HIGHEST AND BEST USE ANALYSIS OF

BONGAS LAND OWNED BY PERUM JASA

TIRTA II
CASE STUDY
By :
DICKY SALMAN ANSYARI
155244042

PROGRAM STUDI MANAJEMEN ASET

POLITEKNIK NEGERI BANDUNG
2019
 CONTENT
BACKGROUND

RESEARCH OBJECTIVE

GRAND THEORY

RESEARCH OBJECT

RESEARCH METHODS

RESULT & DISCUSSION

PROBLEM DEFINITION & RECOMENDATION

 BACKGROUND
Idle since it procured Incompatible with
Land with 40.230 m²
by Perum Jasa Tirta II main task and function
area
in 2010 of Perum Jasa Tirta II

The area have

function for
Near Landmarks in government, trade,
Kabupaten Purwakarta services, education,
industry, tourism
 RESEARCH OBJECTIVE

Knowing the
highest and best use
of Bongas Land

Physically Legally Financially Maximum

Possible Permissible Feasible Productivity
 GRAND THEORY
Highest and Best Use
• Zoning
Legally • Private Restriction
• Environmental Regulation
Permissible • Building Codes

• Location
Physically •
•
Site size and shapes
Availability of utilities

Possible •
•
Accesibility
Topography

• Market Analysis
Financially • Funding Requirements
• Cashflow
Feasible • Assessment of investment

Maximum Productivity
RESEARCH OBJECT
 RESEARCH METHOD
• Descriptive Method
Method • Quantitative and Qualitative Approach

Data • Observation
Collective • Interview
• Documentation Study
Technique
 RESULT & DISCUSSION
Choosing an Alternative

Physically Legally Financially

Possible Permissible Feasible

Analyzing which alternative has maximum productivity

 CHOOSING AN ALTERNATIVE

RTRW Kabupaten Peraturan

Purwakarta Pemerintah No 7 Market Analysis Sport Center &
2011-2031 Pasal Tahun 2010 Pasal (Questionnaire) Hotel
8 Ayat 7 13 Ayat 3
PHYSICALLY POSSIBLE
• Distance from the object to the
Location landmark

Site size and shapes • Has 40.230 m² area with L shape

• Clean water obtained from groundwater
Availability of Utilities • Electricity network from PLN
• Environmental drainage that flow into Citarum River
• Can be reached by 4 and 2 wheeled vehicles
Accesibility • There is no public transportation that pass the
object

Topography • Have flat land contour

 LEGALLY PERMISSIBLE
• Certificate Number : 10.07.07.04.4.00026 with time of usage
Status of The land is as long as it’s used

• The area have function for government, trade, services,

Zoning education, industry, tourism

• Can be optimized for office, warehouse, hospital, sport, and

Private Restriction hotel

• Peraturan Daerah Kabupaten Purwakarta Nomor 13 Tahun 2012 Tentang

Environmental Regulation Pengelolaan Penyehatan Lingkungan Tempat Usaha, Industri, Sarana Kesehatan
dan Pemukiman
• KDB : 70% x total area = 28.161 m²
• KLB : 2,4 x total area = 96.552 m²
Building Codes • GSB : ½ x half the witdth of the road, GSB Total : frontage x GSB = 1.141,26 m²
• KDH : 20% x total areaa = 8.046 m²
 FINANCIALLY FEASIBLE
Market Analysis
• Focusing on market information such as segmenting, targetting,
positioning, supply and demand condition of each alternative
Financial Analysis
• Calculating Funding Requirements, Cashflow, and assessing of
investment. Done to find out which alternative that have
maximum productivity
MARKET ANALYSIS (Sport Center)
• Segmentaion of sport center is for men and women citizen in
Segmentation Kabupaten Purwakarta.

• Target market of sport center is citizen of Kabupaten

Targetting Purwakarta that cares about the importance of sport for health

Positioning • Provide various sport facilities centrally in one area

• Based on Badan Pusat Statistik Kabupaten Purwakarta Tahun 2017,

Demand total citizen with productive age (15-64 yo) are 632.094 people.

• There is only one sport center in Kabupaten Purwakarta named

Supply Wahana Olahraga Jaya Perkasa
 MARKET ANALYSIS (Hotel)
• Segmentaion of hotel is for domestic and international tourist
Segmentation that comes to Kabupaten Purwakarta

• Target market of hotel is tourist that has medium high social

Targetting status

Positioning • Hotel with tourist hotel type because the main target is tourist

• Based on tourism data of Kabupaten Purwakarta 2015-2018, tourist that

Demand comes to Kab.Purwakarta always significanly raise every year.

• Based on BPS Kab.Purwakarta Tahun 2017 there is only 3 hotel and

Supply 26 lodging acomodation with total 684 rooms in Kab.Purwakarta
 Financial Analysis (Sport Center)
Building Planning
Description Area (m²)

Area Of Planning 40.230 m²

Koefisien Dasar Bangunan (KDB) 28.161 m²

Koefisien Dasar Hijau (KDH) 8.046 m²

Building Area 15.325m²

Paking Area (car) 3.162,5 m²

Parking Area (motorcycle) 12.555 m²

Free Building Area 9.187,26 m²

 Financial Analysis (Sport Center)
Funding Requirement
Cost Type Cost (Rp)

Building Cost Rp 8,021,435,000

Fixed Equipment Cost Rp 1,203,215,250

Site Development Cost Rp 401,071,750

Administration Cost Rp 96,257,220

Profession Cost Rp 288,771,660

Mobile Equipment Cost Rp 401,071,750

Other Cost Rp 481,286,100

Total Cost Rp 10,893,108,730

 Financial Analysis (Sport Center)
Estimated Gross Income

Facilities Income per Month (Rp) Income per Year (Rp)

Main Facility 396.330.000 4.755.960.000

Support Facility 79.275.000 951.300.000

Total Income 5.707.260.000

 Financial Analysis (Sport Center)
Operational Cost
Description Total Cost (Rp)

Building Management Cost 85.608.900

Water and Electricity Cost 499.385.250
Maintenance Building Cost 214.022.250
Security and Safety Cost 28.536.300
Enviromental Control Cost 71.340.750
Cleaning Cost 499.385.250
Gardening Cost 28.536.300
Building and land Tax Cost 95.982.500
Total Cash Out 1.522.797.500
 Financial Analysis (Sport Center)
Assestment of Invesment
Indikator Kriteria Nilai Keterangan
Payback Period - 3 tahun 8 bulan 26 hari

NPV > 0, Terima NPV > 0, proyek alternatif

Net Present Value NPV < 0, Tolak Rp 41,426,130,600 pengembangan hotel diterima dan
NPV = 0, Tidak berpengaruh dapat dilaksanakan

PI > 1, proyek alternatif

Profitability Index PI > 1, maka proyek diterima 4.80
pengembangan hotel diterima

IRR > (i) yang diinginkan, IRR > i (9,8%.) maka proyek
Internal Rate of proyek diterima. alternatif pengembangan bisnis
10.74
Return IRR < (i) yang diinginkan, diterima
proyek ditolak
 Financial Analysis (Hotel)
Building Planning
Uraian Luas (m²)
Area of Planning 40.230 m²
Koefisien Dasar Bangunan (KDB) 28.161 m²
Koefisien Lantai Bangunan (KLB) 96.552 m²
Maximum Floor Allowed 3,11 lantai
Total Floor Planned 3 lantai
Maximum Area Allowed 28.161 m²
Total Gross Area 84.483 m²
Total Productive Floor 50.689,8 m²
Total Non Productive Floor 33.793,2 m²
Total Gross Room 36.207 m²
Total Nett Room 21.173.68 m²
Total Productive Supporting Area 14.482,8 m²
Minimum Parking Area 1.056 m²
Free Building Area 9.187,26 m²
 Financial Analysis (Hotel)
Funding Requirement
Jenis Biaya Biaya
Building Cost Rp372,886,841,000
Fixed Equipment Cost Rp74,577,368,200
Site Development Cost Rp18,644,342,050
Administration Cost Rp4,661,085,513
Profession Cost Rp13,983,256,538
Mobile Equipment Cost Rp18,644,342,050
Other Cost Rp23,305,427,563

Total Cost Rp526,702,662,913

 Financial Analysis (Hotel)
Estimated Gross Income

Facilities Income per Month (Rp) Income per Year (Rp)

Main Facility & Support Facility Rp15,687,313,056 Rp188,247,756,672

 Financial Analysis (Hotel)
Operational Cost

Uraian Total Biaya (Rp)

Biaya Listrik dan Air Rp20,550,592,692
Biaya Pengelolaan Bangunan Rp3,522,958,747
Biaya Perawatan Perlengkapan Bangunan Rp8,807,396,868
Biaya Keamanan dan Keselamatan Kerja Rp1,174,319,582
Biaya Pengendalian Lingkungan Rp2,935,798,956
Biaya Kebersihan Rp20,550,592,692
Biaya Pertamanan Rp1,174,319,582
Biaya Pajak dan Bumi Bangunan Rp 303,736,490
Total Kas Keluar Rp59,019,715,609
 Financial Analysis (Hotel)
Assestment of Invesment
Indikator Kriteria Nilai Keterangan
Tingkat pengembalian
Payback Period - 4 tahun 9 bulan 2 hari investasi dalam 4 tahun 9
bulan 2 hari
NPV > 0, Terima
NPV > 0, proyek alternatif
Net Present NPV < 0, Tolak
Rp 1,097,405,120,388 pengembangan hotel diterima
Value NPV = 0, Tidak
dan dapat dilaksanakan
berpengaruh
Profitability PI > 1, maka proyek PI > 1, proyek alternatif
3.08
Index diterima pengembangan hotel diterima
IRR > (i) yang diinginkan, IRR > i (9,8%.) maka proyek
Internal Rate of proyek diterima. alternatif pengembangan bisnis
10.28%
Return IRR < (i) yang diinginkan, diterima
proyek ditolak
 Maximum Productivity
Alternatif Pengembangan
Indikator
Sport Center Hotel

Payback Period 3 tahun 8 bulan 26 hari 4 tahun 9 bulan 2 hari

Net Present Value Rp 41,426,130,600 Rp 1,097,405,120,388

Profitability Index 4.80 3.08

Internal Rate of Return 10.74% 10.28%

 PROBLEM DEFINITION
Physically Possible
• Based on physically possible test, sport center and hotel is physically possible implemented on Bongas Land

Legally Permissible
• Based on legally permissible test, sport center and hotel is legally permissible implemented on Bongas Land

Financially Feasible
• Based on financially feasible test, sport center and hotel is financially feasibel implemented on Bongas Land
because has fast Payback Periode, and has positive Net Present Value, Profitability Index, and Internal Rate of
Return
Maximum Productivity
• Based on Maximum Productivity test, sport center has maximum productivity to implemented on Bongas Land
because has faster Payback Periode, and has higher and positive Profitability Index, and Internal Rate of Return
than hotel
 PROBLEM SOLVING
RECOMMENDATION

Based on result of Case Study Resarch titled “Highest and Best Use of Bongas Land
Owned by Perum Jasa Tirta II Located at Kelurahan Sindangkasih Kecamatan
Purwakarta”, produce highest and best use alternative to implemented on Bongas
Land. The alternative that has highest and best use is Sport Center. Therefore, the
action that needs to be done is to plan the need for a sport center to be built on
Bongas Land.