ANALISIS POTENSI LAND VALUE CAPTURE DALAM PEMBIAYAAN KREATIF PROYEK MRT JAKARTA: STUDI PADA KAWASAN TRANSIT-ORIENTED DEVELOPMENT CIPETE

ALIFIA FAUZIYYAH ADHIMA, . (2026) ANALISIS POTENSI LAND VALUE CAPTURE DALAM PEMBIAYAAN KREATIF PROYEK MRT JAKARTA: STUDI PADA KAWASAN TRANSIT-ORIENTED DEVELOPMENT CIPETE. Sarjana thesis, UNIVERSITAS NEGERI JAKARTA.

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Abstract

Pembangunan Moda Raya Terpadu (MRT) Jakarta merupakan respons terhadap permasalahan transportasi perkotaan, tetapi membutuhkan pembiayaan besar dan berjangka panjang yang masih bergantung pada Anggaran Pendapatan dan Belanja Daerah (APBD) Provinsi DKI Jakarta. Di sisi lain, pembangunan MRT meningkatkan nilai lahan dan aktivitas ekonomi di kawasan sekitar stasiun, khususnya Transit-Oriented Development (TOD), sehingga diperlukan mekanisme untuk menangkap sebagian peningkatan nilai tersebut sebagai sumber pembiayaan. Penelitian ini bertujuan menganalisis potensi Land Value Capture (LVC), khususnya instrumen Betterment Levy, sebagai skema pembiayaan kreatif MRT Jakarta di kawasan TOD Cipete. Penelitian menggunakan pendekatan kualitatif melalui observasi, wawancara, dan Focus Group Discussion (FGD) dengan pemangku kepentingan terkait. Analisis dilakukan dengan mengaitkan temuan empiris dengan konsep value creation dan value capture. Hasil penelitian menunjukkan bahwa MRT telah meningkatkan nilai ekonomi kawasan TOD Cipete, terutama nilai lahan, tetapi mekanisme penangkapan nilai masih bersifat tidak langsung melalui instrumen fiskal konvensional. Betterment Levy berpotensi menjadi instrumen LVC, tetapi belum siap diterapkan karena kendala regulasi, kelembagaan, tata kelola, dan sistem akuntansi keuangan daerah. Oleh karena itu, LVC dapat diposisikan sebagai instrumen pembiayaan komplementer jangka menengah untuk mendukung pembiayaan MRT sekaligus mengoreksi ketimpangan distribusi manfaat pembangunan. Dalam perspektif akuntansi pemerintahan, Betterment Levy diklasifikasikan sebagai Lain-lain Pendapatan Asli Daerah yang Sah, dengan pengakuan akrual dalam Laporan Operasional, realisasi kas dalam Laporan Realisasi Anggaran, serta pengungkapan dalam Catatan atas Laporan Keuangan. Kata kunci: Land Value Capture, Betterment Levy, Transit-Oriented Development, MRT Jakarta, Pembiayaan Infrastruktur ***** The development of the Jakarta Mass Rapid Transit (MRT) system represents a response to structural urban transportation problems, including chronic congestion, the dominance of private vehicles, and limited urban space. At the same time, MRT constitutes infrastructure with substantial and long-term financing requirements, while farebox revenue is insufficient to fully cover construction and operational costs due to social affordability considerations. Consequently, MRT financing remains highly dependent on the Regional Budget (APBD) of the Jakarta Provincial Government, which in turn generates increasing fiscal pressure. Meanwhile, MRT development has demonstrably increased land values and economic activities in areas surrounding stations, particularly within Transit-Oriented Development (TOD) areas. However, these economic benefits are largely captured by landowners, whereas the government bears the investment costs. This study aims to analyze the potential of Land Value Capture (LVC) as a creative financing mechanism for the Jakarta MRT, with a particular focus on the Betterment Levy instrument in the TOD Cipete area. The research adopts a qualitative approach, employing field observations, interviews with landowners, business actors, and public space users, as well as Focus Group Discussions (FGDs) with key stakeholders, including the Regional Revenue Agency (Bapenda), the Regional Tax Service Unit (UPPD), and PT MRT Jakarta. The analysis links empirical findings to the conceptual framework of value creation and value capture. The findings indicate that the development of the MRT has increased the economic value of the Cipete TOD area, particularly through rising land values. However, value capture mechanisms have not yet operated optimally and remain indirect, relying on conventional fiscal instruments. Although the Betterment Levy has conceptual potential as a Land Value Capture instrument to support the financing of the Jakarta MRT, it is not yet ready for implementation due to limitations in regulatory frameworks, institutional capacity, governance mechanisms, and regional financial accounting systems. Therefore, Land Value Capture is more appropriately positioned as a medium-term complementary financing instrument that functions to correct the unequal distribution of benefits generated by MRT development. From a governmental accounting perspective, the Betterment Levy is classified as Other Legitimate Own-Source Revenue, with revenue recognized on an accrual basis in the Statement of Operations when the right arises and realized in the Budget Realization Report when cash is received, and requires adequate disclosure in the Notes to the Financial Statements to ensure transparency and accountability in MRT financing and TOD development. Keywords: Land Value Capture, Betterment Levy, Transit-Oriented Development, Jakarta MRT, Infrastructure Financing

Item Type:	Thesis (Sarjana)
Additional Information:	1). Dr. Muhammad Yusuf, S.E., M.M. ; 2). Gentiga Muhammad Zairin, S.E., M.Ak., CA., CPSAK., ASEAN CPA.
Subjects:	Ilmu Sosial > Perdagangan, e-commerce > Akuntansi Ilmu Sosial > Keuangan Negara
Divisions:	FE > S1 Akuntansi
Depositing User:	Alifia Fauziyyah Adhima .
Date Deposited:	17 Sep 2026 02:38
Last Modified:	17 Sep 2026 02:38
URI:	http://repository.unj.ac.id/id/eprint/73896

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