DAFTAR ISI
HALAMAN
3. ASPEK PEMASARAN………………………………………………………………… 6
13. KESIMPULAN………………………………………………………………………….. 19
2
1. LATAR BELAKANG
3
memperkirakan bahwa kebutuhan terhadap rumah sederhana ini mencapai lebih
dari 15 Juta unit saat ini,suatu jumlah yang luar biasa.
1. PPN Rp. 0
2. PPh 1%
3. Uang Muka 1%
4. BPHTB diskon 25%
5. Bunga KPR 5% selama masa kredit
6. Tenor sampai dengan 20 tahun
7. Subsidi dana PSU sekitar 8 Juta/unit rumah bagi Pengembang
8. Uang Muka total Rp. 5 Juta bahkan kurang, sudah include biaya
PPAT/Notaris, provisi bank, dan lain-lain.
4
2. BATASAN HARGA JUAL RUMAH SUBSIDI (FLPP)
5
3. ASPEK PEMASARAN
1. Pola Pengadaan Rumah → 1 : 2 : 3
2. Pemasaran Rumah melalui KERJASAMA KHUSUS DENGAN FEDERASI SERIKAT
PEKERJA METAL INDONESIA (FSPMI) yang mempunyai anggota ±28.000,
dengan potensi anggota yang belum memiliki Rumah mencapai ±40%
dengan Potensi Konsumen lebih dari ±10%
3. Selain Kerjasama dengan SPMI, pemasaran juga dilakukan secara
konvensional untuk masyarakat umum, melalui Iklan, Pameran, Penyebaran
Informasi Proyek
6
15 PUK HAMATETSU IND 308 31
16 PUK ATSUMITEC IND 385 39
17 PUK IHARA MFG IND 481 48
18 PUK OCHIAI MENARA IND 556 56
19 PUK MEIWA KOGYO IND 421 42
20 PUK MARUMO I.F 229 23
21 PUK ASIAN ISUZU 588 59
22 PUK TRIX INDINESIA 275 28
23 PUK FUJI SPRING 66 7
24 PUK POSCO IJPC 67 7
25 PUK INDONESIA THAI S A 134 13
26 PUK SUNCHIRIN 154 15
27 PUK MARUICHI 132 13
28 PUK HITACHI 121 12
29 PUK MUGAI 198 20
30 PUK SHINTO 518 52
31 PUK SGL 97 10
32 PUK AICHICHIKI AUTOPART IND 203 20
33 PUK NKS FILTER INDONESIA 74 7
34 PUK PK MANUFACTURING INDONESIA 55 6
35 PUK MESINDO PUTRA PERKASA 210 21
36 PUK SANKEIKID INDONESIA 204 20
37 PUK LAVIDA HERCULON 72 7
38 PUK MUSASHI AUTOPART INDONESIA 386 39
39 PUK MITRINDO DUTA PERKASA 64 6
40 PUK KASAI SEE TECH INDONESIA 198 20
41 PUK RODA PRIMA LANCAR 154 15
42 PUK TVS COMPANY INDONESIA 122 12
43 TAMANO INDONESIA 298 30
44 PT. Polychem Indonesia Tbk 524 52
45 PT. Santos Jaya Abadi II 1,327 133
46 PT. Idemitsu Lube Teckno Indonesia 187 19
47 PT. Samator Gas Industri 15 2
48 PT.Samator Samasatya Cilamaya Gas 16 2
49 PT. China Glaze Indonesia 104 10
50 PT. Totoku Toryo Indonesia 13 1
51 PT. Indonesia Nikka Chemicals 57 6
52 PT. Nipro Indonesia Jaya 501 50
53 PT. Hagihara West Java Industrie 190 19
54 PT. Unicharm Indonesia 81 8
55 PT. Moriroku Technology Indonesia 53 5
7
56 PT. Pindo Deli Pulp and Paper Mills 292 29
57 PT. VOITH PAPER ROLLS INDONESIA 84 8
58 PT. Chunpao Steel Indonesia 94 9
59 PT. Molten Aluminum Producer Indonesia 129 13
60 PT. Indonesia Nippon Steel Pipe 533 53
61 PT. Indotech Metal Nusantara 131 13
62 PT. BEKAERT INDONESIA 697 70
63 PT. SARANACENTRAL BAJATAMA, Tbk 238 24
64 PT. TECHNO WOOD INDONESIA 113 11
65 PT. JATISARI SRIREJEKI 124 12
66 PT. SINAR ALUM SARANA 190 19
67 PT. GRAND KARTECH,Tbk 129 13
68 PT. ISKANDAYA BAJA PERKASA 21 2
69 PT. DANWO STEEL SEJATI 82 8
70 PT. DAIKI ALUMINIUM INDUSTRY INDONESIA 55 6
71 PT. MERAK JAYA BETON 54 5
72 PT. PETRODRILL 87 9
73 PT. SUGIHURA 79 8
74 PT. SHARP SEMICONDUCTOR INDONESIA 639 64
75 PT. JVC 1,264 126
76 PT. UTAC 411 41
77 PT. SIIX 310 31
78 PT.PRYSMIAN CABLE 53 5
TOTAL 27,863 2,786
8
5. DATA & LOKASI PROYEK
Lokasi proyek : Desa Klari, Kec.Klari, Kab.Karawang – Jawa Barat
Luas : + 24.000 m2 / 24 Ha
9
6. AKSESIBILITAS LOKASI PROYEK
10
7. KONSEP SITE PLAN
11
8. RENCANA PENGELUARAN / RAB PROYEK
No Uraian Pekerjaan Volume Satuan Harga Sat. (Rp) Jumlah (Rp) Note
A PEMBELIAN LAHAN 36,595,241
1 Harga pembelian lahan 144,303 m2 235 33,911,205
2 BPHTB (pajak pembeli) 1,695,560 5%
3 AJB di notaris 339,112 1%
4 Pengukuran tanah BPN 0.5 72,152
5 Biaya kecematan & Kelurahan 4 577,212
B LEGALITAS & PERIZINAN 4,482,274
TAHAP - 1 250,888 m2 551,776
1 Izin lingkungan (tetangga, lurah, camat, muspida) 50,000 paket
2 izin prinsip 0.5 125,444
3 Pertimbangan teknis BPN 1.5 376,332
TAHAP - 2 144,303 m2 932,998
1 rekom dinas pertanian 50,000 paket
2 Amdal lalu lintas 60,000 paket
3 TPU 2% (sementara cukup rekom) 20,000 paket
4 Izin lokasi 1.5 216,455
5 UKL / UPL 30,000 paket
6 Izin DLHK (dinas lingkungan hidup & kebersihan) 20,000 paket
7 Pengesahan site plan / Pal banjir 1 144,303
8 IMB induk (luas bangunan) 39,224 m2 10 392,240
TAHAP - 3 1,119 unit 2,997,500
1 Splitsing sertifikat a/n konsumen 2,000 2,238,000
2 IMB pecahan 500 559,500
3 Lain-lain (izin penggunaan tanah pengairan) 200,000 paket
C BIAYA PEMATANGAN LAHAN 3,824,030
1 Pengukuran & Topography 144,303 m2 0.5 72,152
2 Strpping & pengolahan tanah 25 3,607,575
3 Stake out & pematokan (jalan, blok, kavling) 1 144,303
D BIAYA DISAIN & PERENCANAAN 519,303
1 Site plan & desain engineering 144,303 m2 1 144,303
2 Disain rumah & bangunan sarana 300,000 paket
3 Disain grafis, logo, & WEB 75,000 paket
12
E BIAYA PERSIAPAN, SARANA, & PRASARANA 29,666,195
1 Persiapan / pre-project 699,000
a sewa + set up kantor marketing & proyek 300,000
b rumah contoh - 3 unti (30+36+48) + furnish 114 m2 3,500 399,000
2 Pekerjaan infrastruktur 21,861,875
a Pekerjaan jalan utama 21,087 m2 375 7,907,625
b Pekerjaan jalan lingkungan 27,781 m2 250 6,945,250
c Pekerjaan saluran utama & deuker 4,686 m2 350 1,640,100
d Pekerjaan saluran lingkungan & deuker 10,102 m2 200 2,020,400
e Pekerjaan kansteen 14,788 m2 125 1,848,500
f Pekerjaan perbaikan akibat proyek 1,500,000 paket
3 Pengadaan listrik PJU 3,899,000
a Trafo / gardu induk 800,000 paket
b Jaringan listrik tegangan rendah / JTR 1,119 unit 2,000 2,238,000
c Penerangan jalan umum / PJU 246 titik 3,500 861,000
4 Pekerjaan prasarana & tata hijau 1,846,320
a taman & pohon pelindung 5,772 m2 60 346,320
b bangunan sarana lingkungan (masjid & pos) 1,000,000 paket
c gerbang masuk / main gate 500,000 paket
5 Biaya pelayanan pasca proyek & contigency 1,360,000
a pasca proyek & overhead 12 bulan 30000 360,000
b contigency cost 1,000,000 paket
F FEE MARKETING 6,158,850
1 Fee marketing 3% 205,295,000 6,158,850
G BIAYA PROMOSI, UMUM & OVERHEAD 4,720,000
1 Biaya promosi, marketing & entertain 1,000,000 paket
2 Gaji & overhead karyawan 24 bulan 100,000 2,400,000
3 Biaya operasional kantor (Telp, List,ATK, dll) 24 bulan 25,000 600,000
4 Pengadaan kendaraan (sewa) 24 bulan 20,000 480,000
5 Overhead kendaraan operasioanal 24 bulan 10,000 240,000
H BIAYA SUKU BUNGA BANK 5,400,000
1 cost of money interest bank (18 bulan) 18 % 30,000,000 5,400,000
13
9. TARGET PENJUALAN / PENERIMAAN
No URAIAN 5 6 7 8 9 10 11
TARGET PENJUALAN May-18 Jun-18 Jul-18 Aug-18 Sep-18 Oct-18 Nov-18
a Rumah Type 30/60 (subsidi) 75 75 75 75 75 75 8
b Rumah Type 36/72 25 25 25 25 25 25 25
c Rumah Type 48/88 15 15 15
d Ruko Type 70/50
TOTAL 100 100 100 100 115 115 48
TARGET PENERIMAAN
No Uraian
1 BOOKING FEE 100,000 100,000 100,000 100,000 115,000 115,000 48,000
a Rumah Type 30/60 (subsidi) 75,000 75,000 75,000 75,000 75,000 75,000 8,000
b Rumah Type 36/72 25,000 25,000 25,000 25,000 25,000 25,000 25,000
c Rumah Type 48/88 0 0 0 0 15,000 15,000 15,000
d Ruko Type 70/50 0 0 0 0 0 0 0
2 UANG MUKA 292,500 842,500 842,500 842,500 842,500 1,270,000 1,270,000
a Rumah Type 30/60 (subsidi) 292,500 292,500 292,500 292,500 292,500 292,500 292,500
b Rumah Type 36/72 0 550,000 550,000 550,000 550,000 550,000 550,000
c Rumah Type 48/88 0 0 0 0 0 427,500 427,500
d Ruko Type 70/50 0 0 0 0 0 0 0
3 PENERIMAAN KPR 9,457,500 9,457,500 14,407,500 14,407,500 14,407,500 14,407,500 18,255,000
a Rumah Type 30/60 (subsidi) 9,457,500 9,457,500 9,457,500 9,457,500 9,457,500 9,457,500 9,457,500
b Rumah Type 36/72 0 0 4,950,000 4,950,000 4,950,000 4,950,000 4,950,000
c Rumah Type 48/88 0 0 0 0 0 0 3,847,500
d Ruko Type 70/50 0 0 0 0 0 0 0
TOTAL 9,850,000 10,400,000 15,350,000 15,350,000 15,365,000 15,792,500 19,573,000
14
dalam Rp. 1.000
No URAIAN 12 13 14 15 16 17 18
TARGET PENJUALAN Dec-18 Jan-19 Feb-19 Mar-19 Apr-19 May-19 Jun-19
a Rumah Type 30/60 (subsidi)
b Rumah Type 36/72 25 25 25 25 25 25 7
c Rumah Type 48/88 15 15 15 15 15 15 15
d Ruko Type 70/50 5
TOTAL 40 40 40 40 40 40 27
TARGET PENERIMAAN
No Uraian
1 BOOKING FEE 40,000 40,000 40,000 40,000 40,000 40,000 32,000
a Rumah Type 30/60 (subsidi) 0 0 0 0 0 0 0
b Rumah Type 36/72 25,000 25,000 25,000 25,000 25,000 25,000 7,000
c Rumah Type 48/88 15,000 15,000 15,000 15,000 15,000 15,000 15,000
d Ruko Type 70/50 0 0 0 0 0 0 10,000
2 UANG MUKA 1,008,700 977,500 977,500 977,500 977,500 977,500 977,500
a Rumah Type 30/60 (subsidi) 31,200 0 0 0 0 0 0
b Rumah Type 36/72 550,000 550,000 550,000 550,000 550,000 550,000 550,000
c Rumah Type 48/88 427,500 427,500 427,500 427,500 427,500 427,500 427,500
d Ruko Type 70/50 0 0 0 0 0 0 0
3 PENERIMAAN KPR 18,255,000 9,806,300 8,797,500 8,797,500 8,797,500 8,797,500 8,797,500
a Rumah Type 30/60 (subsidi) 9,457,500 1,008,800 0 0 0 0 0
b Rumah Type 36/72 4,950,000 4,950,000 4,950,000 4,950,000 4,950,000 4,950,000 4,950,000
c Rumah Type 48/88 3,847,500 3,847,500 3,847,500 3,847,500 3,847,500 3,847,500 3,847,500
d Ruko Type 70/50 0 0 0 0 0 0 0
TOTAL 19,303,700 10,823,800 9,815,000 9,815,000 9,815,000 9,815,000 9,807,000
No URAIAN 19 20 21 22 23 24
TARGET PENJUALAN Jul-19 Aug-19 Sep-19 Oct-19 Nov-19 Dec-19
a Rumah Type 30/60 (subsidi)
b Rumah Type 36/72
c Rumah Type 48/88 9
d Ruko Type 70/50 5 5 5
TOTAL 14 5 5 0 0 0
TARGET PENERIMAAN
No Uraian
1 BOOKING FEE 19,000 10,000 10,000 0 0 0
a Rumah Type 30/60 (subsidi) 0 0 0 0 0 0
b Rumah Type 36/72 0 0 0 0 0 0
c Rumah Type 48/88 9,000 0 0 0 0 0
d Ruko Type 70/50 10,000 10,000 10,000 0 0 0
2 UANG MUKA 779,000 454,000 197,500 197,500 0 0
a Rumah Type 30/60 (subsidi) 0 0 0 0 0 0
b Rumah Type 36/72 154,000 0 0 0 0 0
c Rumah Type 48/88 427,500 256,500 0 0 0 0
d Ruko Type 70/50 197,500 197,500 197,500 197,500 0 0
3 PENERIMAAN KPR 8,797,500 7,011,000 4,086,000 1,777,500 1,777,500 0
a Rumah Type 30/60 (subsidi) 0 0 0 0 0 0
b Rumah Type 36/72 4,950,000 1,386,000 0 0 0 0
c Rumah Type 48/88 3,847,500 3,847,500 2,308,500 0 0 0
d Ruko Type 70/50 0 1,777,500 1,777,500 1,777,500 1,777,500 0
TOTAL 9,595,500 7,475,000 4,293,500 1,975,000 1,777,500 0
15
10. CASH FLOW
II CASH OUT
A PEMBELIAN LAHAN 36,595,241 4,574,405 4,574,405
B LEGALITAS & PERIZINAN 4,482,274 551,776 466,499 466,499 200,905
C BIAYA PEMATANGAN LAHAN 3,824,030 637,338 637,338 637,338
D BIAYA DISAIN & PERENCANAAN 519,303 129,826 129,826 129,826 129,826
E BIAYA PERSIAPAN, SARANA, & PRASARANA 29,666,195 300,000 1,398,390 1,398,390 1,398,390
F FEE MARKETING 6,158,850 292,500
G BIAYA PROMOSI, UMUM & OVERHEAD 4,720,000 205,217 205,217 205,217 205,217
H BIAYA SUKU BUNGA BANK 5,400,000 150,000 300,000
I BIAYA KONSTRUKSI BANGUNAN 79,426,900 5,323,519 5,323,519 7,098,025
J PENGEMBALIAN MODAL AWAL 7,000,000
K PENGEMBALIAN PEMBIAYAAN BANK 30,000,000 833,333 1,666,667
L PEMBAGIAN KEUNTUNGAN 35,641,208
TOTAL CASH - OUT 243,434,000 5,126,181 1,738,880 8,160,789 13,252,029 11,291,530
6 7 8 9 10 11
NO URAIAN PEKERJAAN Jun-18 Jul-18 Aug-18 Sep-18 Oct-18 Nov-18
I CASH IN
A MODAL AWAL (bridging capital)
B PEMBIAYAAN BANK
C OMSET PENJUALAN 10,400,000 15,350,000 15,350,000 15,365,000 15,792,500 19,573,000
TOTAL CASH - IN 10,400,000 15,350,000 15,350,000 15,365,000 15,792,500 19,573,000
II CASH OUT
A PEMBELIAN LAHAN 9,148,810 4,574,405 4,574,405
B LEGALITAS & PERIZINAN 200,905 267,873 267,873 267,873 267,873 308,054
C BIAYA PEMATANGAN LAHAN 637,338 637,338 637,338
D BIAYA DISAIN & PERENCANAAN
E BIAYA PERSIAPAN, SARANA, & PRASARANA 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390
F FEE MARKETING 292,500 457,500 457,500 457,500 457,500 585,750
G BIAYA PROMOSI, UMUM & OVERHEAD 205,217 205,217 205,217 205,217 205,217 205,217
H BIAYA SUKU BUNGA BANK 300,000 300,000 300,000 300,000 300,000 300,000
I BIAYA KONSTRUKSI BANGUNAN 7,098,025 7,098,025 7,098,025 8,162,729 8,162,729 3,407,052
J PENGEMBALIAN MODAL AWAL
K PENGEMBALIAN PEMBIAYAAN BANK 1,666,667 1,666,667 1,666,667 1,666,667 1,666,667 1,666,667
L PEMBAGIAN KEUNTUNGAN
TOTAL CASH - OUT 11,161,704 20,542,483 15,968,078 13,095,714 13,095,714 13,082,874
16
dalam Rp. 1.000 12 13 14 15 16 17
NO URAIAN PEKERJAAN Dec-18 Jan-19 Feb-19 Mar-19 Apr-19 May-19
I CASH IN
A MODAL AWAL (bridging capital)
B PEMBIAYAAN BANK
C OMSET PENJUALAN 19,303,700 10,823,800 9,815,000 9,815,000 9,815,000 9,815,000
TOTAL CASH - IN 19,303,700 10,823,800 9,815,000 9,815,000 9,815,000 9,815,000
II CASH OUT
A PEMBELIAN LAHAN 9,148,810
B LEGALITAS & PERIZINAN 308,054 128,579 107,149 107,149 107,149 107,149
C BIAYA PEMATANGAN LAHAN
D BIAYA DISAIN & PERENCANAAN
E BIAYA PERSIAPAN, SARANA, & PRASARANA 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390
F FEE MARKETING 585,750 324,450 293,250 293,250 293,250 293,250
G BIAYA PROMOSI, UMUM & OVERHEAD 205,217 205,217 205,217 205,217 205,217 205,217
H BIAYA SUKU BUNGA BANK 300,000 300,000 300,000 300,000 300,000 300,000
I BIAYA KONSTRUKSI BANGUNAN 2,839,210 2,839,210 2,839,210 2,839,210 2,839,210 2,839,210
J PENGEMBALIAN MODAL AWAL 7,000,000
K PENGEMBALIAN PEMBIAYAAN BANK 1,666,667 1,666,667 1,666,667 1,666,667 1,666,667 1,666,667
L PEMBAGIAN KEUNTUNGAN 10,000,000
TOTAL CASH - OUT 24,303,288 6,862,513 15,958,694 6,809,884 6,809,884 6,809,884
18 19 20 21 22 23 24
NO URAIAN PEKERJAAN Jun-19 Jul-19 Aug-19 Sep-19 Oct-19 Nov-19 Dec-19
I CASH IN
A MODAL AWAL (bridging capital)
B PEMBIAYAAN BANK
C OMSET PENJUALAN 9,807,000 9,595,500 7,475,000 4,293,500 1,975,000 1,777,500 0
TOTAL CASH - IN 9,807,000 9,595,500 7,475,000 4,293,500 1,975,000 1,777,500 0
II CASH OUT
A PEMBELIAN LAHAN
B LEGALITAS & PERIZINAN 107,149 107,149 72,326 37,502 13,394 13,394 0
C BIAYA PEMATANGAN LAHAN
D BIAYA DISAIN & PERENCANAAN
E BIAYA PERSIAPAN, SARANA, & PRASARANA 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390 1,398,390
F FEE MARKETING 293,250 293,250 233,700 136,200 59,250 59,250
G BIAYA PROMOSI, UMUM & OVERHEAD 205,217 205,217 205,217 205,217 205,217 205,217 205,217
H BIAYA SUKU BUNGA BANK 300,000 300,000 300,000 300,000 150,000
I BIAYA KONSTRUKSI BANGUNAN 1,916,467 993,724 354,901 354,901 0 0 0
J PENGEMBALIAN MODAL AWAL
K PENGEMBALIAN PEMBIAYAAN BANK 1,666,667 1,666,667 1,666,667 1,666,667 833,333
L PEMBAGIAN KEUNTUNGAN 10,000,000 15,641,208
TOTAL CASH - OUT 15,887,140 4,964,397 4,231,201 4,098,878 2,659,585 1,676,251 15,846,426
17
11. HARGA POKOK PRODUKSI / KEUNTUNGAN
TNH BANG TNH BANG TNH BANG HPP HRG JUAL PROFIT/UNIT QTY %
1 60 30 1,212 1,746 72,728 52,394 125,122 130,000 4,878 608 54% 79,040,000 76,074,029 2,965,971
2 72 36 1,212 2,222 87,274 79,994 167,267 220,000 52,733 332 30% 73,040,000 55,532,770 17,507,230
3 88 48 1,212 2,192 106,668 105,194 211,862 285,000 73,138 159 14% 45,315,000 33,685,985 11,629,015
4 50 70 1,212 3,063 60,607 214,394 275,000 395,000 120,000 20 2% 7,900,000 5,500,008 2,399,992
18
INVESTOR/PENDANA 50%
PROJECT MANAGEMENT & INISIATOR PROYEK 50%
13. KESIMPULAN
B. BAGI HASIL
dalam Rp.1000
NOMINAL (Rp)
URAIAN
BULAN KE-12 BULAN KE-18 BULAN KE-24 TOTAL
PENDAPATAN KOTOR 10,000,000 10,000,000 15,641,208 35,641,208
PAJAK (15%) 1,500,000 1,500,000 2,346,181 5,346,181
PENDAPATAN BERSIH 8,500,000 8,500,000 13,295,027 30,295,027
PEMODAL (50%) 4,250,000 4,250,000 6,647,513 15,147,513
PENGELOLA (50%) 4,250,000 4,250,000 6,647,513 15,147,513
C. UMUR PROYEK
24 Bulan
19
20