimensions written in every room.
Look at where the windows and doors are too. A layout with openings on two sides usually feels brighter and cooler than one of the same size that is closed in.
In a small house, the layout makes a big difference, as covered in budget renovation ideas for small homes.
What counts as building area
Developers don’t all count the same way. These parts are sometimes included and sometimes not:
- The porch (teras) at the front or back.
- The carport, especially a roofed one.
- Roof overhangs (overstek).
- Balconies, on a two-storey house.
On a two-storey house, ask whether the type is the ground floor alone or both floors added together. A two-storey type 70 could mean 35 m² per floor.
The safest approach is to measure from the floor plan yourself. Add up the rooms enclosed by walls and compare the total with the brochure. If the gap is large, ask which parts were included.
With a resale house, the type often isn’t mentioned at all. Check the building area the seller claims against the PBG (Persetujuan Bangunan Gedung, the building approval) or the old IMB permit. Check it against the building area on the PBB bill (SPPT, the notice for the annual land and building tax) as well.
Why the land area matters just as much
The land area sets how far the house can grow. But not all of a plot may be built on.
Local governments set a KDB (Koefisien Dasar Bangunan, the share of the plot a building may cover) and a GSB (Garis Sempadan Bangunan, the minimum setback from the road). The figures are in the local spatial plan, and many local governments issue a KRK (Keterangan Rencana Kota or Kabupaten, a planning statement for a single plot).
So a 36/72 house can’t automatically be extended to cover the whole 72 m². If you’re buying with plans to add rooms, ask about the KDB and GSB at the local spatial planning office or the Dinas PUPR (public works office). An extension also generally needs its PBG sorted out.
Building upward is another option. But a house that wasn’t designed for a second storey usually needs a structural check first, especially on soft ground like much of South Kalimantan.
A slightly larger plot can make a big difference a few years later, when the family grows.
Subsidised house sizes
Subsidised houses are usually small, with a building of up to about 36 m². That’s why type 36 or smaller is common in subsidised estates.
The rules for subsidised houses, including price caps and buyer criteria, are set by the government program and can change. The details are in understanding subsidized housing programs in Indonesia.
If you’re buying a subsidised house with plans to add space, keep the land area, KDB and GSB points above in mind.
Comparing price per square metre properly
A common mistake is to divide the price by the building area alone. That misleads, because a house price is made of two parts: land and building.
Worked example (illustrative numbers only): House A is a 36/72 at Rp 300 million. House B is a 36/120 at Rp 360 million. Divided by building area, A comes to about Rp 8.3 million per m² and B to Rp 10 million, so B looks more expensive.
But B has 48 m² more land. If land nearby costs Rp 1.5 million per m², that extra land is worth about Rp 72 million, more than the price difference. Seen this way, B is the more sensible buy.
A fairer way to compare:
- Find the range of land prices per m² in that location from recent sales.
- Subtract the land value from the house price. What’s left is what you pay for the building.
- Compare the building price per m², taking specification and condition into account.
As a rough reference, the PBB bill (SPPT) lists the NJOP (Nilai Jual Objek Pajak, the tax valuation) for land and building separately. NJOP often differs from market prices, so use it only as a comparison.
How to read a brochure before a viewing
Before you visit, go through the brochure with this list:
- Type and land area, then ask for a floor plan with the dimensions of each room.
- The starting price, which usually applies only to the smallest unit or certain positions.
- Surcharges for certain positions, such as corner (hook) units or extra land.
- Building specification, such as the structure, roof frame, floors, walls, power capacity and water source.
- Images and show units, which often use furniture and finishes outside the standard specification.
- Permits and title, including the PBG and the project’s master certificate.
- The handover schedule, for houses not yet finished.
A brochure isn’t a contract. What binds is the agreement you sign, so make sure the type, area and specification are written there. The full sequence for a first purchase is in a complete guide to buying your first home.
If you’d like to compare a few houses you’re considering, the Vorneo team is on WhatsApp.
