Perhitungan Besaran Ganti Kerugian Dalam Pengadaan Tanah Untuk Kepentingan Umum Menurut Standar Penilaian Indonesia dan Kendala-Kendala Dalam Penerapannya

Ibnu Syukron Alfaher, Dr. Rikardo Simarmata, S.H.

2026 | Tesis | S2 ILMU HUKUM JAKARTA

Penelitian ini bertujuan untuk menganalisis perhitungan besaran ganti kerugian dalam pengadaan tanah bagi pembangunan untuk kepentingan umum menurut Standar Penilaian Indonesia serta kendala-kendala yang dihadapi Penilai dalam penerapannya di lapangan. Fokus penelitian ini diarahkan pada bagaimana konsep dan mekanisme perhitungan ganti kerugian diterapkan menurut Standar Penilaian Indonesia, serta berbagai kendala struktural, teknis, dan sosial yang dihadapi Penilai dalam pelaksanaan penilaian ganti kerugian. Penelitian ini menggunakan metode penelitian yuridis normatif-empiris. Data sekunder diperoleh melalui studi kepustakaan terhadap peraturan perundang-undangan, Standar Penilaian Indonesia, Pedoman Penilaian Indonesia, literatur hukum, dan putusan pengadilan terkait pengadaan tanah. Data primer diperoleh melalui wawancara dengan Dzikri Ashary selaku Ketua Kompartemen Penilai Pertanahan MAPPI 2025-2028. Data dianalisis secara kualitatif dan disajikan secara deskriptif analitis. Hasil penelitian menunjukkan bahwa Standar Penilaian Indonesia dalam hal ini SPI 204 dan PPI 04 telah menyediakan kerangka normatif dan teknis dalam menentukan Nilai Penggantian Wajar sebagai dasar pemberian ganti kerugian yang layak dan adil dalam pengadaan tanah. Konsep tersebut mencakup pengakuan terhadap kepentingan pemilik, kesetaraan dengan nilai pasar, kesesuaian dengan karakteristik objek, unsur luar biasa berupa kerugian nonfisik, serta perluasan makna kepemilikan properti. Konsep NPW mencakup tidak hanya komponen kerugian fisik berupa tanah, bangunan, dan tanaman, tetapi juga kerugian nonfisik seperti solatium, kehilangan pekerjaan atau usaha, biaya transaksi, kompensasi masa tunggu, dan kerugian sisa tanah. Namun, penerapannya masih menghadapi berbagai kendala, yaitu kualitas data awal yang tidak akurat sehingga tidak mencerminkan kondisi faktual di lapangan; kedua, kompleksitas penilaian kerugian nonfisik yang bersifat kualitatif dan kontekstual; ketiga, tekanan waktu 30 hari yang tidak sebanding dengan kompleksitas objek penilaian. Penelitian ini menyimpulkan bahwa efektivitas penerapan Standar Penilaian Indonesia dalam pengadaan tanah tidak hanya bergantung pada kualitas standar penilaian, tetapi juga pada kualitas data awal, dukungan kelembagaan, perlindungan independensi Penilai, dan harmonisasi regulasi pengadaan tanah dengan standar profesi penilaian

This study aims to analyze the calculation of compensation in land acquisition for development in the public interest according to the Indonesian Valuation Standards, as well as the obstacles faced by Appraisers in their implementation in practice. The focus of this study is directed toward examining how the concepts and mechanisms for calculating compensation are implemented under the Indonesian Valuation Standards, together with the various structural, technical, and social obstacles encountered by Appraisers in conducting compensation assessments. This study employs a normative-empirical juridical research method. Secondary data were obtained through literature review of laws and regulations, Indonesian Valuation Standards, Indonesian Valuation Guidelines, legal literature, and court decisions related to land acquisition. Primary data were obtained through interviews with Dzikri Ashary. The data were analyzed qualitatively and presented descriptively and analytically. The findings of this study indicate that the Indonesian Valuation Standards, particularly SPI 204 and PPI 04, have established a normative and technical framework for determining Fair Compensation Value (Nilai Penggantian Wajar) as the basis for providing fair and equitable compensation in land acquisition. This concept encompasses recognition of the owner’s interest, equivalence with market value, conformity with the characteristics of the object, extraordinary elements in the form of non-physical losses, and an expanded understanding of property ownership. The concept of Fair Compensation Value includes not only physical losses in the form of land, buildings, and crops, but also non-physical losses such as solatium, loss of employment or business, transaction costs, waiting period compensation, and residual land losses. However, its implementation continues to face several challenges, namely inaccurate initial data that does not reflect actual field conditions, the complexity of assessing non-physical losses which are qualitative and contextual in nature, and the 30-day time constraint that is often not aligned with the complexity of the valuation object. This study concludes that the effectiveness of implementing the Indonesian Valuation Standards in land acquisition depends not only on the quality of the valuation standards themselves, but also on the quality of initial data, institutional support, protection of valuers’ independence, and the harmonization of land acquisition regulations with professional valuation standards

Kata Kunci : Pengadaan tanah, ganti kerugian, Standar Penilaian Indonesia (SPI), Nilai Penggantian Wajar (NPW), kendala penerapan