Analisis Pengelolaan dan Pemanfaatan Rumah Susun Bandarharjo Kota Semarang Sebagai Hunian Alternatif Perkotaan

Akbar Fairuz Sito Pranaja, Prof. Dr. Rini Rachmawati, S. Si., M. T.

2026 | Skripsi | PEMBANGUNAN WILAYAH

Pertumbuhan penduduk dan urbanisasi yang terus meningkat di Kota Semarang menyebabkan tingginya kebutuhan hunian, sementara ketersediaan lahan perkotaan semakin terbatas. Rumah Susun Bandarharjo merupakan salah satu upaya pemerintah dalam menyediakan hunian layak dan terjangkau bagi Masyarakat Berpenghasilan Rendah (MBR). Namun, efektivitas pengelolaannya tidak hanya ditentukan oleh penyediaan unit hunian, tetapi juga oleh kesesuaian implementasi regulasi persewaan, karakteristik sosial-ekonomi penghuni, potensi masyarakat sekitar sebagai calon penyewa, serta kondisi fasilitas penunjang yang tersedia.

Penelitian ini bertujuan menganalisis kesesuaian masyarakat terhadap regulasi persewaan Rumah Susun Bandarharjo, mengidentifikasi karakteristik sosial-ekonomi penghuni dan potensi masyarakat sekitar sebagai kelompok sasaran penyewaan, serta mengevaluasi kondisi fasilitas penunjang terhadap standar SNI 03-7013-2004 sebagai dasar penyusunan rekomendasi perencanaan. Penelitian menggunakan metode deskriptif kualitatif dengan pendekatan studi kasus. Data dikumpulkan melalui observasi lapangan, wawancara mendalam dengan pengelola dan penghuni, serta studi dokumentasi, kemudian dianalisis melalui reduksi data, penyajian data, dan penarikan kesimpulan dengan teknik triangulasi untuk meningkatkan validitas temuan.

Hasil penelitian menunjukkan bahwa persyaratan dan prosedur persewaan telah diatur, tetapi implementasinya masih menghadapi praktik alih sewa informal, lemahnya penegakan sanksi, serta perpanjangan sewa tanpa batas yang menyebabkan rendahnya turnover penghuni dan waiting list hingga 900 orang. Penghuni umumnya sesuai target MBR, didominasi pekerja sektor informal berpendapatan Rp1.500.000–Rp2.500.000 per bulan, meskipun terdapat indikasi ketidaktepatan sasaran. Kondisi fasilitas juga belum memenuhi standar SNI 03-7013-2004, terutama pada ruang terbuka hijau, fasilitas olahraga, fasilitas niaga, dan sanitasi. Oleh karena itu, direkomendasikan perbaikan fisik bertahap, penataan fasilitas dan lingkungan, evaluasi masa sewa secara berkala, serta pembangunan rusun baru di kawasan berkebutuhan tinggi untuk mendukung keberlanjutan pengelolaan hunian vertikal di Kota Semarang.

The continuous growth of population and urbanization in Semarang City has increased the demand for housing, while the availability of urban land is increasingly limited. Bandarharjo Rental Flats (Rumah Susun Bandarharjo) represent one of the government’s efforts to provide adequate and affordable housing for Low-Income Communities (Masyarakat Berpenghasilan Rendah/MBR). However, the effectiveness of their management is determined not only by the provision of housing units but also by the conformity of rental regulation implementation, the socio-economic characteristics of residents, the potential of surrounding communities as prospective tenants, and the condition of available supporting facilities.

This study aims to analyze the conformity of residents with the rental regulations of Bandarharjo Rental Flats, identify the socio-economic characteristics of residents and the potential of surrounding communities as target groups for tenancy, and evaluate the condition of supporting facilities against the SNI 03-7013-2004 standard as a basis for developing planning recommendations. The study employed a qualitative descriptive method with a case study approach. Data were collected through field observations, in-depth interviews with managers and residents, and documentary studies. The data were analyzed through data reduction, data presentation, and conclusion drawing, with triangulation used to improve the validity of the findings.

The results show that rental requirements and procedures have been clearly established; however, their implementation still faces informal subleasing practices, weak enforcement of sanctions, and unlimited rental extensions, resulting in low resident turnover and a waiting list of up to 900 prospective tenants. Residents generally correspond to the target MBR group and are predominantly informal-sector workers with monthly incomes of IDR 1,500,000–2,500,000, although indications of targeting inaccuracies were identified. The supporting facilities also do not fully meet the SNI 03-7013-2004 standard, particularly in terms of green open spaces, sports facilities, commercial facilities, and sanitation. Therefore, the study recommends phased physical improvements, better arrangement of facilities and the surrounding environment, periodic evaluation of rental periods, and the development of new rental flats in areas with high housing needs to support the sustainable management of vertical housing in Semarang City.

Kata Kunci : rental flats, rental policy, socio-economic characteristics, supporting facilities, Semarang City