Value Engineering Analysis of the Mutiara Kedungmundu Housing Project in Semarang City
Keywords:
Building Materials, Cost Efficiency, Housing Project, Value Engineering, Value Optimization.Abstract
Housing development projects are required to achieve cost, quality, and time targets efficiently, creating a need for effective cost-control methods that do not compromise building function and quality. This study aims to identify more economical material alternatives and determine the potential cost savings from applying Value Engineering to the architectural works of the Mutiara Kedungmundu Housing Project in Semarang City. A case study approach was employed through four Value Engineering stages: information, creative, analysis, and recommendation. Data were obtained from the project’s Bill of Quantities, Unit Price Analysis, and working drawings, and were analyzed using cost breakdown, Pareto analysis, function analysis based on Cost/Worth, Zero-One analysis, and an evaluation matrix. The results identified five architectural work items with high optimization potential, namely walls, door and window frames, floor and wall finishing, roof, and ceiling. Seven selected material alternatives reduced the architectural work cost from Rp155,832,330.69 to Rp144,998,247.48, generating a saving of Rp10,834,083.20 or 6.95% of the initial cost. The selected alternatives maintained the primary building functions, quality, and aesthetic requirements. These findings demonstrate that Value Engineering provides an effective systematic approach for optimizing construction costs in small- to medium-scale housing projects while maintaining essential building performance.
Downloads
References
Ainayyah, R. A., & Rhomaita, R. (2022). Penerapan Value Engineering Pada Proyek Jembatan (Studi Kasus: Proyek Pembangunan Jembatan Progo–Kranggan, CS) (Doctoral dissertation, Universitas Islam Sultan Agung). https://repository.unissula.ac.id/25736/
Chen, W. T., Merrett, H. C., Liu, S. S., Fauzia, N., & Liem, F. N. (2022). A decade of value engineering in construction projects. Advances in Civil Engineering, 2022(1), 2324277. https://doi.org/10.1155/2022/2324277
Dimyati, H., & Nurjaman, K. (2014). Manajemen Proyek. Pustaka Setia.
Faza, M. A., Antonius, A., & Wibowo, K. (2025). Value engineering analysis of the green semesta housing project in Semarang. International Journal of Mechanical Computational and Manufacturing Research, 13(4), 105-112. https://doi.org/10.35335/computational.v13i4.226
Fowler, T.C. (1990). Value Analysis in Design. Van Nostrand Reinhold.
Giménez, Z., Mourgues, C., Alarcón, L. F., Mesa, H., & Pellicer, E. (2023). Value assessment in the traditional housing design: Case studies applying a value analysis model. Ain Shams Engineering Journal, 14(9), 102089. https://doi.org/10.1016/j.asej.2022.102089
Gouda Mohamed, A., Alqahtani, F. K., Ismail, E. R., & Nabawy, M. (2024). Synergizing BIM and value engineering in the construction of residential projects: a novel integration framework. Buildings, 14(8), 2515. https://doi.org/10.3390/buildings14082515
Iandryan, A. (2023). Analisa Value Engineering pada Pembangunan Jembatan Sungai Gondang Proyek Jalan Tol Solo–Ngawi STA 49+ 553 (Doctoral dissertation, Universitas Islam Sultan Agung Semarang). https://repository.unissula.ac.id/28588/
Kartono. (2014). Value Engineering dalam Proyek Konstruksi. Graha Ilmu.
Maddeppungeng, A., Asyiah, S., Intari, D. E., Setiawati, D. N., Damanik, M. F., & Rizky, E. M. (2024). Value Engineering Analysis of Architectural Works in Construction Projects (Case Study of Citra Arafiq Serang Hospital Development). Fondasi: Jurnal Teknik Sipil, 13(2), 298-309. https://dx.doi.org/10.62870/fondasi.v13i2.32724
Mendoca, A. (2015). Value Engineering and Functional Analysis in Construction Projects. McGraw-Hill Education.
Miles, L.D. (1972). Techniques of Value Analysis and Engineering. McGraw-Hill.
Muhammad, M., Witjaksana, B., & Tjendani, H. T. (2023). Value Engineering Analysis On Andalusia Housing Proy Griya Giri Phase II In Gresik District. Devotion: Journal of Research and Community Service, 4(2), 361-373. https://doi.org/10.36418/dev.v4i2.390
Noviyanti, E. (2022). Analisis value engineering pada proyek Perumahan Pesona Griya Asri di Kabupaten Kudus. Menara: Jurnal Teknik Sipil, 17(1). https://doi.org/10.21009/jmenara.v17i1.25141
Purwanty, K. I., Oetomo, W., & Nugroho, L. D. (2023). Analyst Is Value Engineering On The Construction of Flats For Educators UGM Sleman. Devotion: Journal of Research and Community Service, 4(2), 347-360. https://doi.org/10.36418/dev.v4i2.389
Riyanto, J., Wahyudi, S. I., & Wibowo, K. (2025). Value Engineering Model of Hospital Buildings According to Building Technical Standards in Indonesia. ASTONJADRO, 14(4), 1151-1162. https://doi.org/10.32832/astonjadro.v14i4.19097
Soeharto, I. (1995). Manajemen Proyek: Dari Konseptual Sampai Operasional. Erlangga.
Susanto, R. A., Paryati, N., & Nuryati, S. (2023). Value Engineering in Mutiara Gading Bekasi City Housing Project. SITEKIN: Jurnal Sains, Teknologi dan Industri, 20(2), 691-698. https://doi.org/10.24014/sitekin.v20i2.21912
Ulkhaq, M. M., Pramono, S. N., Hapsari, C. A. P., & Ahmad, S. R. (2025). Value engineering practices in Indonesia: A systematic literature review. Architecture Image Studies, 6(3), 1368-1381. https://doi.org/10.62754/ais.v6i3.460
Yaqin, B. A., & Priasworo, B. S. (2023). Value Engineering pada Proyek Pembangunan Gedung Rumah Sakit Keluarga Sehat III Semarang (Doctoral dissertation, Universitas Islam Sultan Agung Semarang). https://repository.unissula.ac.id/32685/
Zimmerman, L.W., & Hart, G.D. (1998). Value Engineering: A Practical Approach for Owners, Designers, and Contractors. CBS Publishers.
