Optimalisasi Aset Gelanggang Olahraga Ambang Milik Pemerintah Kota Kotamobagu

nunu chyntia rottie, Diyah Putriani, S.E., M.Ec., Ph.D.; Dr. Untung Supardi, M.Si.

2026 | Tesis | S2 Magister Ek.Pembangunan

Optimalisasi aset daerah merupakan salah satu strategi yang dapat dilakukan pemerintah daerah untuk meningkatkan Pendapatan Asli Daerah (PAD) sekaligus mempertahankan fungsi pelayanan publik. Penelitian ini bertujuan untuk menentukan tarif sewa pasar dan tarif non-pasar berbasis willingness to pay (WTP), mengestimasi potensi PAD, serta menganalisis kelayakan finansial dan manfaat sosial ekonomi revitalisasi Gelanggang Olahraga (GOR) Ambang milik Pemerintah Kota Kotamobagu. Penelitian menggunakan pendekatan kuantitatif dengan studi kasus pada GOR Ambang melalui integrasi pendekatan pasar (market approach), pendekatan biaya (cost approach), pendekatan pendapatan (income approach), dan pendekatan non-pasar menggunakan Contingent Valuation Method (CVM). Analisis pasar dilakukan dengan metode rental comparative analysis, sedangkan estimasi WTP menggunakan model regresi logit terhadap 660 responden. Proyeksi pendapatan dan kelayakan finansial dianalisis menggunakan metode discounted cash flow (DCF) dengan indikator Net Present Value (NPV), Internal Rate of Return (IRR), Profitability Index (PI), Payback Period (PP), Interest Coverage Ratio (ICR), dan Cost Recovery Ratio (CRR). Hasil penelitian menunjukkan bahwa tarif pasar fasilitas GOR Ambang terdiri atas tarif stadion sebesar Rp19.900.000 per kegiatan dan Rp100.000 per jam penggunaan reguler, kolam renang sebesar Rp15.000 per tiket dewasa dan Rp12.000 per tiket anak, lintasan lari sebesar Rp10.000 per tiket, lapangan futsal sebesar Rp119.000–Rp134.000 per jam, serta lapangan tenis sebesar Rp46.000 per jam. Sementara itu, tarif non-pasar berbasis WTP masyarakat sebesar Rp161.200 per jam untuk stadion sepak bola, Rp18.200 per tiket untuk kolam renang, Rp13.400 per tiket untuk lintasan lari, Rp62.000 per jam untuk lapangan futsal, dan Rp17.000 per jam untuk lapangan tenis. Perbedaan antara tarif pasar dan tarif non-pasar menunjukkan bahwa karakteristik pemanfaatan fasilitas olahraga publik tidak sepenuhnya dapat direpresentasikan oleh mekanisme pasar. Proyeksi PAD selama periode 2025–2035 menunjukkan bahwa stadion dan kolam renang memberikan kontribusi terbesar terhadap penerimaan daerah. Hasil analisis kelayakan finansial menunjukkan bahwa fasilitas kolam renang, lapangan tenis, dan lapangan futsal layak untuk dikembangkan, sedangkan stadion dan fasilitas parkir belum layak secara finansial apabila hanya didasarkan pada pendapatan operasional. Selain itu, hasil analisis aspek sosial menunjukkan bahwa revitalisasi GOR Ambang berpotensi meningkatkan partisipasi olahraga, kesehatan masyarakat, interaksi sosial, dan kualitas hidup masyarakat.Penelitian ini menyimpulkan bahwa optimalisasi GOR Ambang perlu dilakukan melalui kombinasi pendekatan komersial dan pelayanan publik dengan mempertimbangkan karakteristik masing-masing fasilitas. Integrasi pendekatan pasar, non-pasar, finansial, dan sosial dalam penelitian ini memberikan kerangka evaluasi yang lebih komprehensif bagi pengelolaan aset olahraga publik serta dapat menjadi dasar perumusan kebijakan pemanfaatan aset daerah yang berkelanjutan.

The optimization of regional assets is one of the strategies that can be implemented by local governments to increase Local Own-Source Revenue (LOR) while maintaining public service functions. This study aims to determine market-based rental rates and non-market rates based on willingness to pay (WTP), estimate the potential contribution to local revenue, and analyze the financial feasibility and socio-economic benefits of revitalizing the Ambang Sports Complex owned by the Kotamobagu City Government. This study employs a quantitative case study approach on the Ambang Sports Complex through the integration of the market approach, cost approach, income approach, and a non-market approach using the Contingent Valuation Method (CVM). Market analysis was conducted using the rental comparative analysis method, while WTP estimation was performed using a logit regression model based on responses from 660 respondents. Revenue projections and financial feasibility were analyzed using the discounted cash flow (DCF) method with indicators including Net Present Value (NPV), Internal Rate of Return (IRR), Profitability Index (PI), Payback Period (PP), Interest Coverage Ratio (ICR), and Cost Recovery Ratio (CRR). The results indicate that the market-based rates for the Ambang Sports Complex facilities consist of a stadium rental fee of IDR 19,900,000 per event and IDR 100,000 per hour for regular use, a swimming pool entrance fee of IDR 15,000 for adults and IDR 12,000 for children, a running track entrance fee of IDR 10,000 per ticket, futsal court rental fees ranging from IDR 119,000 to IDR 134,000 per hour, and a tennis court rental fee of IDR 46,000 per hour. Meanwhile, the non-market rates based on community WTP are estimated at IDR 161,200 per hour for the football stadium, IDR 18,200 per ticket for the swimming pool, IDR 13,400 per ticket for the running track, IDR 62,000 per hour for the futsal court, and IDR 17,000 per hour for the tennis court. The differences between market and non-market rates indicate that the utilization characteristics of public sports facilities cannot be fully represented by market mechanisms alone.

The projected local revenue for the period 2025–2035 shows that the stadium and swimming pool provide the largest contributions to local government revenue. Financial feasibility analysis reveals that the swimming pool, tennis court, and futsal court are financially feasible for development, whereas the stadium and parking facilities are not financially feasible when assessed solely based on operational revenues. Furthermore, the social aspect analysis indicates that the revitalization of the Ambang Sports Complex has the potential to enhance sports participation, public health, social interaction, and overall quality of life. This study concludes that the optimization of the Ambang Sports Complex should be implemented through a combination of commercial and public service approaches while considering the specific characteristics of each facility. The integration of market, non-market, financial, and social approaches in this study provides a more comprehensive evaluation framework for the management of public sports assets and may serve as a basis for formulating sustainable local asset utilization policies.

Kata Kunci : Ambang Sports Complex Asset, Local Own-Source Revenue, Market Approach, Income Approach, Cost Approach, Contingent Valuation Method, Discounted Cash Flow, Financial Feasibility Analysis.