Pra Studi Kelayakan Pemanfaatan Barang Milik Daerah Menjadi Cafe & Resto Melalui Skema Kerja Sama Pemanfaatan (KSP) (Studi Kasus : Ruko Eks Belga Kabupaten Tulungagung)

Firyal Dzikra Fahrudiana, Nurisqi Amalia, S.Pd., M.Sc.

2026 | Tugas Akhir | D4 Manajemen dan Penilaian Properti

Kabupaten Tulungagung memiliki sejumlah Barang Milik Daerah (BMD) yang belum dimanfaatkan secara optimal, salah satunya Ruko Eks Belga melalui skema Kerja Sama Pemanfaatan (KSP) ditinjau dari aspek hukum, pasar, teknis, dan finansial. Penelitian ini juga membandingkan tiga alternatif pemanfaatan, yaitu Cafe & Resto, Cafe & Resto + Co-working Space, dan Cafe & Resto + Event Space. Metode penelitian yang digunakan adalah kuantitatif deskriptif dengan pendekatan studi kasus. Data diperoleh melalui observasi, wawancara, dokumentasi, dan kuesioner terhadap 105 responden. Analisis finansial dilakukan dengan periode proyeksi 20 tahun dan discount rate sebesar 10,54%.

Hasil penelitian menunjukkan bahwa pemanfaatan Ruko Eks Belga melalui skema KSP memiliki dasar hukum dan telah mempertimbangkan kesesuaian tata ruang. Dari aspek pasar, Cafe & Resto memperoleh preferensi tertinggi sebesar 56,3 persen berdasarkan hasil kuesioner. Dari aspek teknis, bangunan masih berpotensi dimanfaatkan kembali dengan melakukan renovasi pada beberapa komponen nonstruktural dan utilitas. Dari aspek finansial, ketiga alternatif belum memenuhi kriteria kelayakan bagi calon mitra pada skenario konservatif, sedangkan pada skenario moderat dan optimis ketiga alternatif menunjukkan hasil yang memenuhi kriteria kelayakan finansial bagi calon mitra. Alternatif Cafe & Resto + Event Space menghasilkan kinerja finansial tertinggi bagi calon mitra pada skenario moderat, dengan NPV sebesar Rp1.347.244.682, IRR sebesar 24%, PI dan BCR sebesar 2,15, serta Payback Period selama 4 tahun 6 bulan. Alternatif tersebut juga menghasilkan potensi pendapatan KSP tertinggi bagi BPKAD, yaitu sebesar Rp6.683.747.483 pada skenario moderat.Berdasarkan hasil tersebut, Cafe & Resto + Event Space dapat dipertimbangkan sebagai alternatif pemanfaatan Ruko Eks Belga melalui skema KSP untuk dikaji lebih lanjut dengan tetap memperhatikan pembagian manfaat, risiko, biaya, serta hak dan kewajiban masing-masing pihak.

Tulungagung Regency has several regional government assets that have not been utilized optimally, one of which is the former Belga shophouse. This study aims to analyze the pre-feasibility of utilizing the former Belga shophouse through a Utilization Cooperation (KSP) scheme based on legal, market, technical, and financial aspects. The study also compares three utilization alternatives, namely Cafe & Resto, Cafe & Resto + Co-working Space, and Cafe & Resto + Event Space. This research uses a descriptive quantitative method with a case study approach. Data were collected through observation, interviews, documentation, and questionnaires involving 105 respondents. The financial analysis was conducted over a 20 year projection period using a discount rate of 10.54%.

The results show that the utilization of the former Belga shophouse through the KSP scheme has a legal basis and has considered the applicable spatial planning regulations. In terms of market potential, Café & Resto received the highest preference at 56.3 percent based on the questionnaire results. From the technical aspect, the building has the potential to be reused after renovation of several non-structural components and utility systems. From the financial aspect, all three alternatives do not meet the financial feasibility criteria for potential business partners under the conservative scenario, while under the moderate and optimistic scenarios, all three alternatives meet the financial feasibility criteria for potential business partners. The Cafe & Resto + Event Space alternative generates the highest financial performance for the potential business partner under the moderate scenario, with an NPV of IDR 1,347,244,682, an IRR of 24%, a PI and BCR of 2.15, and a Payback Period of 4 years and 6 months. This alternative also generates the highest potential KSP revenue for BPKAD, amounting to IDR 6.683.747.483 under the moderate scenario. Based on these results, Cafe & Resto + Event Space can be considered as an alternative for utilizing the former Belga shophouse through the KSP scheme for further study, while taking into account the allocation of benefits, risks, costs, rights, and obligations of each party.

Kata Kunci : Barang Milik Daerah, Kerja Sama Pemanfaatan, Pra Studi Kelayakan, Cafe & Resto, Ruko Eks Belga / Regional Government Assets, Utilization Cooperation, Pre-Feasibility Study, Cafe & Resto, Former Belga Shophouse