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Evaluating Land Use Policy Governance: Reformulating Apartment Development Priorities in Indonesia’s Investment Framework

Journal of Private and Commercial Law · Vol. 10 No. 2 (2026) · hlm. 205–230

DOI
10.15294/jpcl.v10i2.48008
ISSN
2599-0306, 2599-0314
Terbit
2026-09-18
Penerbit
Universitas Negeri Semarang
Bahasa
eng
Lisensi
creativecommons.org/licenses/by-nc/4.0

Abstrak

Indonesia continues to face a significant housing backlog amid rapid urbanization and increasing land scarcity, particularly in major urban areas where apartment development has become an important strategy for providing affordable housing. Despite the existence of Law Number 25 of 2007 on Investment, Law Number 20 of 2011 on Apartments, Government Regulation Number 12 of 2021, and Presidential Regulation Number 38 of 2015, the current regulatory framework remains fragmented and insufficient to prioritize apartment development for low-income communities. This study aims to analyse the regulation of apartment development within Indonesia’s investment legal framework and formulate a legal reform model capable of prioritizing sustainable vertical housing development. This research employs a normative juridical method using statutory and conceptual approaches. The analysis is conducted through the combined framework of Lawrence M. Friedman’s Legal System Theory and Mochtar Kusumaatmadja’s Development Law Theory. The findings reveal fragmentation in legal substance, legal structure, and legal culture, resulting in weak integration between investment incentives, balanced housing obligations, apartment regulations, and public-private partnership mechanisms. To address these shortcomings, this study proposes a Social Housing Partnership Model based on Integrated Vertical Balanced Housing, which integrates investment incentives, social housing obligations, availability payment mechanisms, and contractual governance within a unified legal-commercial framework. The proposed model strengthens legal certainty, improves project bankability, enhances risk allocation, and expands access to affordable apartment housing for low-income communities.

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  • State University of Semarang
  • Seoul National University
  • Dhofar University
  • Universiti Teknologi MARA
  • Université Bourgogne Franche-Comté
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Rekan penulisOrganisasiArtikel bersama
Waspiah WaspiahState University of Semarang6
Nurul FibriantiState University of Semarang6
Ridwan ArifinState University of Semarang4
Dina Silvia PuteriState University of Semarang3
R. Benny RiyantoState University of Semarang3
Dani MuhtadaState University of Semarang3
Anis WidyawatiState University of Semarang2
Purniawati PurniawatiState University of Semarang2
Nikmatul KasanaState University of Semarang2
Dian LatifianiState University of Semarang2
Anggun Meinanda MaharaniState University of Semarang2
Muhammad Azil MaskurState University of Semarang2
Ratih DamayantiState University of Semarang2
Putri Balqis Nuril HakimState University of Semarang2
Ahmad Gelora MahardikaSeoul National University2
Bayangsari WedhatamiState University of Semarang2
Ali MasyharState University of Semarang2
Souad Ahmed EzzeroualiDhofar University2
Ayup Suran NingsihState University of Semarang2
Roziya AbuUniversiti Teknologi MARA2
Shofriya Qonitatin AbidahState University of Semarang1
Salman AlfarisiState University of Semarang1
Panggih Kusuma NingrumUniversité Bourgogne Franche-Comté1
Wahyudin WahyudinState University of Semarang1
Rahayu Fery AnitasariState University of Semarang1
Andry SetiawanState University of Semarang1
Windiahsari WindiahsariAfiliasi tidak diketahui1
Isnani IsnaniState University of Semarang1
Anindya ArdiansariState University of Semarang1
Niken Diah ParamitaState University of Semarang1
Isti HidayahState University of Semarang1
Bagus Dwi PambudiState University of Semarang1
Muhammad Taher AnshariState University of Semarang1
Moh. Rahmat Rizki RomadhonState University of Semarang1
Dewi SulistianingsihState University of Semarang1
Mohammad Reza FachruddinState University of Semarang1

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Sumber metadata: OAI-PMH (metadata jurnal) https://journal.unnes.ac.id/journals/jpcl/oai, pertama di-harvest 6 Nov 2026, terakhir terlihat 8 Nov 2026.
Metadata asli (oai_dc) 
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	<dc:title xml:lang="en">Evaluating Land Use Policy Governance: Reformulating Apartment Development Priorities in Indonesia’s Investment Framework</dc:title>
	<dc:creator xml:lang="en">Mayaka, Raphael Bertrand</dc:creator>
	<dc:creator xml:lang="en">Irawaty, Irawaty</dc:creator>
	<dc:creator xml:lang="en">Suprapti, Duhita Driyah</dc:creator>
	<dc:creator xml:lang="en">Rodiyah, Rodiyah</dc:creator>
	<dc:subject xml:lang="en">Investment Law</dc:subject>
	<dc:subject xml:lang="en">Social Housing Partnership</dc:subject>
	<dc:subject xml:lang="en">Integrated Vertical Balanced Housing</dc:subject>
	<dc:subject xml:lang="en">Affordable Housing</dc:subject>
	<dc:description xml:lang="en">Indonesia continues to face a significant housing backlog amid rapid urbanization and increasing land scarcity, particularly in major urban areas where apartment development has become an important strategy for providing affordable housing. Despite the existence of Law Number 25 of 2007 on Investment, Law Number 20 of 2011 on Apartments, Government Regulation Number 12 of 2021, and Presidential Regulation Number 38 of 2015, the current regulatory framework remains fragmented and insufficient to prioritize apartment development for low-income communities. This study aims to analyse the regulation of apartment development within Indonesia’s investment legal framework and formulate a legal reform model capable of prioritizing sustainable vertical housing development. This research employs a normative juridical method using statutory and conceptual approaches. The analysis is conducted through the combined framework of Lawrence M. Friedman’s Legal System Theory and Mochtar Kusumaatmadja’s Development Law Theory. The findings reveal fragmentation in legal substance, legal structure, and legal culture, resulting in weak integration between investment incentives, balanced housing obligations, apartment regulations, and public-private partnership mechanisms. To address these shortcomings, this study proposes a Social Housing Partnership Model based on Integrated Vertical Balanced Housing, which integrates investment incentives, social housing obligations, availability payment mechanisms, and contractual governance within a unified legal-commercial framework. The proposed model strengthens legal certainty, improves project bankability, enhances risk allocation, and expands access to affordable apartment housing for low-income communities.</dc:description>
	<dc:publisher xml:lang="en">Universitas Negeri Semarang</dc:publisher>
	<dc:date>2026-09-18</dc:date>
	<dc:type>info:eu-repo/semantics/article</dc:type>
	<dc:type>info:eu-repo/semantics/publishedVersion</dc:type>
	<dc:type xml:lang="en">Peer-reviewed Article</dc:type>
	<dc:format>application/pdf</dc:format>
	<dc:identifier>https://journal.unnes.ac.id/journals/jpcl/article/view/48008</dc:identifier>
	<dc:identifier>10.15294/jpcl.v10i2.48008</dc:identifier>
	<dc:source xml:lang="en">Journal of Private and Commercial Law; Vol. 10 No. 2 (2026): November, 2026 (Issue in Progress); 205-230</dc:source>
	<dc:source>2599-0306</dc:source>
	<dc:source>2599-0314</dc:source>
	<dc:source>10.15294/jpcl.v10i2</dc:source>
	<dc:language>eng</dc:language>
	<dc:relation>https://journal.unnes.ac.id/journals/jpcl/article/view/48008/11461</dc:relation>
	<dc:rights xml:lang="en">Copyright (c) 2026 Raphael Bertrand Mayaka, Rodiyah Rodiyah, Duhita Driyah Suprapti, Sang Ayu Putu Rahayu (Author)</dc:rights>
	<dc:rights xml:lang="en">https://creativecommons.org/licenses/by-nc/4.0</dc:rights>
</oai_dc:dc>