PENERAPAN REKAYASA NILAI PADA

PEMBANGUNAN GEDUNG TRANSMART

SURABAYA

Disusun oleh :
ANINDA RAHMANINGTYAS
NIM : 22121008

SISTEM DAN REKAYASA NILAI

Dosen : Dr. Lila Ayu Ratna Winanda, S.T, M.T

PROGRAM STUDI PASCASARJANA TEKNIK SIPIL

INSTITUT TEKNOLOGI NASIONAL MALANG
TAHUN 2023
A. Informasi Proyek
Deskripsi objek penelitian adalah sebagai berikut :
1. Nama Proyek : Transmart Carrefour Surabaya
2. Lokasi Proyek : Jl. Raya Kalirungkut No. 25 Surabaya
3. Jenis Bangunan : Gedung bertingkat 6 lantai
4. Luas Bangunan : 43.920 m2
5. Owner : PT. Trans Retail Indonesia
6. Konsultan : PT Garis Rancang Bangun
7. Kontraktor : PT.PP (Persero)

B. Breakdown Cost Model dan Identifikasi Item Biaya Tertinggi

Pada tahap ini dilakukan pengumpulan data berupa Rencana Anggaran Biaya (RAB), tabel
1.
Tabel 1. Rencana Anggaran Biaya Pembangunan Gedung Transmart
No. Uraian Qty Unit Total Cost
I PRELIMINARY COST Rp 18,885,073,552
I.1 Consultacy 1 ls Rp 17,053,177,532
I.2 Utilities 1 ls Rp 1,831,896,020
II DIRECT COST Rp 263,854,795,151
II.1 Civil Works Rp 149,846,609,768
II.1.1 Excavation & Back Filling to Foundation 1 ls Rp 4,698,570,000
II.1.2 Piling or shoring Works 1 ls Rp 56,712,266,794
II.1.3 Foundation Works 1 ls Rp 22,783,352,929
II.1.4 Steel Construction 1 ls Rp 13,888,322,509
II.1.5 Concrete Construction : 1 ls Rp 51,764,097,536
- Concrete of Colom 1 ls Rp 9,935,087,310
- Concrete of Beam 1 ls Rp 16,160,009,126
- Concrete of Stairs 1 ls Rp 1,688,747,744
- Concrete of Slab 1 ls Rp 23,980,253,356
II.2 Finishing Works Rp 40,352,190,074
II.2.1 Masonry Works 1 ls Rp 3,066,202,570
II.2.2 Waterproofing Works 1 ls Rp 119,496,018
II.2.3 Floor Hardener 1 ls Rp 1,105,368,000
II.2.4 Doors & Windows 1 ls Rp 535,733,100
II.2.5 Glass Works / Facade 1 ls Rp 12,474,366,408
II.2.6 Perimeter Wall 1 ls Rp 4,186,742,624
II.2.7 Toilet & Sanitary Equipment 1 ls Rp 1,388,859,100
II.2.8 Tile and Granite Works : 1 ls Rp 6,900,009,422
- Tile to Floor 1 ls Rp 6,900,009,422
II.2.9 Plastering Works : 1 ls Rp 5,157,511,550
- Wall Plastering 1 ls Rp 1,751,163,160
- Skim coat Coloum 1 ls Rp 1,476,008,950
- Skim coat Concrete Plafond 1 ls Rp 1,269,117,533
- Skim coat Beam 1 ls Rp 595,285,267
- Skim coat Stairs 1 ls Rp 65,936,640
II.2.10 Painting Work : 1 ls Rp 2,582,780,898
- Paint to Walls 1 ls Rp 981,600,903
- Paint to Expose Concrete Plafond 1 ls Rp 1,543,635,780
- Paint to Gypsum Partisi 1 ls Rp 57,544,215
II.2.11 Ceiling and Partition : 1 ls Rp 2,835,120,384
- Hung Ceiling 1 ls Rp 1,406,243,873
 - Partition Work 1 ls Rp 1,428,876,511
II.3 MEP Work Rp 69,987,957,992
II.3.1 HVAC 1 ls Rp 22,251,768,051
II.3.2 Plumbing 1 ls Rp 3,067,800,928
II.3.3 Gas Installation 1 ls Rp 1,606,257,980
II.3.4 Fire Fighting 1 ls Rp 6,336,387,100
II.3.5 Electrical 1 ls Rp 14,844,403,169
II.3.6 Energy Management System1 1 ls Rp 1,270,722,314
II.3.7 Vertical Transportation 1 ls Rp 10,958,450,000
II.3.8 Generator 1 ls Rp 9,284,168,450
II.3.9 Deep Well 1 ls Rp 368,000,000
II.4 External works 1 ls Rp 3,668,037,317
II.4.1 Access Road 1 ls Rp 2,100,244,030
II.4.2 Perimeter Fence 1 ls Rp 370,769,500
II.4.3 Landscape 1 ls Rp 173,725,200
II.4.4 Surface Drainage 1 ls Rp 1,023,298,587
III ROVISIONAL SUMS Rp 11,446,304,043
III.1 Provsum Perkuatan 1 ls Rp 2,381,082,135
III.2 Provsum Pengalihan 1 ls Rp 9,065,221,908
FINAL SUMMARY Rp 294,186,172,746

Selanjutnya, RAB perlu dilakukan pengelompokan baru dengan cara menggolongkan item
pekerjaan sejenis per fungsi item agar lebih memudahkan dalam tahap analisis, tabel 2.
Tabel 2. Penggolongan item pekerjaan
No. Uraian Biaya Persentase
1 Biaya Tidak Langsung Rp 18,885,073,552 6.42%
2 Pekerjaan Sipil Rp 128,003,587,269 43.51%
Excavation & Back Filling to Foundation Rp 4,698,570,000 1.60%
Piling or shoring Works Rp 56,712,266,794 19.28%
Foundation Works Rp 22,783,352,929 7.74%
Steel Construction Rp 13,888,322,509 4.72%
Concrete Construction : Rp 29,921,075,037 10.17%
- Concrete of Colom Rp 9,935,087,310 3.38%
- Concrete of Beam Rp 16,160,009,126 5.49%
- Concrete of Stairs Rp 1,688,747,744 0.57%
- Skim coat Coloum Rp 1,476,008,950 0.50%
- Skim coat Beam Rp 595,285,267 0.20%
- Skim coat Stairs Rp 65,936,640 0.02%
3 Pekerjaan Arsitektur Rp 62,195,212,573 21.14%
3.1 Pintu & Jendela Rp 535,733,100 0.18%
3.2 Fasad Rp 12,474,366,408 4.24%
3.3 Sanitasi Rp 1,388,859,100 0.47%
3.4 Lantai Rp 32,105,126,796 10.91%
- Concrete of Slab Rp 23,980,253,356 8.15%
- Waterproofing Works Rp 119,496,018 0.04%
- Tile to Floor Rp 6,900,009,422 2.35%
- Floor Hardener Rp 1,105,368,000 0.38%
3.5 Dinding Rp 9,985,709,257 3.39%
- Masonry Works Rp 3,066,202,570 1.04%
- Perimeter Wall Rp 4,186,742,624 1.42%
- Wall Plastering Rp 1,751,163,160 0.60%
- Paint to Walls Rp 981,600,903 0.33%
 3.6 Plafon Rp 4,218,997,186 1.43%
- Hung Ceiling Rp 1,406,243,873 0.48%
- Paint to Expose Concrete Plafond Rp 1,543,635,780 0.52%
- Skim coat Concrete Plafond Rp 1,269,117,533 0.43%
3.7 Partisi Rp 1,486,420,726 0.51%
- Partition Work Rp 1,428,876,511 0.49%
- Paint to Gypsum Partisi Rp 57,544,215 0.02%
4 Pekerjaan MEP Rp 69,987,957,992 23.79%
5 Pekerjaan Eksternal Rp 3,668,037,317 1.25%
6 Provisional Sums Rp 11,446,304,043 3.89%
TOTAL Rp 294,186,172,746 100.00%

Selanjutnya diurutkan berdasarkan item dengan biaya tertinggi ke biaya terendah untuk
mengetahui pekerjaan mana yang paling mempengaruhi proyek, tabel 3. Item yang telah
diurutkan selanjutnya diberlakukan hukum distribusi pareto, gambar 1.
Tabel 3. Ranking biaya tertinggi pada proyek Pembangunan Transmart
No. Uraian Biaya Persentase Kumulatif Persentase
1 Lantai Rp 32,105,126,796 51.62% Rp 32,105,126,796 51.62%
2 Fasad Rp 12,474,366,408 20.06% Rp 44,579,493,204 71.68%
3 Dinding Rp 9,985,709,257 16.06% Rp 54,565,202,461 87.73%
4 Plafon Rp 4,218,997,186 6.78% Rp 58,784,199,647 94.52%
5 Partisi Rp 1,486,420,726 2.39% Rp 60,270,620,373 96.91%
6 Sanitasi Rp 1,388,859,100 2.23% Rp 61,659,479,473 99.14%
7 Pintu & Jendela Rp 535,733,100 0.86% Rp 62,195,212,573 100.00%
JUMLAH Rp 62,195,212,573 100.00%

Gambar 1. Diagram hukum distribusi pareto

C. Analisis Fungsi
Item : Lantai
Fungsi : Alas Berpijak
Fungsi
No Uraian Cost Worth
KK KB Jenis
1 Concrete of Slab Menahan Beban S Rp 502,232
2 Waterproofing Works Menahan Air S Rp 57,500
3 Tile to Floor Alas Berpijak B Rp 411,100 Rp 411,100
4 Floor Hardener Memperkuat Lantai S Rp 53,000
Total Rp 1,023,832 Rp 411,100
Hasil perbandingan Cost/Worth = 2.49, sehingga dapat disimpulkan bahwa terdapat biaya
yang tidak diperlukan tinggi.

Item : Fasad
Fungsi : Memperindah Gedung
Fungsi
No Uraian Jenis Cost Worth
KK KB
Kaca Tempered tebal Memperindah Gedung B Rp 1,553,600 Rp 1,553,600
1 8 mm
Alumunium Memperindah Gedung B Rp 852,200 Rp 852,200
2 Composite panel
3 Metal Clading Memperindah Gedung B Rp 529,702 Rp 529,702
Total Rp 2,935,502 Rp 2,935,502
Hasil perbandingan Cost/Worth = 1.00, sehingga dapat disimpulkan bahwa semua biaya
diperlukan karena cost sama dengan worth, maka semua bersifat basic.

Item : Dinding
Fungsi : Pembatas Ruangan

Fungsi
No Uraian Jenis Cost Worth
KK KB
1 Masonry Works Pembatas Ruangan B Rp 240,000 Rp 240,000
2 Perimeter Wall Pembatas Ruangan B Rp 240,000 Rp 240,000
3 Wall Plastering Meratakan Pas. Bata S Rp 109,000
4 Paint to Walls Melapisi Tembok S Rp 41,200
Total Rp 630,200 Rp 480,000
Hasil perbandingan Cost/Worth = 1.31, sehingga dapat disimpulkan bahwa terdapat
biayang yang tidak diperlukan tetapi tidak tinggi.

D. Alternatif Pekerjaaan
Item : Lantai
No. Keterangan Gambar
1 Kondisi Eksisting
Plat lantai (t=20cm), screed
3,5cm, homogenious tile
60x60cm , plint homogenious
 2 Alternatif 1
Plat lantai (t=20cm), screed 2cm
(mortar instan), marmer lokal
(60x60cm), plint marmer

3 Alternatif 2
Plat lantai (t=20cm), screed 2cm
(mortar instan), lem, parquet
kayu jati 1,2x5x20cm , plint kayu

4 Alternatif 3
Plat lantai (t=20cm), screed 2cm
(mortar instan), lem, linoleum tile
(50x50cm) , plint profile

5 Alternatif 4
Plat lantai (t=20cm), screed 2cm
(mortar instan), ceramic tile
(60x60cm) , plint keramik

Item : Dinding
No. Keterangan Gambar
1 Kondisi Eksisting
Pas. bata hebel (t=10cm),
groving, plester, cat exterior
2 Alternatif 1
Pas. bata merah (t=7cm),
groving, plester (mortar instan),
cat exterior

3 Alternatif 2
Pas. bataton (t=10cm), groving,
plester (mortar instan), cat
exterior

4 Alternatif 3
Pas. panel bata ringan (t=10cm),
groving, cat exterior