Urban growth starts with optimized land use

Jogja, a thriving college town

A medium size province in mid Java Island like Yogyakarta, pop 3,5 million popular for student-town, cultural center, and 2nd tourism destination after Bali, reflects to growing demands in affordable living quarters although property land market increased by 5-9% y-to-y. Pulses of housing development arise in North and West of Yogyakarta due to 2022 anticipated commissioning of new toll road bound to Bawen-Yogyakarta, as integrated to Borobudur area and New Yogyakarta International Airport to the west, and Yogyakarta-Surakarta to the east.

North of Yogyakarta, Sleman Regency having 20+ public and private universities, remains valuable to housing development; greener landscape, better water quantity, improved access to ring roads. Demographics in Sardonoharjo Village represent 20,000 residents, balanced ratio between men and women, averaged to have graduated from High School and Colleges.

Families bring over their first and second generations to come to Yogyakarta for education purposes, relying on highly reputable universities, college tuition and living cost. 2023, Yogyakarta has seen 640,650 students in-and-out the city. A repetitious trend within parent groups are to invest in a 3 bedroom house close to the universities, instead of sending their teens to dormitories/boarding houses. This way, parents are making substantial returns within 6 years; education for their kids along with capital gain on the property. 

New City Manado 

"City of Government” was considered appropriate for the upcoming urban development. Manado is being shaped with key features:

•     An independent and integrated new public city around a city or metropolitan urban area which is intended for the lower middle income community and is directed as an urbanization buffer in the city or metropolitan urban area;

•    A National Activity Center (PKN) which is oriented towards increasing the specialization of the tourism function, processing industry while maintaining local culture;

•   Center of new livable settlements supported by complete economic and socio-cultural facilities to prevent uncontrolled settlements (urban sprawl) due to urbanization in the nearest autonomous city.

The landuse planning stipulated ready-to-build area (KASIBA) with various functions of settlements, trade and services, tourism, offices and sports. Thus, the New Manado serves more than a center for tourism, trade and service development but also remains a significant capital city serving the 13,893 km2 wide of North Sulawesi Province.

Manado diversity in harmony

North Sulawesi relies on its local vision to bring green, blue, and circular economy concepts into development stage. As stipulated on Presidential Decree No 16/2024, NATIONAL TOURISM DESTINATION MASTER PLAN MANADO-LIKUPANG 2023-2044, tourism zoning focuses on the following KSPN (Kawasan Strategis Pariwisata Nasional):

• KSPN Bunaken

• KSPN Manado

• KSPN Likupang

• KSPN Bitung-Lembeh 

• KSPN Tomohon-Tondano

Sarbagita Aglomeration Cities (Denpasar, Badung, Gianyar, Tabanan) 

The Sarbagita Metro Area is made of 15 sub-districts from 1 city and 3 regencies. Formally, the National Spatial Planning Policy places Metropolitan Sarbagita as a National Activity Center (PKN) as well as a National Strategic Area (KSN). As a whole,  Sarbagita is being set as Rehabilitation/Revitalization of the Area with an Economic Interest perspective (Appendix X PP 13/2017: Determination of National Strategic Areas).

Spatial planning & policies for the Sarbagita Urban Area targets:

• Development of an integrated system of activity centers that support the function of the region as a center of national economic activity based on international standard tourism activities;

• Improving the quality and service coverage of the infrastructure system;

• Increasing the function and protection of state defense and security facilities; and

• Conservation of nature and socio-culture in the Sarbagita Urban Area as a center of international standard tourism with Balinese cultural identity.

Nangun Sad Kerthi Jagat Bali 2021-2025

Current and on-going urban infrastructure projects led by Provincial Government of Bali. Highlighting strategic area of Mengwitani, Badung where main multi-modal access are spatially integrated including BRT, MRT, Toll Road and highways. In 2023, Bali welcomed 5,8 million foreign visitors seeking a wide variety villa rentals both offering urban culture and nature features, making unique user living experience, covering beachwalks, river, rice paddies, and highlands.

Land use specifically for residential zoning area reflects up to 81,000 ha (14,48% of its entire province area). 

• Kawasan Pusat Kebudayaan Bali, Klungkung Regency.

• Shortcut Singaraja-Mengwitani, Buleleng Regency.

• Toll Jagat Kerthi Bali, Gilimanuk-Mengwi 96,2 KM, RoW 40m.

• Port Sanur, Port Sampalan, Port Bias Munjul.

• Bali Maritime Tourism Hub, City of Denpasar.