BIAYA

BIAYA MODAL (CAPITAL COST)

Semua biaya yang diperlukan dari pra studi sampai proyek selesai
di bangun.
1. Biaya Langsung (Direct Cost)
Biaya pembangunan suatu proyek :
Biaya Konstruksi
Biaya galian/timbunan..dll
Biaya pembebasan Tanah

Ditawarkan ke kontraktor
(kecuali pembebasan tanah)

2. Biaya Tak Langsung (Indirect Cost)

1. Biaya tak terduga (Contingencies Cost)
: .....% dari biaya langsung
2. Biaya Teknik (Engineering Cost)
: .% dari biaya langsung
(bisa dihitung secara pasti) yang terdiri dari biaya studi awal, studi
kelayakan, perencanaan, pengawasan pelaksanaan konstruksi, dll
3. Bunga (Interest)
bunga yang diperhitungkan dari munculnya ide sampai pelaksanaan
fisik selesai sehingga berpengaruh pada Capital Cost
Siti Qomariyah jts-ftuns

CAPITAL COST = BIAYA MODAL

n=10 th; i=15%
FS

DD

n=50 th; i= ?
n = Umur Proyek

A = (43.050.000) / 10
BIAYA LANGSUNG:
BETON, BAJA, GALIAN dll = volume x harga satuan =

Rp. 35.000.000 (a)

BIAYA TAK LANGSUNG:

TAK TERDUGA = 15% x Rp. 35.000.000 =

Rp. 5.250.000

(b)

BIAYA TEKNIK = 8% X Rp. 35.000.000 =

Rp. 2.800.000

(c)

Rp. 43.050.000

(d) = a+b+c

BUNGA = Rp. 43.050.000 x {(F/A,15%,10) 10} =

10

BIAYA MODAL (CAPITAL COST) =

Rp. 44.360.000

(e)

Rp. 87.410.000 (d+e)

Siti Qomariyah jts-ftuns

20,304

BUNGA = Rp. 43.050.000 x {(F/A,15%,10) 10}

10

= Rp. 44.360.000

(e)

BUNGA = Rp. 43.050.000 x (F/A,15%,10) 43.050.000 = Rp. 44.360.000

10

(e)

BIAYA MODAL (CAPITAL COST) =

Siti Qomariyah jts-ftuns

Rp. 87.410.000 (d+e)

BIAYA TAHUNAN
Umur proyek (pemanfaatan proyek, dimulai dari saat
proyek selesai dibangun.
Selama umur ini, biaya proyek masih dibutuhkan hingga
umur proyek habis.
Biaya ini (tahunan=A) merupakan beban pemilik
proyek/investor yang terdiri dari :
1. Bunga : ..% Capital Cost
Besarannya bisa berbeda dengan bunga saat periode dilaksanakan.
2. Depresiasi / Amortisasi (A/F, i, n)
Depresiasi : penyusutan suatu nilai benda karena pemakaian
/kerusakan/aus
Amortisasi : pembayaran (tahunan) sehingga hutang lunas pada
akhir periode
3. Biaya Operasi dan Pemeliharaan .....% Capital Cost atau diestimasi
(Biaya yang diperlukan agar umur proyek sesuai yang direncanakan)
Siti Qomariyah jts-ftuns

CAPITAL COST = BIAYA MODAL

n=10 th; i=15%

n=50 th; i= ?

Proyek beroperasi

O&P
interest
FS

DD

Dep / Amor

FS = Feasibility Study = Study Kelayakan

DD = Detail Design = Rancangan Detil
C = Construction = Pembangunan
O & P = Operasi dan Pemeliharaan ( 1% Biaya Modal)
i = Interest / Bunga = % Biaya Modal
Depresiasi = Penyusutan = (A/F,i,n)

BIAYA
TAHUNAN

Amortisasi = Pengembalian modal = (A/F,i,n)

Siti Qomariyah jts-ftuns

REMEMBER !!! i + A/F = A/P

PROBLEM:
A project is being planned that include the following
elements:
200,000 m3 of concrete; 750,000 m3 of tunnel excavation;
5,000,000 m3 of cannal excavation; and 2,000 m2 of
vertical lift gates.
For the purpose of estimating the direct costs of the
project, The following unit prices may be used; $200/m3
for concrete; $100/m3 for tunnel; $5/m3 for cannal; and
$10,000/m2
for
the gates,
including all hoisting
mechanisms.
The cannal, tunnel and concrete dam have useful life of
50 years; the gates have useful life of 25 years. The
interest rate is 5%.
The period of construction is
estimated at 6 years. The contractor will be paid equal
amounts at the end of everyone of the six years.
What will be the annual cost of this project after it is
completed. You must
make reasonable estimates of any
6
Siti Qomariyah jts-ftuns
data that you need and that are not given in this problem

CAPITAL COST :
Direct Cost :
40,000,000

Concrete
Tunnel

= 200,000 x 200

= 750,000 x 100

75,000,000
Canal
Gates

= 5,000,000 x 5
= 2,000 x 10,000
DC
Indirect Cost :Contingencies 15% x DC
Engineering 8% x DC
13,000,000
Interest During construction
26,300,000 **
Capital Cost

= 25,000,000
= 20,000,000
= 160,000,000
= 24,000,000
=
=
= 223,300,000

ANNUAL COST :
Interest
: 5% x 223,300,000
=
Depreciation : 7/8 x 223,300,000 x (A/F,5,50)
=
Siti223,300,000
Qomariyah jts-ftuns
+ 1/8 x
x (A/F,5,25)
560,000

11,170,000
780,000
7
=

Interest During Construction:

Contractor has to be paid: 160 M + 24 M
= 184,000,000
Government will finance Engineering works = 13,000,000
TOTAL
= 197,000,000

197,000,000/6 x (F/A, 5, 6) = 32,800,000 x 6,802 = 223,3 M / tahun

Interest during construction

= 223,3 M 197 M = 26,3 M

Siti Qomariyah jts-ftuns

PROBLEM:
As a consulting engineer for an investors group you are to make a
tentative appraisal of a proposed toll bridge. A license maybe
obtained for 20 years, after which the bridge has to be turned
over to the government for free. Your preliminary design requires
the purchase of 400 ha of land at $10,000 / ha.
The bridge requires 1,200,000 m3 of excavation, 40,000 m3 of
concrete, and 5,000 ton of steel at unit price of: $5 per m 3, $250 per
m3, $3,000 per ton respectively.
The duration of construction is estimated at 4 years. Operation and
Maintenance are estimated at 2% of capital cost. The number of
vehicle crossings per day is expected to be 18,000 and to remain
constant during 20 years.
What should be the toll charge per vehicle so that the investor
realize 15% rate of return on their investment ?

Siti Qomariyah jts-ftuns

SOLUTION :

Capital Cost :
Direct Cost :
4,000,000

Land

= 400 x 10,000

Excavation

= 1,200,000 x 5

Concrete

= 40,000 x 250

Steel

= 5,000 x 3,000

6,000,000
10,000,000
15,000,000

35,000,000
Indirect Cost :
Contingencies
= 15% x Direct Cost
= 5,250,000
Engineering = 8% x Direct Cost
=
3,250,000
Interest During construction
**
=
10,800,000
Capital Cost
=
54,300,000
Siti Qomariyah jts-ftuns
10

CONTOH : BANGUNAN APARTEMEN, MALL, RUMAH SUSUN

- PEMBELIAN / SEWA PER M PERSEGI, masa konsytuksi 6 bln,
masa angsuran 15 th

Capital Cost :
Direct Cost :

Land Cost
= Rp. 4,3 M
Building Cost = Rp. 6,8 M
a. Total D.C. = Rp. 11,1 M

Indirect Cost : Contingencies = 5% x Direct Cost

Engineering = 5% x Direct Cost
Interest During construction**
b. Total InD.C.
Capital Cost (a+b)
**

= 0,55 M
= 0,55 M
= 0,3 M
= 1,4 M
= 12,5 M

Pendapatan:

Luas lantai bersih: 3.000 m2 ; Harga per m2 = Rp. X / m2/ tahun

Pendapatan total = 3.000 X / m2/ tahun
Siti Qomariyah jts-ftuns

11

Annual Cost :
a. O&P
b. Bunga
c. Amortisasi
d. Pajak

= 5% . Capital Cost Others: ..% Pendapatan

= 12%. Capital Cost
= (A/F, 12%, 15). Capital Cost
= 15% (Pendapatan O&P bunga amortisasi)

Total Biaya Tahunan

=a+b+c+d

Harga sewa/beli :

Pendapatan total = Total Biaya Tahunan

X ketemu (Rp. / m2 / tahun

B/C = PV dari Pendapatan PV dari O&P PV dari pajak

Capital Cost

Siti Qomariyah jts-ftuns

12

Pilih alternatif A atau B ?

Alt
Cost

Annual Benefit

Salvage Value

2000

450

100

3000

600

700

n = 6th
MARR = 8%

a.

Present Analysis
A: 450 (P/A,8%,6) 2000 + 100 (P/F,8%,6)
= 143,37
PILIH B
B: 600 (P/A,7%,8) 3000 + 700 (P/F,8%,6)
= 214,94
b. Annual Analysis
PILIH B
A: 143,37 (A/P,8%,6)
= 31
B: 214,94 (A/P,8%,6)
= 46,5
c. Benefit Cost Ratio (BE CAREFULL !!!!!)
PILIH B
A: EUAC = 2000 (A/P,8%,6) 100 (A/F,8,6) = 418; EUAB = 450
B/C = 1,07
B: EUAC = 3000 (A/P,8%,6) 700 (A/F,8,6) = 553; EUAB = 600
B/C = 1,08
Menggunakan incremental :
B = 600 450 = 150
C = 553 418 = 135 -> B/C = 150/135 = 1,11 > 1
PILIH B
(Cost yang lebih besar)
d. Rate of Return
Higher cost = Lower cost + Difference between alt A & B
B = A + Incremental (A-B)

TH

-2000

450

450

450

450

450

450+100

-3000

600

600

600

600

600

600+700

AB

-1000

150

150

150

150

150

150+600

Incremental :
PW cost = PW benefit -> 1000 = 150 (P/A,i,6) + 600 (P/F,i,6)
Coba-coba :
i = 9% -> 1000 = 1030
i = 10% -> 1000 = 991 Siti
Jadi
9% < i <jts-ftuns
10% -> lebih besar dari MARR 7%
Qomariyah

13 B
PILIH

Pinjaman $5000 , bunga = 8% , n = 5 tahun

Rencana Pengembalian Pinjaman (Plan for Repayment):
Tahun
(Year)

Hutang di awal tahun

Amount owed at beginning of
year

Bunga tahun ybs

(Interest of the
year)

Total hutang di akhir th

Total owed
At end of year

Pembayaran hutang
pokok
Principle Payment

Total pembayaran akhir

tahun
Total End of year
Payment

c = 8% x b

$1000
$1000
$1000
$1000
$1000

$1400
$1320
$1240
$1160
$1080

$5000

$6200

0
0
0
0
$5000

$400
$400
$400
$400
$5400

$5000

$7000

$852
$921
$994
$1074
$1159

$1252
$1252
$1252
$1252
$1252

$5000

$6260

0
0
0
0
$5000

0
0
0
0
$7347

Plan 1 : At end of each year pay $ 1000 principle + interest (cicilan pinjaman pokok +
1
2
3
4
5

$5000
$4000
$3000
$2000
$1000

$400
$320
$240
$160
$80

JUMLAH

$1200

bunga)

$5400
$4340
$3240
$2160
$1080

Plan 2 : Pay interest at end of each year + principle at end of 5 years (cicilan bunga saja)
1
2
3
4
5

$5000
$5000
$5000
$5000
$5000

$400
$400
$400
$400
$400

JUMLAH

$2000

$5400
$5400
$5400
$5400
$5400

Plan 3 : Pay in five equal end of year payment (membayar dengan jumlah sama tiap tahun)
1
2
3
4
5

$5000
$4148
$3227
$2233
$1159

$400
$331
$258
$178
$93

JUMLAH

$1260

$5400
$4479
$3485
$2411
$1252

Plan 4 : Pay principle + interest in one payment at end of 5 years (Bayar sekaligus)
1
2
3
4
5

$5000
$5400
$5832
$6299
$6803

$400
$432
$467
$504
$544

$5400
$5832
$6299
$6803
$7347

JUMLAH
$2347
$5000
$7347
Note:
Plan 4 : Bunga yang tidak dibayarkan (unpaid interest) pada tahun 1 berbunga pada tahun ke 2. Charging interest on unpaid interest is called compuond interest.
Plan 1 dan Plan 3
: Pinjaman pokok (kolom b) menurun
14
Plan 2
: Pinjaman pokok konstan Siti Qomariyah jts-ftuns
Plan 4
: Pinjaman pokok naik
Semua rencana pembayaran (plan 1 s/d 4) ekivalen dengan nilai $5000 sekarang