A developer’s brochure is designed to get you interested, not to list every drawback. That’s normal. Your job as a buyer is to read it with a cool head and know which parts need follow-up questions.

This article walks through the parts of a brochure that first-time buyers most often misread, and the questions to ask before you pay a booking fee.

The “Starting From” Price

The big number on the front almost always comes with “mulai dari”, meaning “starting from”. It is the price of the cheapest unit, usually the smallest type on a standard plot, and there are often only a few of them.

Other units can cost more because of:

  • A corner plot (hook), which has more land.
  • Facing a park, the estate’s main road or another feature.
  • Extra land beyond the standard size.
  • A later sales phase, since many developers raise prices phase by phase.

Ask what the price leaves out. Taxes, the sale deed, the title transfer, mortgage fees and the cost of connecting power and water may not be included. Some developers advertise “free fees” on some items, so get the breakdown in writing. Our article on hidden costs of buying a house lists the usual ones.

The Instalment Example

Many brochures show a monthly instalment that looks easy. Check the assumptions:

  • What down payment does that example assume?
  • How long is the loan term?
  • Is the rate a fixed promotional rate for the first few years, or the rate for the whole loan?

The figure printed is usually based on the promo rate. When that period ends, the rate can move to the bank’s floating rate and the instalment can go up. Ask the developer’s partner bank what the instalment might be after the promo. To understand how this works, read understanding mortgage interest.

Building Area and Land Area

Brochures usually describe a house as something like “Type 36/90”. The first number is the building area in square metres, the second is the land area. We explain this in what house types mean.

What tends to confuse people:

  • How is the building area measured? Some developers include the terrace, carport or outer walls. Two “type 36” houses can feel quite different inside.
  • Land area in the brochure versus the certificate. Make sure the brochure figure matches what will appear on the certificate. If there is extra land, ask whether it is included in the price or charged separately.
  • Room sizes. Brochures rarely give the size of each room. Ask for a dimensioned floor plan and picture whether your bed, wardrobe and table will fit.

Bring a tape measure to the show house. Measure the bedrooms and kitchen and compare them with the furniture you own.

The Specification Sheet

The specs are usually at the back of the brochure in small print. That is the part that matters most. Look at:

  • Foundations and structure. The foundation type matters, especially on soft ground like much of Banjarmasin. Ask whether piles are used, or another system.
  • Walls. Red brick, lightweight block or concrete block, and whether both sides are plastered and finished.
  • Roof frame and covering. Light steel or timber, and metal, concrete or another type of tile.
  • Floors. Tile size and type, and whether the bathroom and kitchen get the same.
  • Frames, doors and windows. Timber, aluminium or something else.
  • Power and water. The installed electricity capacity, water from the municipal supply (PDAM) or a well, and whether connection costs are included.

Words like “setara” (equivalent) or “atau sejenis” (or similar) give the developer room to swap brands or materials. Ask what they mean, and ask for the spec that is attached to the agreement, not just the brochure version.

Renders Versus Reality

The house images in a brochure are usually computer renders. The house looks spacious, the garden is lush, the sky is blue and the furniture is perfectly arranged. All fine as illustration, but none of it is a promise.

Common differences between render and reality:

  • A garden, fence and canopy in the render that aren’t in the spec.
  • A fancy-looking facade material that turns out to be ordinary paint.
  • Wide-angle views that make rooms look bigger.
  • Generous gaps between houses that are tight on site.

The most honest check is the show house, or better still, homes already lived in from an earlier phase. A house that has been occupied for a few years shows you the real build quality.

The Location Map and Travel Claims

Brochures often say “just 5 minutes to the city centre” or “close to the airport”. Claims like these are usually measured on an empty road. Drive the route yourself at rush hour.

Look at the brochure map too. It often shows only the main roads and shopping centres, not a narrow access lane or a flood-prone area. Open a digital map and look at the surroundings yourself.

Promised Facilities

A mosque, a park, a pool or a guarded gate often appear in the brochure. Ask which exist already, which are still plans, and when they will be built. How to check them on site is covered in checking public facilities in a housing estate.

Questions for the Sales Team

  1. Which units are actually sold at the “starting from” price, and how many are left?
  2. What is included in the price, and what isn’t?
  3. What down payment, term and interest rate does the instalment example assume?
  4. Does the land area in the brochure match what will be on the certificate?
  5. Can I have the specification sheet that is attached to the agreement?
  6. Which facilities are already built and which are still planned?

Keep the brochure and every piece of marketing material. If things turn out differently, they can serve as evidence. Before paying, also make sure the developer is legitimate by reading how to check a developer’s legal standing.

A brochure is a starting point, not the truth. If you’d like a second opinion on an estate you are considering in Banjarmasin or Banjarbaru, the Vorneo Property team can go through it with you.