Factor influencing developers in choosing residental location :: A Case study of Pontianak Municipality

UTAMI, Kresensia Ernesta Ananta, Ir. Kawik Sugiana, M.Eng.,Ph.D

2005 | Tesis | Magister Perencanaan Kota dan Daerah

Penelitian ini bertujuan untuk menemukan dan menentukan utama yang mempengaruhi perkembangan perumahan di kota Pontianak dengan cara menganalisa trend perkembangan perumahan dan faktor yang paling penting yang mempengaruhi developer dalam memilih lokasi perumahan. Penelitian ini bersifat explorasi yang menggambarkan fenomena tertentu berdasarkan variabel-variabel yang didapat dan teori-teori yang sudah dikenal secara luas. Variabel-variabel dianalisa secara descriptive, kuantitatif dan kualitatif dengan metode triangulasi. Data-data penelitian diperoleh dari hasil wawancara dan pembagian kuesioner. Subyek penelitian terdiri dari developer, pembeli rumah dan instansi pemerintah (Bappeda, Dinas Prasarana, Dinas Tata Kota). Kuantitatif data dari developer dan instansi pemerintah dianalisis bersama dengan data kualitatif dari konsumen pembeli rumah. Prefemsi konsumen difokuskan pada konsumen pemebeli rumah bare. Hasil penelitian menunjukkan bahwa berkaitan dengan atribut yang dimiliki perumahan, karakteristik suatu lokasi adalah suatu faktor yang menjadi bahan pertimbangan bagi developer sebelum memilih suatu lokasi. Hal ini tergambar secara jelas di kota Pontianak, dimana perkembangn perumahan cenderung terkonsentrasi di suatu area tertentu (Kecamatan Pontianak Selatan dan Barat). Developer investasi berhubungan erat dengan konsumen preferensi dan kebijakan pemerintahan dalam tata guna lahan. Mengamati daerah favorit dalam perkembangan perumahan, j ika dibandingkan dengan beberapa faktor fisik lainnya, ketersedian fasilitas dan infrastruktur adalah faktor paling dominan bagi developer dan konsumen dalam memilih lokasi tertentu. Munculnya isu ini adalah sebagi akibat dari kebijakan tata guna lahan. Menempatkan fasillitas umum dan infrastruktur di sekitar area perumahan telah membawa efek pada minimasi biaya perjalanan.

Housing is a basic need that has strategic functions and plays role as a place for raising family, fermenting culture, improving the quality of next generation and is a way of expressing self-identity. Rapid population growth is one of the problems behind the backlog in housing and increasing pressure on infrastructure, services and urban land in most of the developing world. In order to deal with housing backlog, governments encourage private sector involvement in housing production. The same is true in Indonesia. This thesis looks at the development of the Pontianak Municipality, Indonesia, a city that still faces a significant housing backlog. Developers involved in housing production in the city tend to concentrate their investments in certain areas of the city. As a bundle of attributes, there are many studies about housing choice and housing preference. The issue of housing location is an interesting one and is the focus of this thesis. Studying the determinant factors that influence developers in site selection cannot be separated from the issue of consumers’ preference and government policy. The research carried out within the framework of this thesis shows that there are several housing attributes that influence housing preferences. However, the level of importance of each attribute is different. In the Pontianak Municipality, the most determinant factor for developers is the provision of facilities and infrastructure. This is followed by the social environment and land price and land condition (peat and flood prone). Land price becomes less important in relation to the distance to and from the city centre, which is implicated on the lack of facilities and infrastructure. Land condition seems not to be an important issue anymore since developers consider that flood and peat are given facts. In Consumer’s preferences, site selection is more concerned on how to minimize the travel cost. This is further illustrated through the answer given to the questionnaire that was applied to support to the research. It judges the distance from the city centre and worksite revealing that it is the first priority for deciding the location for housing. The second priority is the social environment (security and comfort) focused on the neighbourhood or surrounding communities. It is based on the theory of a house as a home that not only consists of a physical element but also the social interaction. The analysis of developers and consumer preferences compared to the government policy found that the priority issues in housing preferences is the reflection of mixed-land use impacts, which located the potential destination/public facilities in adjacent or in the residential area. As a unique entity, housing production depends strongly on location. Characteristic of each location has caused developers and consumers to consider several aspects of housing attributes before choosing a particular area. This research shows that developers and consumers behaviours in choosing residential location are related to economic consideration, which has a strong relationship with government policy.

Kata Kunci : Developer,Lokasi Perumahan,Perkembangan Perumahan, developers, housing location, preference