MRT Jakarta Develops TOD Business Using Funding Outside Regional Budget
PT MASS Rapid Transit Jakarta (Perseroda), known as MRT Jakarta, is employing various financing schemes outside the regional budget (APBD) to develop Transit-Oriented Development (TOD) business areas. These financing schemes differ from the construction and operation of the MRT, which continue to be supported by subsidies from the Jakarta Provincial Government.
Sagita Devi, Head of the TOD Planning Department at PT MRT Jakarta, stated that the development of TOD areas relies on several alternative financing methods, ranging from floor area ratio (KLB) excess contributions and direct investment to business partnerships with the private sector. “For the development of business and TOD areas within the MRT network, we must seek funding outside the government’s APBD, so several examples of financing schemes are being implemented,” she said at the MRT Jakarta Transport Hub on Thursday, 30 July 2026.
Sagita explained that one source of funding comes from floor area ratio contributions. Under this scheme, landowners around stations who wish to increase building intensity beyond basic regulations are required to provide contributions to the government. These contributions are not received in cash but are realised through the construction of public infrastructure planned in the area’s master plan.
According to her, several public facilities have been built through this scheme. These include the pedestrianisation of Jalan Blora-Kendal, the construction of access points at Jalan Pati and Jalan Juana to serve Transjakarta, the redevelopment of Taman Kudus, and the construction of the extended concourse at Bundaran HI Station, which is targeted to begin operations in June 2027. Funds from KLB contributions have also been used for the development of Taman Bendera Pusaka.
Furthermore, Sagita noted that MRT Jakarta applies investment and business-to-business (B2B) schemes to develop various TOD projects. Taman Literasi was built using MRT Jakarta’s own investment, while the revitalisation of the Lebak Bulus park-and-ride area was carried out through cooperation with parking operators.
A similar scheme was applied to the construction of the Dukuh Atas Joint Pedestrian Bridge (JPM), which connects Sudirman Station with the Dukuh Atas LRT Station. The project was executed by an MRT Jakarta subsidiary through a creative financing mechanism, without using the APBD.
On the same occasion, Sagita mentioned that MRT Jakarta is developing the Dukuh Atas Transport Hub through a land lease scheme with Perumda Pasar Jaya. The project, with an investment value of approximately Rp 245 billion, generates revenue of around Rp 30 billion per year. The multi-functional building is designed with an open ground floor to facilitate easy intermodal transfers for pedestrians without barriers.
She added that the presence of the Dukuh Atas Transport Hub also increases the potential for local tax revenue. Land and Building Tax (PBB) was recorded at approximately Rp 254 million in 2022 during the construction phase, rising to around Rp 640 million in 2024 once operational. In addition to PBB, the project has the potential to increase revenue from specific goods and services tax (PBJT), hotel tax, and advertising tax.
Beyond building construction and intermodal connectivity, the state-owned enterprise also revitalised public spaces in the Blok M area in 2022. The redevelopment aimed to maintain the area’s function as a water catchment area while providing open space for community activities. To ensure sustainable management, MRT Jakarta added commercial areas so that the operational and maintenance costs of the public space can be covered by the revenue generated from the area, without burdening the APBD.
Sagita assessed that this concept has successfully encouraged the use of public spaces following the Covid-19 pandemic. According to her, the development of open spaces around transport hubs has become a reference for similar projects in Jakarta, such as One Satrio, Urban Forest, and Taman Bendera Pusaka.
In developing TODs, MRT Jakarta does not only focus on areas directly connected to MRT stations. Referring to the TOD scope within a radius of approximately 800 metres from transport hubs, the company also builds infrastructure that enhances connectivity to other public transport modes.
One example is the construction of the Dukuh Atas JPM, which was an assignment from the Ministry of Transportation to MRT Jakarta and PT Kereta Api Indonesia (Persero) to support LRT Jabodebek operations. The connecting bridge was built by a joint venture between MRT Jakarta and KAI using a creative financing scheme without APBD, and is equipped with retail spaces, restaurants, and advertising areas as sources of non-fare revenue.