Pemeringkatan Dan Strategi Investasi Aset Idle Kota Surakarta: Pendekatan Spatial Multi-Criteria Decision Making Dan Highest And Best Use

Angelica Anugraini Gunawan, Fatima Putri Prativi, S.T., M.Ec.Dev.

2026 | Tugas Akhir | D4 Manajemen dan Penilaian Properti

Aset idle berpotensi menjadi beban pemeliharaan tanpa berkontribusi bagi Pendapatan Asli Daerah (PAD). Kota Surakarta memiliki 30 aset idle yang ditawarkan pada Solo Investment Forum 2025 namun belum diminati investor, sementara Renstra Perangkat Daerah 2021-2026 belum memuat perencanaan pemanfaatannya. Penelitian ini bertujuan menyusun pemeringkatan prioritas pemanfaatan 30 aset idle, merumuskan arahan strategi tindak lanjut, dan mengestimasi Highest and Best Use (HBU) pada aset prioritas tertinggi. Pendekatan kuantitatif deskriptif-analitik berbasis spasial digunakan dengan mengintegrasikan Analytical Hierarchy Process (AHP) untuk pembobotan kriteria, Buffer dan Weighted Overlay Analysis (WOA) berbasis GIS untuk pemetaan kawasan prioritas, Technique for Order of Preference by Similarity to Ideal Solution (TOPSIS) untuk pemeringkatan aset, serta analisis HBU dengan teknik land residual. Hasil menunjukkan Aksesibilitas berbobot tertinggi pada model AHP-4 (39,4%) dan AHP-6 (24,7%). Kawasan prioritas tinggi terkonsentrasi di wilayah tengah-selatan kota, sejalan dengan RTRW. TOPSIS menempatkan Eks Asrama Polri Panularan pada peringkat pertama (C_i = 0,789) dan Eks SDN Mijen II terendah (C_i = 0,128). Aset dikelompokkan ke dalam tiga tier strategi. Analisis HBU atas Eks Asrama Polri Panularan menetapkan hotel sebagai penggunaan tertinggi dan terbaik, dengan nilai tanah residual Rp21.729.794/m² (di atas nilai tanah sebelum dikembangkan sekitar Rp15 juta/m²), IRR 16,38%, dan payback period 8 tahun 1 bulan. Model ini dapat menjadi dasar keputusan strategi pemanfaatan aset idle guna mendukung pemulihan PAD. 

Idle assets risk becoming a maintenance burden without contributing to Regional Original Revenue (PAD). Surakarta City has 30 idle assets offered at the 2025 Solo Investment Forum that have not attracted investors, while the 2021-2026 Strategic Plan includes no utilization plan for them. This study aims to rank the utilization priority of the 30 idle assets, formulate follow-up strategic directions, and estimate the Highest and Best Use (HBU) of the top-ranked asset. A spatial-based quantitative descriptive-analytical approach was used, integrating the Analytical Hierarchy Process (AHP) for criteria weighting, GIS-based Buffer and Weighted Overlay Analysis (WOA) for priority-area mapping, the Technique for Order of Preference by Similarity to Ideal Solution (TOPSIS) for asset ranking, and HBU analysis using the land residual technique. Accessibility obtained the highest weight in both the AHP-4 (39.4%) and AHP-6 (24.7%) models. High-priority zones were concentrated in the central-to-southern city area, consistent with the Spatial Plan. TOPSIS ranked the former Panularan Police Dormitory first (C_i = 0.789) and the former Mijen II Elementary School lowest (C_i = 0.128). The assets were grouped into three strategic tiers. HBU analysis of the Panularan site identified a hotel as the highest and best use, with a residual land value of IDR 21.729.794/m² (above the pre-development land value of about IDR 15 million/m²), an IRR of 16.38%, and a payback period of 8 years and 1 month. The model can serve as a decision basis for idle asset utilization strategies to support PAD recovery

Kata Kunci : aset idle, AHP, GIS, TOPSIS, Highest and Best Use, Kota Surakarta, strategi investasi