Determinasi dan Diferensiasi Nilai Tanah di Kawasan Aglomerasi: Studi Empiris Gated Community di Kabupaten Sleman

Abdullah, Anisa Nurpita, S.E., M.Ec.Dev.

2026 | Tugas Akhir | D4 Manajemen dan Penilaian Properti

Pertumbuhan permukiman di wilayah Aglomerasi Kabupaten Sleman yang didorong oleh Aglomerasi Perkotaan Yogyakarta telah memunculkan berbagai tipologi hunian, salah satunya adalah kawasan gated community yang memiliki karakteristik berbeda secara fundamental dari permukiman terbuka di sekitarnya. Perbedaan karakteristik kawasan ini menciptakan tantangan tersendiri bagi penilai properti, khususnya dalam menetapkan besaran penyesuaian ketika terdapat perbedaan status kawasan antara objek penilaian dan data pembanding. Selama ini, penentuan besaran penyesuaian tersebut masih sangat bergantung pada professional judgement yang bersifat subjektif dan tidak didukung oleh kajian empiris yang memadai. Penelitian ini bertujuan menentukan besaran penyesuaian penilaian tanah antara properti di dalam dan di luar kawasan gated community di wilayah Aglomerasi Kabupaten Sleman secara empiris dan kuantitatif. Penelitian dilakukan terhadap 112 data penawaran properti residensial di 14 desa wilayah Aglomerasi Kabupaten Sleman dengan menggunakan kombinasi Matched Pairs Analysis dan analisis regresi OLS. Variabel yang dianalisis meliputi indikasi nilai tanah per meter persegi, status kawasan gated community, luas tanah, lebar jalan depan, dan jarak ke Universitas Gadjah Mada. Hasil penelitian menunjukkan bahwa properti di dalam kawasan gated community memiliki indikasi nilai tanah yang secara rata-rata lebih tinggi ±73% dibandingkan properti di luar kawasan dengan karakteristik fisik yang sebanding. Temuan ini dihasilkan secara konsisten oleh kedua metode analisis dengan selisih kurang dari 0,3 poin persentase, sehingga dapat dijadikan acuan besaran penyesuaian yang empiris dan dapat dipertanggungjawabkan secara ilmiah bagi penilai properti di wilayah Aglomerasi Kabupaten Sleman.

The growth of residential settlements in the Agglomeration area of Sleman Regency, driven by the urban agglomeration of Yogyakarta, has given rise to various housing typologies, one of which is the gated community — a residential form that differs fundamentally in character from the surrounding open settlements. This difference in neighborhood characteristics presents a distinct challenge for property appraisers, particularly in determining adjustment amounts when the subject property and comparable data differ in neighborhood status. To date, the determination of such adjustment amounts has relied heavily on subjective professional judgement without adequate empirical foundation. This study aims to empirically and quantitatively determine the land appraisal adjustment between properties located inside and outside gated community areas in the Agglomeration area of Sleman Regency. The study analyzed 112 residential property listings across 14 villages in the Agglomeration area of Sleman Regency using a combination of Matched Pairs Analysis and OLS regression analysis. Variables examined include land value indication per square meter, gated community status, land area, frontage road width, and distance to Universitas Gadjah Mada. The findings indicate that properties inside gated community areas have land value indications that are on average ±73% higher than comparable properties outside such areas with similar physical characteristics. This result was produced consistently by both analytical methods, with a difference of less than 0.3 percentage points, and may therefore serve as an empirically grounded and scientifically defensible adjustment benchmark for property appraisers operating in the Agglomeration area of Sleman Regency.

Kata Kunci : aglomerasi, gated community, penilaian tanah, penyesuaian, perumahan