Syamsudin Noor International Airport, South Kalimantan’s main airport, sits in Kecamatan Landasan Ulin in the city of Banjarbaru. Next door is Kecamatan Liang Anggang. Both areas keep growing, with new housing estates, shophouses, warehouses and guest houses going up along the main roads.
Living or investing near the airport has obvious upsides. There are also things the brochures rarely mention, such as aircraft noise and limits on building height. This guide covers both.
Getting to know Landasan Ulin and Liang Anggang
Landasan Ulin is on the western side of Banjarbaru, on Jalan Ahmad Yani, the main road linking Banjarmasin, Banjarbaru and Martapura. It has long been the gateway into Banjarbaru from the Banjarmasin side.
Liang Anggang lies further west. It has the junction for the road to Bati-Bati and Pelaihari, so it also carries people and goods coming up from Tanah Laut.
Compared with swampy Banjarmasin, the ground here is generally higher and drier. Many housing estates didn’t need the deep fill you’d see in the swamp city. Still, low spots near ditches and drains can flood in heavy rain, so ask about the flooding history of the specific site.
For a broader picture of the city, see our guide to living in Banjarbaru.
Who looks for homes here
Demand around the airport comes from a few groups:
- Airport and airline staff and their contractors, who want to live near work.
- Frequent flyers, such as employees who travel often or mine workers on rotation.
- Young families buying a first home in Banjarbaru, including subsidised homes.
- Workers and newcomers with jobs in Banjarbaru who still want easy access to Banjarmasin.
For an investor, these groups mean rental demand, whether for a house, boarding rooms or short-stay lodging. But don’t base your numbers on rosy assumptions. New estates keep being built, so the competition grows too. Our guide to property for rent helps you do the math honestly.
Aircraft noise and flight paths
This is the thing people most often miss. Planes take off and land in line with the runway. A house under that line will hear aircraft much louder than a house off to the side of the airport.
Simple ways to check:
- Visit during scheduled flights, morning and afternoon, and listen from inside the house and from the yard.
- Find the runway direction on a satellite map and extend a straight line from both ends. Sites close to that line are usually noisier.
- Ask the neighbours whether the noise disturbs sleep or conversation, and whether there are night flights.
Some people don’t notice it at all, and others can’t stand it. What matters is knowing before you buy, not after. Our guide to viewing a house at night is also useful for checking how a place feels outside office hours.
Building height limits (KKOP)
Around the airport there’s a Kawasan Keselamatan Operasi Penerbangan (KKOP), a flight safety zone. Inside it, the height of buildings, towers, poles and even trees is capped so they don’t get in the way of aircraft. The cap varies with the site’s distance and position relative to the runway.
For a one or two storey house, this rarely comes into play. But if you plan to:
- build a shophouse or multi-storey building,
- put up a tower, a tall billboard or an antenna mast,
- buy a large plot for a hotel or a tall warehouse,
then check the height limit for that spot before you buy. Ask Banjarbaru’s public works and spatial planning office (Dinas PUPR) or the airport operator. When you apply for a building approval (PBG, Persetujuan Bangunan Gedung), the height will be checked too. Our guide to the PBG explains the process.
Don’t rely on the seller’s guess about how many floors you can build. If your plan depends on height, get the answer in writing.
Land and shophouses on the main roads
Along Jalan Ahmad Yani in Landasan Ulin and the road towards Liang Anggang, plenty of land and shophouses are offered for business use. Things to watch:
- Traffic. A busy road is good for a shop, but make sure customers can stop and park safely.
- U-turn access. On a road with a median, a site far from a U-turn can be a hassle for customers coming the other way.
- Building setback line. On main roads there’s a minimum distance between the building and the road. Check that your plans fit.
- Road widening plans. Ask Dinas PUPR whether any widening could cut into the front of the plot.
For shophouses, also read our guide to investing in ruko.
Paperwork in new housing estates
Many homes here are sold in new estates, including subsidised ones. In these estates, one master certificate is usually split into one per plot. Before signing, make sure:
- Your plot’s certificate has been split, or find out when it will be and who is handling it.
- The developer has full permits, including a PBG for your unit.
- Public facilities such as roads and drains are actually built, not just drawn in the brochure.
If you plan short-stay rentals
Some buyers picture a house near the airport as short-stay lodging for transit passengers or families seeing off pilgrims. Before going down that road, ask the kelurahan and the neighbourhood association whether lodging is allowed in that estate, and check the estate rules if there are any. Count the costs people forget: furniture, electricity, cleaning and someone to look after guests. Lodging that sits empty on weekdays can earn less than an ordinary yearly lease.
Practical steps
- Visit during scheduled flights and listen.
- Check where the site sits relative to the runway on a map.
- If you plan to build tall, check the KKOP limit with Dinas PUPR or the airport operator.
- Ask about past flooding and drainage direction.
- Check the certificate and the developer’s permits before paying a deposit.
The airport area suits people who fly often or work nearby, as long as the noise and height limits are part of the plan. Browse houses for sale in Banjarbaru, and the Vorneo Property team can help you check a site with you.
