Pemilihan Alternatif Investasi Terbaik Pada Lahan Kosong Wilayah Tanjungsari, Surabaya Menggunakan Analisis Highest and Best Use

Simon, Ofel Alexander (2026) Pemilihan Alternatif Investasi Terbaik Pada Lahan Kosong Wilayah Tanjungsari, Surabaya Menggunakan Analisis Highest and Best Use. Masters thesis, Institut Teknologi Sepuluh Nopember.

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Abstract

Kawasan Segi 8 Surabaya merupakan kawasan eksklusif dengan citra hunian dan komersial prestisius, namun masih menyisakan lahan kosong milik PT Darmo Satelit Town yang belum termanfaatkan secara optimal. Saat ini berfungsi sebagai daerah resapan, lahan tersebut memiliki potensi spasial dan ekonomi tinggi untuk dikembangkan secara produktif dan berkelanjutan. Penelitian ini menganalisis alternatif pemanfaatan lahan menggunakan analisis Highest and Best Use (HBU), Analytical Hierarchy Process (AHP), serta teori utilitas sebagai dasar pengambilan keputusan. Data diperoleh melalui observasi lapangan, analisis data sekunder, dan wawancara dengan pemangku kepentingan.
Hasil penelitian menunjukkan bahwa Alternatif 3 dengan kombinasi apartemen (30%), perkantoran (20%), hotel (15%), ruko (15%), dan SOHO (20%) merupakan opsi terbaik. Alternatif ini mampu mencapai keseimbangan antara produktivitas ekonomi tertinggi (Rp 38.912.373,62/m²) dan keberlanjutan dengan nilai Sustainability 2,55. Penilaian keberlanjutan mencakup tiga dimensi utama: lingkungan, yang ditunjukkan melalui pengurangan emisi karbon sebesar ±12,5% dan penyediaan ruang terbuka hijau (RTH) seluas 10% dari total lahan; sosial, melalui peningkatan aksesibilitas, peluang kerja lokal, serta kenyamanan publik; dan ekonomi, melalui peningkatan nilai properti dan kelayakan finansial jangka panjang.. Pada aspek fisik, perlu diperhatikan jenis tanah dan draianse yang berada pada lahan tersebut. Risiko regulasi yang awalnya berada pada kategori tinggi dapat diminimalkan melalui pemenuhan dokumen teknis dan koordinasi intensif dengan dinas terkait (DPM PTSP, DLH, Dinas Perhubungan, dan lainnya). Analisis sensitivitas menegaskan tingkat okupansi sebagai faktor penentu utama keberhasilan finansial.
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The Segi 8 District of Surabaya is recognized as an exclusive area with a prestigious residential and commercial image, yet a parcel of land owned by PT Darmo Satelit Town remains underutilized. Currently functioning as a water retention area, the site holds significant spatial and economic potential for productive and sustainable development. This study evaluates land-use alternatives using the Highest and Best Use (HBU) analysis, the Analytical Hierarchy Process (AHP), and utility theory as the basis for decision-making. Data were obtained through field observations, secondary data analysis, and interviews with key stakeholders. The findings indicate that Alternative 3, comprising a mixed-use composition of apartments (30%), offices (20%), hotels (15%), shophouses (15%), and SOHO units (20%), is the most suitable option. This alternative achieves a balance between the highest economic productivity (Rp 38,912,373.62/m²) and Sustainability (score of 2.55). The sustainability assessment covers three main dimensions: environmental, reflected in the reduction of approximately 12.5% carbon emissions and the allocation of 10% of land area to green open space (RTH); social, shown through improved accessibility, local employment opportunities, and public comfort; and economic, demonstrated by the enhancement of property value and long-term financial feasibility. From the physical aspect, attention should be given to soil type and drainage conditions on the site. Regulatory risks, initially categorized as high, can be minimized to a low level through the fulfilment of technical documentation and intensive coordination with relevant agencies (DPM PTSP, DLH, Department of Transportation, and others). Sensitivity analysis further identifies occupancy rates as the key determinant of financial success.

Item Type:	Thesis (Masters)
Uncontrolled Keywords:	Highest and Best Use, Analytical Hierarchy Process (AHP), Teori Utilitas, Produktivitas Maksimum, Highest and Best Use Analysis, Utility Theory, Maximum Productivity Analysis
Subjects:	T Technology > TH Building construction > TH438 Construction industry--Management. Project management. T Technology > TH Building construction > TH880 Sustainable buildings. Sustainable construction. Green building
Divisions:	Interdisciplinary School of Management and Technology (SIMT) > 61101-Master of Technology Management (MMT)
Depositing User:	Ofel Alexander Simon
Date Deposited:	22 Jan 2026 02:07
Last Modified:	22 Jan 2026 02:07
URI:	http://repository.its.ac.id/id/eprint/130019

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