Strategi Pemanfaatan Estimasi Nilai Lahan Guna Menentukan Prioritas Instrumen Land Value Capture Di Kawasan TOD Stasiun Gubeng Surabaya

Hakim, Muh. Aqsha Aziizul (2026) Strategi Pemanfaatan Estimasi Nilai Lahan Guna Menentukan Prioritas Instrumen Land Value Capture Di Kawasan TOD Stasiun Gubeng Surabaya. Other thesis, Institut Teknologi Sepuluh Nopember.

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Abstract

Rencana pengembangan kawasan Transit Oriented Development (TOD) di Stasiun Gubeng melalui proyek Surabaya Regional Railways Line (SRRL) diproyeksikan akan meningkatkan aksesibilitas dan nilai lahan secara signifikan. Kenaikan nilai ini menciptakan potensi nilai tambah ekonomi (unearned increment) yang sering kali hanya dinikmati sektor privat tanpa kontribusi balik kepada publik. Penelitian ini bertujuan untuk merumuskan rekomendasi prioritas penerapan instrumen Land Value Capture (LVC) yang tepat di kawasan tersebut berdasarkan estimasi kenaikan nilai lahan dan analisis kesiapan implementasinya. Metodologi yang digunakan adalah pendekatan deskriptif kuantitatif dengan tiga tahapan analisis. Pertama, menggunakan Geographically Weighted Regression (GWR) untuk mengestimasi potensi perubahan nilai lahan \. Kedua, melakukan analisis konten regulasi untuk menyinkronkan teori LVC global dengan skema Pengelolaan Perolehan Peningkatan Nilai Kawasan (P3NK) berdasarkan Perpres No. 79 Tahun 2024 dan Permenko No. 3 Tahun 2026. Ketiga, menggunakan Analytic Network Process (ANP) untuk menentukan prioritas instrumen berdasarkan penilaian pakar. Hasil pemodelan GWR menunjukkan bahwa variabel jarak terhadap fasilitas kesehatan, fasilitas perdagangan dan jasa, jalan arteri, serta jenis penggunaan lahan perumahan dan perdagangan dan jasa merupakan prediktor signifikan terhadap perubahan nilai lahan. Kawasan koridor barat Stasiun Gubeng diprediksi mengalami lonjakan nilai tertinggi hingga 90%. Hasil analisis ANP menetapkan tiga instrumen prioritas utama: Joint Development (bobot 23,34%) sebagai strategi utama untuk zona komersial intensif di koridor barat, Betterment Charge (bobot 14,86%) untuk zona residensial padat di koridor timur, dan Land Sales (14,85%) untuk optimalisasi aset BMD. Penelitian ini merekomendasikan Pemerintah Kota Surabaya untuk segera membentuk entitas Pengelola P3NK dan menetapkan Zona Bonus dalam RDTR guna mendukung implementasi instrumen LVC.
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The planned development of the Transit Oriented Development (TOD) area at Gubeng Station through the Surabaya Regional Railways Line (SRRL) project is projected to significantly increase accessibility and land values. This value increase creates a potential unearned increment that is often enjoyed only by the private sector without public contribution. This study aims to formulate priority recommendations for the appropriate implementation of Land Value Capture (LVC) instruments in the area based on land value estimation and implementation readiness. The methodology used is a descriptive quantitative approach with three stages of analysis. First, using Geographically Weighted Regression (GWR) to estimate potential land value changes and identifying influential variables. Second, conducting policy content analysis to assess the legal and institutional readiness of LVC instruments. Third, using the Analytical Network Process (ANP) to determine priority instruments based on expert judgment. The GWR modeling results indicate that variables such as distance to healthcare facilities, trade and service facilities, arterial roads, and land use types (residential and trade/services) serve as significant predictors of land value changes. The western corridor of Gubeng Station is projected to experience the highest value surge, reaching up to 90%. Furthermore, the ANP analysis identified three primary priority instruments: Joint Development (23.34% weight) as the leading strategy for intensive commercial zones in the western corridor, Betterment Charge (14.86% weight) for dense residential zones in the eastern corridor, and Land Sales (14.85% weight) for the optimization of local government assets (BMD). This study recommends the Surabaya City Government to immediately establish a P3NK Management entity and designate Bonus Zones within the Detailed Spatial Plan (RDTR) to support the effective implementation of LVC instruments.

Item Type:	Thesis (Other)
Uncontrolled Keywords:	Land Value Capture (LVC), Transit Oriented Development (TOD), Nilai Lahan, Land Value, Geographically Weighted Regression (GWR), Analytical Network Process (ANP), Unearned Increment, P3NK, Surabaya Regional Railways Line (SRRL).
Subjects:	H Social Sciences > HT Communities. Classes. Races > HT133 City and Towns. Land use,urban
Divisions:	Faculty of Civil Engineering and Planning > Regional and Urban Planning > 35201-(S1) Undergraduate Thesis
Depositing User:	Muh. Aqsha Aziizul Hakim
Date Deposited:	04 Aug 2026 07:39
Last Modified:	04 Aug 2026 07:39
URI:	http://repository.its.ac.id/id/eprint/143197

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