Kesenjangan Penawaran dan Permintaan Pada Pasar Apartemen Kelas Menengah di Surabaya Timur

Pamungkas, Mohammad Kaisar (2026) Kesenjangan Penawaran dan Permintaan Pada Pasar Apartemen Kelas Menengah di Surabaya Timur. Other thesis, Institut Teknologi Sepuluh Nopember.

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Abstract

Pasar apartemen komersial kelas menengah di Kota Surabaya menunjukkan gejala overhang, yaitu kondisi ketika pasokan unit hunian yang telah selesai dibangun tidak terserap pasar dalam jangka waktu tertentu. Di Wilayah Surabaya Timur, khususnya Kecamatan Mulyorejo dan Sukolilo yang menjadi konsentrasi pasokan apartemen komersial tertinggi di Kota Surabaya, tingkat non-occupancy tercatat mencapai sekitar 65%, atau hanya 20.125 dari 57.502 unit yang terhuni (Koran Properti, 2025). Kondisi ini mengindikasikan adanya housing mismatch antara karakteristik penawaran pengembang dan kebutuhan rumah tangga kelas menengah. Penelitian ini bertujuan menganalisis kesenjangan penawaran dan permintaan apartemen kelas menengah di Surabaya Timur berdasarkan lima aspek: harga dan skema pembiayaan, status kepemilikan dan tipe unit, lokasi dan aksesibilitas, fasilitas dan layanan, serta biaya operasional hunian. Penelitian menggunakan pendekatan deskriptif-kuantitatif komparatif terhadap 12 proyek apartemen sebagai data penawaran dan 122 responden rumah tangga kelas menengah sebagai data permintaan. Analisis dilakukan melalui statistik deskriptif frekuensi dan Priority Mismatch Index (PMI). Hasil penelitian menunjukkan bahwa mismatch tertinggi terdapat pada aspek harga dan keterjangkauan dengan PMI 25. Lokasi dan aksesibilitas serta biaya operasional menjadi prioritas kedua dengan PMI masing-masing 20. Fasilitas dan layanan memperoleh PMI 9, sedangkan status kepemilikan relatif sesuai dengan PMI 3. Temuan ini menegaskan bahwa overhang apartemen kelas menengah di Surabaya Timur terutama disebabkan oleh ketidaksesuaian keterjangkauan, aksesibilitas, dan biaya operasional. Oleh karena itu, pengembangan apartemen perlu diarahkan secara lebih demand-driven melalui penyesuaian harga, efisiensi biaya hunian, integrasi aksesibilitas, dan penyediaan fasilitas yang lebih fungsional.
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Middle-class commercial apartments in the City of Surabaya show signs of overhang, a condition in which completed housing units remain unabsorbed by the market for a certain period. In the East Surabaya Region, particularly Mulyorejo and Sukolilo Subdistricts, which have the highest concentration of commercial apartment supply in the city, the non-occupancy rate reaches approximately 65%, with only 20,125 of 57,502 units occupied (Koran Properti, 2025). This condition indicates a housing mismatch between the supply characteristics of apartments developed by private developers and the needs of middle-class households. This study aims to analyze the gap between apartment supply and demand in East Surabaya based on five aspects: price and financing scheme, ownership status and unit type, location and accessibility, facilities and services, and housing operational costs. The study applies a comparative descriptive-quantitative approach using 12 apartment projects as supply data and 122 middle-class household respondents as demand data. The analysis employs frequency-based descriptive statistics and the Priority Mismatch Index (PMI). The results show that the highest mismatch occurs in price and affordability, with a PMI score of 25. Location and accessibility, as well as operational costs, rank as the second priority, each with a PMI score of 20. Facilities and services obtain a PMI score of 9, while ownership status is relatively aligned with demand, with a PMI score of 3. These findings confirm that the overhang of middle-class apartments in East Surabaya is mainly driven by mismatches in affordability, accessibility, and operational costs. Therefore, apartment development should become more demand-driven through price adjustment, cost efficiency, accessibility integration, and more functional facility provision.

Item Type:	Thesis (Other)
Uncontrolled Keywords:	overhang apartemen, kesenjangan penawaran–permintaan, housing mismatch, apartemen kelas menengah, supply-driven development, Surabaya Timur
Subjects:	G Geography. Anthropology. Recreation > GF Human ecology. Anthropogeography > GF78 T73 Sustainable living. H Social Sciences > HD Industries. Land use. Labor > HD1391 Apartment houses H Social Sciences > HT Communities. Classes. Races > HT133 City and Towns. Land use,urban
Divisions:	Faculty of Architecture, Design, and Planning > Regional and Urban Planning > 35201-(S1) Undergraduate Thesis
Depositing User:	Mohammad Kaisar Pamungkas
Date Deposited:	31 Jul 2026 02:52
Last Modified:	31 Jul 2026 02:52
URI:	http://repository.its.ac.id/id/eprint/140400

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