Hybrid Rusun ModelJuly 2018

Human Cities CoalitionWhy was it set up and who is in it?

Global trends:The growing world population is living mainly in urban areas

Global trends:Many of these fast growing cities are in coastal zones and deltas.

The World Economic Forum is expecting that in the period 2016-2050 per year between 2,7 en 3,7 trillionUS dollar is invested in urban development and (water) infrastructure.

HCC is a coalition that comprise of private sector, civil society organisations and knowledge institutes that works towards inclusive infrastructure development. Inclusive infrastructure development means:- Its participatory; there is continued engagement of stakeholders involved in the process- Its constructive; all stakeholders aim to collaborate and find win-win solutions- Its transparent; the process and the data used in the process are transparent- Its innovative; the momentum is used for smart solutions for slum upgrading

Human Cities Coalition – who we are.

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2.

3.

Human Cities Coalition – who we are.

HCC is a foundation funded by Dutch governement and HCC partner. We act as a neutral convener between public, private and people .

Carel de Groot - Jakarta

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Human Cities Coalition in Jakarta.

Continues interaction and validation with community RW 17

Finance assessment

Needs assessment

Pol.ec. assessment

2-day Innovation workshop

Innovation assessment

Development of Water & Sanition solution

Continues interaction and validation with DKI Jakarta

Development Hybrid Rusun solution

Agreement with Deputy governor and vice governor on grand design and preparation ToR

Prepartion for pilot Waduk Pluit

Light implementation RW 11 with Palyja where possible

Implementation Grand Design

nowEarly 2017

SHM

SHM

2-days innovation workshop with all stakeholders and partners Oct 2017

Stakeholder meeting Feb 2018 with vice governor Bapak Sandiago Uno

Handover of FDG/ Household survey report to community of PenjaringanJune 2018

The Hybrid Rusun Model

Hybrid Rusun Design process

From the needs assessment and during the innovation process it showed that the current socialized housing model (RUSUN) is not according to the wishes of the community.

From that Arcadis, HCC strategic partner offered their services as pro-bono to assist HCC to identify the core issues and together co-developed of a renewed model. The current RUSUN model is used as the basis model but with a concept of cross subsidized payment or availability payment so that the community living in poor and slum are able to rent or to own a unit in Hybrid Rusun.

The model was designed with close engagement of DKI Jakarta and the Penjaringan community (through Focus Group Discussions) and with support of Slum Dwellers Internation and Speak Indonesia.

The model is ready for those who wish to use the model, including governement and private sector. It seems to suit the Kampung Important Policy of Jakarta and can be a tool in-situ relocation processes.

The core component of the model is the inclusive and participatory process; community needs to be properly engaged from the start.

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Hybrid Rusun Design process.

Continues interaction and validation with community RW 17

Needs assessment

Pol.ec. assessment

2-day Innovation workshop

Innovation assessment

Development of Water & Sanition solution

Continues interaction and validation with DKI Jakarta

Development Hybrid Rusun solution

Agreement with Deputy governor and vice governor on grand design and preparation ToR

Prepartion for pilot Waduk Pluit

Light implementation RW 11 with Palyja where possible

Implementation Grand Design

July 2018Early 2017

SHM

SHM

Affordable Housing: Hybrid Rusun.Current issuesRUSUN is not seen as by the slum communities a good alternative:• Basic service facilities (water/sanitation eg) are often poor and relatively expensive• Continued (feeling of) insecure tenure• Lack of involvement in decision making process and design• Limited ways to have economic activities close to home• Default of rental payment, IDR 32 billion up to June 2017

RT 16 of RW 17 Penjaringan• Basic service facilities (water/sanitation eg) are poor and relatively expensive• The community living in slum and unhealthy condition around waduk pluit• They have to pay IDR 500,000 – 700,000 per month• No legal permission for the land use• Violation of the regulation related to the river bank condition• Potential of flooding during heavy rain condition• Possibility of eviction anytime• Lack of public facilities for medical, safety and social activities

Affordable Housing: Hybrid Rusun.

Proposed Hybrid Rusun concept is intended to provide better condition and more secure tenure to thecommunity:• Through the PPP scheme, the development cost will be borne by the private party. In this condition,

the government can switch the development budget to improve another infrastructure or other publicsector, like education or health.

• The hybrid rusun comprises of subsidy unit and commercial unit. This may allow the government toimplement a cross subsidies model and combine with the subsidy scheme from the government.

• With the combination of subsidy unit and commercial unit, it will allow multi-economic levelcommunity live in same area. This may attract the micro-economy for this area. Which may the low-income community may have a small business to be sell to the mid-income community.

• The hybrid rusun is offering multi-tenure option for the community. The unit is available for rental andownership (this will depend the government regulation). For the low-income community, the unit isguaranteed to be used until the end of the building’s operating period and can be inherited (terms andcondition applied).

• The hybrid rusun is providing economic activities to be manage by the communities inside the rusun,so they can improve their economic capabilities nearby home.

Affordable Housing: Hybrid Rusun

Hybrid Rusun

Funding

Private and Government through the PPP scheme or availability payment

Tenure

Rental model and ownership model (SHMSRS) with cross subsidies model (mid-income and low-income communities)

Function

Housing, social, community and commercial

Operational and Maintenance

Government – private –residences collaboration

Affordable Housing: HYBRID Rusun.

Target group / market

▪ Slum community of RW17 Penjaringan Pluit

▪ Low-income community

▪ Mid-income community for commercial / high rise unit

Potential investor

▪ Private Development company in DKI Jakarta (i.eAgung Podomoro, Agung Sedayu, Sinar Mas, Sumarecon, etc.)

▪ Government Property company (i.e Jakarta Propertindo, Wika Realty, PP realty, Waskita Realty, etc.)

Potential partnership for service provision

▪ Water and electricity provider (PD PAM, Palyja, PLN)

▪ Waste water management (PD PAL)

▪ Building management company

▪ Transportation service provider (PT. Transjakarta)

PPPP: Public Private People Partnership.

• Reduce government budget for the infrastructure development

• Increase the speed of development (not depending on the government budget)

• Increase the quality of the infrastructure and services through the availability payment model

Public

• Increase the market and company’s brand

• Increase revenue

• Long term project / services to the government through the availability payment

Private

• Opportunity to giving their input on the design

• Opportunity to be involved in the development, whether by volunteering, investment, cooperation or in-kind contribution

• Opportunity to having first experience on the planned development

People

End of

operation

PPPP in the Hybrid Rusun.The Process

Operational

Construction /

development

and

marketing

process

Investment

agreement

Selection of investor for

development and services

Land

consolidation

Public

Private

People

Consolidation with the land owner to get right of using the land

Invite and select the investors for the investment of the development and services

Signing contract / agreement with the investor for the development and services

Supervise the development process and ensure the development as requirements

Supervise the operational services and payment to the investor for the installment and periodic services

Return the land condition and return the land to the original owner

- Propose to the government for the investment proposal

Signing contract / agreement with the government for the development and/or services

Initial investment for development / construction and marketing process to the public

Maintain the operational services

Receive payment of installment and service charges

Return the building to the government

- Provide input to the design, orOffering of involvement to the government

Agreement of involvement on the development process (when applicable)

Participation on development as agreement (when applicable)

Use of the building / infrastructure and pay installment including the service charges

Return the building to the government

Scheme Option.

Original Land Owner Land Transition Tenure Option

Private

Government /

Governmnet’s Company

Land Acquisition

Cooperation of utilization

Lending

Rusunami:

- SHMSRS for unit

- SHGB for the building

Rusunawa:- Rental for unit- SHGB for the building

SHMSRS : Satuan Hak Milik atas Satuan Rumah Susun (unit ownership)SHGB : Sertifikat Hak Guna Bangunan

SHGB Period: 30 years with extension option maximum 20 years

Proposed Location pilot.

Tower A

Tower B

Tower 3

Tower 1

Tower 2

Tower 7

Tower 5

Tower 6

Tower 4

Location detail:

Address:Gg. Marlina

Land owner:PT. Pelindo

Approximate land area:45,000 m2

Current zonation:Office area

Remarks:- Most area is not occupied

currently- Some area used by PT. KTU- The land is owned by PT.

Pelindo and may be borrowed by DKI

- The area is not at the main road, and not easy to access

Challenges.• The location is not in the main-road area, the

access to the location is Gg. Marlina which is categorized as a slum area. This may cause following impact:• Less attractive for the commercial buyers (view

and access)• Less attractive for the commercial activities (fact

of public consumer) • Increasing the traffic condition at Gg. Marlina

when it’s being operated due to the width of the access

• The location is at the side of the sea / port and some ground condition is swamp land. This may causing following impact:• Smells • Flood potential • Increasement of construction cost for the

foundation / soil improvement

• Revitalization of Gg. Marlina to be more accessible and better condition

• Provision of Shuttle Bus from the nearest major public transport (Transjakarta station) to the location

• Revitalization of the slum area and seaside near the location

Alternative option:• The commercial tower / unit is built separately

(another location). This location is only for the low-income units / towers.

Improvement Plan.

Location

Access.

Transportation. Shuttle / feeder bus

New rusun

Transjakarta

• To attract people/public to visit the commercial area of rusun, a shuttle/feeder bus will be provided to deliver people from the major public transport (Transjakarta)

• The shuttle/feeder bus will connect the Pluit Village Mall (Pluit station) –Rusun Waduk Pluit - Museum Bahari Jakarta (Pakin station)

• The shuttle/feeder bus is free of charge for the resident of rusun waduk pluit, and IDR 2,000 for public (or refer to the DKI’s government policy)

Rusun

waduk pluit

Site Arrangement.

Tower A

Tower B

Tower 3

Tower 1

Tower 2

Tower 7

Tower 5

Tower 6

Tower 4

Tower Block Area Total Floor Area Total Unit % Public Area

Tower A 1,813.4 30,827.0 528 6%

Tower B 1,813.4 30,827.0 528 6%

TOTAL 3,626.7 61,654.0 1,056 6%

Tower Block

Area

Total Floor

Area

Total

Unit

% Public

Area

Tower 1 1,812.8 10,876.8 160 17%

Tower 2 1,425.6 8,553.6 120 17%

Tower 3 1,812.8 10,876.8 160 17%

Tower 4 1,812.8 10,876.8 160 17%

Tower 5 1,812.8 10,876.8 160 17%

Tower 6 1,425.6 8,553.6 120 17%

Tower 7 1,812.8 10,876.8 160 17%

TOTAL 11,915.2 71,491.2 1,040 17%

Commercial unit

Subsidy unit

Summary

Total unit:2,096 units

Gross Floor Area:133,145 m2

Block area:15,542 m2

KDB:35%

3D View

Front view

Top view

Back view

Commercial Unit

Subsidy Unit

Commercial Area

The Unit.

Front view Back view

Unit Size: 36 m2 (6.6m x 5.5m)

Bed Room 12.75mx2.5m

Bed Room 22.75mx2.25m

Living Room / Dining Room

Bath Room1.85mx1.75m

Kitchen

The Unit: Specification.

Items Subsidy Unit Commercial Unit

Building structure Reinforced concrete framework. Reinforced concrete framework.

Building facade Lightweight concrete blocks. Pre-cast concrete panels

Vertical transportation N.A (only staircase). Electronic Elevator.

Unit wall Lightweight concrete blocks, painted;Covers with ceramic tile for bath room andkitchen at specific height.

Lightweight concrete blocks, painted; Coverswith ceramic tile for bath room and kitchen atspecific height.

Unit floor Bare concrete finish for living room, bedroom and kitchen; ceramic tile for bathroom.

Ceramic tile for all room.

Ceiling Bare concrete finish. Acoustic panels, painted .

Utilities and Sanitary Electrical token, standard sanitary, squattoilet

Electrical token, seat toilet, shower

Door and Window Standard wooden door and window; PVC door for bath room

Almunium Door frame and Window frame; Wooden door for rooms; PVC Room forbathroom and glass door for balcony

Tariff Calculation.

Perda No. 3 Tahun 2012

Average:

Programmed / target group = Rp 232,200 → Low tariffPublic = Rp 506,200 → High tariff

Maximum tariff = 1/3 of minimum wage (1/3 x UMP)= 1/3 x Rp 3,648,035= Rp 1,216,012 → Max tariff

Low-Income Community(Masyarakat Berpenghasilan Rendah – MBR)

Monthly Income 1/3 of Income Category

Rp 4,500,000 Rp 1,500,000 Low tariff

Rp 7,000,000 Rp 2,333,333 High tariff

Mid-Income Community(Masyarakat Berpenghasilan Menengah – MBM)

Tariff Category Low-income Mid-income

Low tariff Rp 232,000 Rp 1,500,000

High tariff Rp 506,000 Rp 2,333,000

Maximum tariff Rp 1,216,000 -

Summary

Tariff and Price References.

Rusun Tariff (monthly) Year

Tambora 458,000 2015

Pulogebang 458,000 2015

Jatinegara 458,000 2015

Cipinang Besar 458,000 2015

Daan Mogot Perda No.3/12 2016

Komarudin 341,000 2017

508,000

Pinus Elok 341,000 2017

508,000

KS Tubun 1,700,000 2017

A. Rusunawa B. Rusunami

Rusun Type Price Year

SentralandCengkareng

250,000,000 2017

Bandar Kemayoran

36m2 259,000,000 2017

Daan Mogot 36m2 330,000,000 2018

St. Tj. Barat 22-32m2 9,200,000/m2 2018

16,000,000/m2

18,000,000/m2

Development Cost Estimation (work in progress)

Pricing Calculation (work in progress)

Tariff Calculation (work in progress)

Tariff calculation based on the investment cost

Initial Investment Target

Profit

Inflation

Rate

Period Investment +

Profit

Future Value Expected annual

return

Expected monthly

payment / unit

876,833,000,000

10%

3.5%30

years

964,516,300,000 1,977,258,415,000 65,908,613,833 2,620,412

7.5% 942,595,475,000 1,932,320,723,750 64,410,690,791 2,560,857

5% 920,674,650,000 1,887,383,032,500 62,912,767,750 2,501,302

0% 876,833,000,000 1,797,507,650,000 59,916,921,666 2,382,193

Expected monthly payment per unit based on the investment calculation: Rp 2,620,412 (condition with profit 10%)

Low-income unit (coefficient 0.45) = Rp 2,376,513 monthly payment / unit (1,040 units)

Mid-income unit (coefficient 0.55) = Rp 2,860,617 monthly payment / unit (1,056 units)

Subsidy Rate (work in progress)

Estimated subsidy paid by the government

A. Using low-tariff

Unit Tariff (low) Expected

tariff

Monthly

subsidy / unit

Total

unit

Total subsidy per

month

Total subsidies

(30 years)

Low-income Rp 232,000 Rp 2,376,513 Rp 2,144,513 1,040 Rp 2,230,293,019 Rp 802,905,486,750

Mid-income Rp 1,500,000 Rp 2,860,617 Rp 1,360,617 1,056 Rp 1,436,811,467 Rp 517,252,128,250

TOTAL 2,096 Rp 3,667,104,486 Rp 1,320,157,615,000

B. Using high-tariff

Unit Tariff (low) Expected

tariff

Monthly

subsidy / unit

Total

unit

Total subsidy per

month

Total subsidies

(30 years)

Low-income Rp 506,000 Rp 2,376,513 Rp 1,870,513 1,040 Rp 1,945,333,019 Rp 700,319,886,750

Mid-income Rp 2,333,000 Rp 2,860,617 Rp 527,617 1,056 Rp 557,163,467 Rp 200,578,848,250

TOTAL 2,096 Rp 2,502,496,486 Rp 900,898,735,000

Legal References• Undang-Undang No. 1 Tahun 2011, Perumahan dan Kawasan Pemukiman• Undang-Undang No. 20 Tahun 2011, Rumah Susun• Peraturan Pemerintah No. 27 Tahun 2014, Pengelolaan Barang Milik Negara / Daerah• Peraturan Pemerintah No. 14 Tahun 2016, Penyelenggaraan Perumahan dan Kawasan

Pemukiman• Peraturan Presiden No. 38 Tahun 2015, Kerjasama Pemerintah Dengan Badan Usaha dalam

Penyediaan Infrastruktur• Peraturan Menteri Perencanaan Pembangunan Nasional No. 4 Tahun 2015, Tata Cara

Pelaksanaan Kerjasama Pemerintah dengan Badan Usaha dalam Penyediaan Infrastruktur• Peraturan Menteri PUPR No. 38/PRT/M/2015, Bantuan Prasaarana, Sarana, dan Utilitas Umum

untuk Perumahan Umum• Peraturan Menteri PUPR No. 01/PRT/M/2018, Bantuan Pembangunan dan Pengelolaan Rumah

Susun• Peraturan Menteri Pekerjaan Umum No. 05/PRT/M/2007, Pedoman Teknis Pembangunan

Rumah Susun Sederhana Bertingkat Tinggi• Peraturan Menteri Negara Perumahan Rakyat No. 14/PERMEN/M/2007, Pengelolaan Rumah

Susun Sederhana Sewa• Peraturan Menteri Negara Perumahan Rakyat No. 18/PERMEN/M/2007, Petunjuk Pelaksanaan

Perhitungan Tarif Sewa Rumah Susun Sederhana Yang Dibiayai APBN dan APBD• Perda DKI No. 3 Tahun 2012, Retribusi Daerah

For more information:Human Cities Coalition esther.bosgra@humancities.coSlum Dwellers Int. smrutisj@gmail.com