Satrio, Dimas Panji (2026) Pengaruh Karakteristik Kawasan Transit Oriented Development (TOD) terhadap Nilai Properti Komersial pada Koridor MRT Jakarta Fase 1. Other thesis, Institut Teknologi Sepuluh Nopember.
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Abstract
Pengembangan MRT Jakarta Fase 1 sebagai tulang punggung transportasi publik perkotaan tidak hanya meningkatkan aksesibilitas, tetapi juga berpotensi memengaruhi nilai properti komersial pada kawasan Transit Oriented Development (TOD) di sekitarnya. Penelitian ini bertujuan menganalisis pengaruh karakteristik kawasan TOD terhadap nilai sewa properti komersial pada koridor MRT Jakarta Fase 1. Analisis dilakukan terhadap 129 unit properti komersial yang terdiri atas 68 unit office dan 61 unit retail yang tersebar pada tujuh kawasan TOD. Karakteristik kawasan diukur menggunakan kerangka Node-Place Functionality (NPF) melalui Entropy Weight Method (EWM), sedangkan hubungan antara karakteristik kawasan TOD dan nilai sewa dianalisis menggunakan Multiscale Geographically Weighted Regression (MGWR) dengan logaritma natural harga sewa sebagai variabel dependen. Hasil penelitian menunjukkan bahwa nilai sewa properti komersial bervariasi antarkawasan, dengan kawasan Istora memiliki rata-rata nilai sewa tertinggi. Perhitungan EWM TOD Index menghasilkan tiga tipologi kawasan, yaitu Balanced TOD, Node Dominant, dan Place Dominant, yang ditentukan berdasarkan keseimbangan dimensi Node dan Place, sedangkan dimensi Functionality digunakan untuk memperkaya interpretasi karakteristik kawasan. Dibandingkan model OLS, MGWR memberikan kinerja yang lebih baik dengan peningkatan nilai R² dari 0,457 menjadi 0,525 serta penurunan AICc dari 311,547 menjadi 308,382, yang menunjukkan adanya variasi spasial dalam pengaruh karakteristik TOD terhadap nilai sewa properti komersial. Hasil analisis menunjukkan bahwa jarak ke pusat kota merupakan faktor yang paling dominan memengaruhi nilai sewa, diikuti oleh dimensi Node dan Place yang berpengaruh positif signifikan serta kedekatan terhadap stasiun MRT yang membentuk transit premium. Sintesis berdasarkan tipologi kawasan menunjukkan bahwa Balanced TOD lebih sensitif terhadap kedekatan dengan pusat kota dan peningkatan kualitas simpul transportasi, sedangkan Node Dominant dan Place Dominant lebih dipengaruhi oleh kedekatan fisik terhadap stasiun MRT. Temuan ini menunjukkan bahwa mekanisme pembentukan nilai sewa properti komersial berbeda menurut tipologi kawasan TOD, sehingga dapat menjadi dasar dalam penyusunan strategi pengembangan kawasan TOD dan penerapan kebijakan Land Value Capture (LVC) yang lebih tepat sasaran.
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The development of Jakarta MRT Phase 1 has not only enhanced urban accessibility but also has the potential to influence commercial property values within surrounding Transit Oriented Development (TOD) areas. This study examines the influence of TOD characteristics on commercial property rental values along the Jakarta MRT Phase 1 corridor. The analysis was conducted on 129 commercial properties, comprising 68 office units and 61 retail units distributed across seven TOD areas. TOD characteristics were measured using the Node-Place Functionality (NPF) framework through the Entropy Weight Method (EWM), while the relationship between TOD characteristics and rental values was analyzed using Multiscale Geographically Weighted Regression (MGWR) with the natural logarithm of rental price as the dependent variable. The results indicate that commercial rental values vary across TOD areas, with Istora exhibiting the highest average rental value. The EWM TOD Index classified the study areas into three typologies Balanced TOD, Node Dominant, and Place Dominant based on the balance between the Node and Place dimensions, while the Functionality dimension was incorporated as an interpretive layer to enrich the characterization of each TOD area. Compared with the global Ordinary Least Squares (OLS) model, MGWR demonstrated superior performance, reflected by an increase in R² from 0,457 to 0,525 and a decrease in AICc from 311,547 to 308,382, indicating spatial heterogeneity in the relationship between TOD characteristics and commercial rental values. The analysis further shows that distance to the city center is the most influential determinant of rental value, followed by the Node and Place dimensions, which exert significant positive effects, while proximity to MRT stations generates a transit premium. A typology-based synthesis reveals that Balanced TOD areas are more sensitive to proximity to the city center and improvements in node quality, whereas Node Dominant and Place Dominant areas are more strongly influenced by proximity to MRT stations. These findings demonstrate that the mechanisms underlying commercial rental value formation vary across TOD typologies and provide a basis for formulating typology-based TOD development strategies and more targeted implementation of Land Value Capture (LVC) policies.
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Pengaruh Karakteristik Kawasan Transit Oriented Development (TOD) terhadap Nilai Properti Komersial pada Koridor MRT Jakarta Fase 1. (deposited 04 Aug 2026 01:29)
- Pengaruh Karakteristik Kawasan Transit Oriented Development (TOD) terhadap Nilai Properti Komersial pada Koridor MRT Jakarta Fase 1. (deposited 04 Aug 2026 06:10) [Currently Displayed]
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