The CORE PIK 2 — Budget Dashboard

Summary · Listrik · Air · Salary · Floor Map  /  Budget Period 1 May–31 Dec 2026

25 MAR 2026
Summary — 2026–2029 Financial Overview
⚠️ Scope Note: This is an Operational Budget only. Marketing budget and Auditorium rental revenue are not included.
Total Income 2026
Rp2.75B
May–Dec only
Total Expense 2026
Rp18.16B
per year
Net 2026
−Rp15.41B
deficit
First Surplus 2029
+Rp321M
projected
Operational Breakeven Analysis — Income vs Expense
📊 Executive Summary
2026: −Rp15.41B 2027: −Rp5.73B 2028: −Rp2.51B 2029: +Rp321M (first surplus)
Breakeven operasional baru tercapai di 2029. Catatan: marketing budget & Auditorium rental tidak termasuk.
Income Expense Breakeven
Year Income Expense Net Status
Top Expense Categories — 2027
📊 Executive Summary
Statutory Rp24.20B = 58.7% Services Rp7.01B = 17.0% Top 3 = 84.1% of expense
Statutory charges mendominasi di Rp24.20B (58.7%). Services & Maintenance Rp7.01B. Bus transport Rp772M signifikan untuk operasional.
Category Value %
Income Breakdown 2027
📊 Executive Summary
Service Charge Rp20.80B = 58.6% Utilities Rp9.51B = 26.8% Rental Rp3.08B = 8.7%
Service charge IPL Lt.3 & Lt.4 mendominasi income. Total income 2027: Rp35.50B.
Service Charge Utilities Rental Parking Other
Source Value %
Service Charge (IPL) Rp20.80B 58.6%
Utilities Rp9.51B 26.8%
Rental Income Rp3.08B 8.7%
Parking Rp1.88B 5.3%
Miscellaneous Rp222M 0.6%
Income Trend 2026–2029
Income by Category — Year by Year
📊 Executive Summary
Income tumbuh Rp2.75B→Rp48.20B Service Charge mulai 2027 Rental & Parking terus naik
Income 2026 hanya dari Utilities & Parking. Service Charge IPL mulai 2027 langsung jadi sumber terbesar.
Service Charge Utilities Rental Parking Misc
Category 2026 % 2027 % 2028 % 2029 %
Service Charge Rp0 0% Rp20.80B 58.6% Rp24.26B 58.0% Rp27.73B 57.5%
Utilities Rp2.05B 74.5% Rp9.51B 26.8% Rp10.47B 25.0% Rp11.51B 23.9%
Rental Rp0 0% Rp3.08B 8.7% Rp4.62B 11.0% Rp6.16B 12.8%
Parking Rp707M 25.7% Rp1.88B 5.3% Rp2.07B 5.0% Rp2.28B 4.7%
Misc Rp0 0% Rp222M 0.6% Rp402M 1.0% Rp522M 1.1%
TOTAL Rp2.75B 100% Rp35.50B 100% Rp41.82B 100% Rp48.20B 100%
Expense Trend 2026–2029
Expense by Category — Year by Year
📊 Executive Summary
Total expense Rp18.16B→Rp47.88B Statutory dominan 60–67% Bus transport Rp772M/tahun
Statutory (listrik PLN, PAM) selalu mendominasi. Services naik signifikan dari Rp1.64B ke Rp7.80B seiring operasional penuh.
Electricity (PLN) PAM Water Statutory Others Services Fees Salary Repair Transport Others
Category 2026 % 2027 % 2028 % 2029 %
Electricity (PLN) Rp11.85B 65.2% Rp23.08B 56.0% Rp25.38B 57.2% Rp27.92B 58.3%
PAM Water Rp267M 1.5% Rp928M 2.3% Rp1.02B 2.3% Rp1.12B 2.3%
Statutory Others (PABX, Waste, Other) Rp96M 0.5% Rp192M 0.5% Rp192M 0.4% Rp192M 0.4%
Services & Maint. Rp1.64B 9.0% Rp7.01B 17.0% Rp7.40B 16.7% Rp7.80B 16.3%
Fees Rp1.84B 10.1% Rp2.65B 6.4% Rp2.65B 6.0% Rp2.65B 5.5%
Salary Rp1.84B 10.1% Rp3.34B 8.1% Rp3.54B 8.0% Rp3.76B 7.8%
Repair & Repl. Rp216M 1.2% Rp1.54B 3.7% Rp1.59B 3.6% Rp1.90B 4.0%
Transportation Rp235M 1.3% Rp772M 1.9% Rp772M 1.7% Rp772M 1.6%
Others Rp184M 1.0% Rp712M 1.7% Rp790M 1.8% Rp765M 1.6%
TOTAL Rp18.16B 100% Rp41.23B 100% Rp44.34B 100% Rp47.88B 100%
Pemakaian Listrik — Electricity Usage
Total Capacity
8,059 kW
all floors
Cost Yr 1 (Jun–Des)
Rp11.85B
Statutory charge PLN
Cost Yr 2 (Full Year)
Rp23.08B
full year
Income from Tenants
Rp9.23B
billed to tenants 2027
Electricity Cost by Floor — Yr 1
Floor LWBP WBP Total
Lt 1 Rp149M Rp0 Rp149M
Lt 2 Rp152M Rp0 Rp152M
Lt 3 Rp1.20B Rp429M Rp1.63B
Lt 4 Rp1.87B Rp667M Rp2.54B
Lt 5 Rp127M Rp0 Rp127M
Lt 6 Rp40.9M Rp0 Rp40.9M
Lt 7 Rp20.9M Rp0 Rp20.9M
Ballroom Rp175M Rp0 Rp175M
Auditorium Rp344M Rp172M Rp516M
Pompa/Chiller Rp7.68B Rp3.66B Rp11.34B
Monthly Electricity Cost — Yr 1
Period LWBP WBP Total/bln
Jan–Mei Rp0 Rp0 Rp0
Jun–Jul Rp1.05B Rp524M Rp1.57B
Aug–Okt Rp1.12B Rp560M Rp1.68B
Nov–Des Rp1.22B Rp613M Rp1.84B
Pemakaian Air — Water Usage
PAM Cost Yr 1/bln
Rp34.79M
Jun–Des 2026
PAM Cost 2027
Rp928M
full year
Income Air 2027
Rp278M
billed to tenants
Gap 2027
−Rp650M
ditanggung BM
Water Cost vs Income — Year by Year
PAM Cost Water Income
Year PAM Cost Water Income Gap
2026 Rp267M Rp31.3M −Rp236M
2027 Rp928M Rp278M −Rp650M
2028 Rp1.02B Rp306M −Rp714M
2029 Rp1.12B Rp337M −Rp783M
Salary — Department Breakdown
Active/Month (Jun–Des)
Rp87.54M
active hires Jun 2026
Total Yr 1 (7 months)
Rp612.79M
gross salary paid
Budget/Year (full)
Rp1.84B
incl. THR & BPJS
Take Home/Year
Rp1.59B
nett after deductions
Gross Salary by Department
📊 Executive Summary
Manager Rp98.21M = 68.8% Tenant Rel. Rp28.25M = 19.8% Engineering Rp16.42M = 11.5%
Aktif Jun 2026: 4 Manager/Marcomm, 3 Tenant Relation, 1 Chief Engineering. Total Rp142.88M/bulan.
Department Monthly Share
Manager & Marcomm Rp98.21M 68.8%
Tenant Relation Rp28.25M 19.8%
Engineering (Chief) Rp16.42M 11.5%
Salary Component Breakdown
📊 Executive Summary
Salaries Rp927.5M = 50.4% THR & Bonus Rp911.75M = 49.6% BPJS Rp72.6M/tahun
Full year salary budget Rp1.84B. BPJS Rp72.6M/tahun (3.9% dari gross).
Component Annual
Floor Map — The CORE PIK 2
📐 Building Info
NLA Lt.3 & Lt.4: 12,837 sqm SGA Total: 30,000 sqm Lt.3 Education: 4,828 m² Lt.4 F&B: 8,009 m²
Lt.3 @ Rp75,000/m²/bln. Lt.4 @ Rp150,000/m²/bln. Service Charge mulai Mei 2027.
Lantai 3 — Lifestyle / Education
Detail Value
NLA 4,828 m²
Zona Education / Lifestyle
Rate SC Rp75,000/m²/bln
SC/tahun Rp6.93B
Mulai Mei 2027
Area Parkir + Lifestyle
Lantai 4 — F&B / Sekolah Minggu
Detail Value
NLA 8,009 m²
Zona F&B / Sekolah Minggu
Rate SC Rp150,000/m²/bln
SC/tahun Rp13.86B
Mulai Mei 2027
Area Parkir + F&B + Sekolah
Organization Chart — The CORE NDC PIK2 Property Management
Org Chart Diagram
Staff Summary — By Role Level
Role Level Position Name Status
PT. Nafiri / Entity PT. Nafiri Property Indonesia — —
The Core Brand The Core — —
Executive Group Managing Director Tina Liem ✓ Actual
Financial & IT Gesvyn Tjandra ✓ Actual
COO (Property Mgt) Gerd Muller ✓ Actual
CCO (Mar.Comm) Jericho ✓ Actual
Dept Head Ops. Manager — Vacant
Deputy Mgr Marcomm — ✓ Actual
Chief Level Chief Engineering — ✓ Actual
Chief. HRGA — Vacant
Chief. TR — Vacant
Chief FA — Vacant
Staff (Active) TR Officer — ✓ Actual
Fit Out Coordinator — ✓ Actual
Fit Out Officer — ✓ Actual
Supervisor FA — ✓ Actual
FA Staff — ✓ Actual
Spv. Engineer — ✓ Actual
Vendors Security Services — Contracted
Landscape — Contracted
Housekeeping — Contracted
Pest Control — Contracted
Lift / Escalator (FujiTech) — Contracted
Parking — Contracted