International Journal of Engineering Research and

E-ISSN : 2454-6135
Advanced Technology (IJERAT)
Volume.5, Issue 2
DOI: 10.31695/IJERAT.2019.3379 February -2019

Boarding House Preferences by Middle Up Class Students in Surabaya

Putra Jaya Pradana1 Purwanita Setijanti2 and Dewi Septanti3
Student 1 and Profesor 2, 3
Faculty of Architecture Design and Planning
Department of Architecture
Ten November Institute of Technology
Surabaya, Jawa Timur
Indonesia
________________________________________________________________________________________________________
ABSTRACT
The growth of public universities and private universities in Surabaya causes many temporary residents with educational aims.
This temporary resident certainly needs a temporary residence such as a boarding house. Boarding house investment offers
passive income that is not small, especially the boarding house with middle up segmentation. However, the costs involved in
developing a boarding house are very large, so it is necessary to study what the prospective customer prioritize in deciding the
decision to choose a boarding house. Quantitative approaches are used in determining influential factors and determining
preferences. The survey was conducted with respondents from 100 middle up class students.
The results of this study indicate that the factors which influence the choice of boarding houses are security, price, location,
facilities, environment, reputation, reference and service. Advertising factor is a factor that has no effect. Preference for boarding
houses produced in general are some of them including CCTV boarding houses; low, tenuous and transparent fence model; the
boarding house is located at a location less than 1 Km from the campus area and has a front road between 3-5 meters wide where
2 cars can pass intersection; daily cleaning staff; silent boarding house acoustic conditions; limited car parking; electronic TV
and AC facilities; additional bathroom inside; Mattresses, study tables, chairs and wifi; communal living room and kitchen;
minimalist design theme and room size 3x4 meters (12 m2); the surrounding environment is in the form of formal housing;
absence of security services; service with water pumps and separated electricity systems.

Key Words: Preferences, Boarding House, Student.

______________________________________________________________________________________________________

1. INTRODUCTION
Surabaya City has a very strategic position on a regional and national scale, namely as a center for trade and services within
the scope of East Java, and as a center for the development of the eastern part of Indonesia [1]. The plan to develop high school or
universities area was established in the UP (Unit Pengembangan) area whose land use for high school education facilities included
UP I Rungkut, UP II Kertajaya, UP III Tambak Wedi, UP IV Dharmahusada, UP IX Ahmad Yani and UP X Wiyung. In this area
has developed public universities and private universities. This causes temporary residents with education aims. This resident
certainly needs a temporary residence.
Rental housing is a residence that is rented partially or entirely by the owner to students as consumers. The reason of living
conditions by renting is the existence of temporary living needs for a certain period in a location [2]. Definition of boarding
houses is a type of rental room that is rented (booking) for a certain period of time in accordance with the agreement of the room
owner and the agreed price. Generally, room bookings are made for a period of one year. However, there are also those who only
rent for one month, three months, and six months, so that the designation becomes annual, monthly, tri monthly, and mid-year
rents. Less rental than at that time students prefer at the inn [3].
Boarding houses have the same concept with the hotel which is both as temporary residence. According references [4] said that
the design of the hotel both from the physical spatial and social aspects can be a communication tool regarding the segmentation
of the intended customers. A house can have various functions and it is a heterogeneous product in a special market. This makes
measuring housing preferences a complex problem. However, this is also very important because housing is one of the main
necessities of life. This is the way that people's preferences are included in the maintenance, planning and development of real
estate and the built environment which ultimately provides the greatest benefits for those who take refuge in their homes [5].

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The increasing number of boarding houses in Surabaya, the more variety of facilities and prices offered. Ranging from facilities
to just rooms and beds to complete facilities such as air conditioning, cabinets, bathrooms to free wifi. Boarding house investment
offers passive income that is not small, especially the boarding house with middle to upper segmentation. But the costs involved in
building a boarding house are very large, so it is necessary to know what is the preference of prospective customer in determining
the decision to choose a boarding house

2. LITERATURE REVIEW
2.1 Preferences Theory
Based on Kamus Besar Bahasa Indonesia [6], preference is privilege, prioritization and can also mean the preferred one.
Preference has a close relationship with respondents or subjects, where in this study used middle up class student subjects.
According references [7] provides an ideal description of individual preferences for alternative consumption items in two laws
(revealed preferences), namely axioms of comparison and axioms of transitivity. The axiom of comparison is that every two
different items (such as items A and B) can be compared to preferences by individuals. Each comparison definitely leads to one of
the following three things:
a. item A is preferred to item B;
b. item B is preferred to item A; or
c. goods A and B are the same.
Whereas the axiom of transitivity is when there are three items, namely A, B, and C. If item A is preferred from item B and item
B is preferred to item C, then item A is preferred to item C. Both of these axioms will be in the form of proportions when
combined. sorting preferences ie all existing items are consistently sorted in the order of preference by a person, this ordering is
called the preference function. Based on [8] there are three basic assumptions in consumer preferences, namely:
a. consumers can rank a complete order of preferences for all goods on the market. The preference sequence shows the
level of relative pleasure regardless of the price of the item;
b. preference is transitivity. This assumption allows people to have rational and consistent preferences; and
c. consumers will prefer goods in large quantities rather than fewer items.
Simply explained by references [9] defining preferences is liked, choice or something more liked by consumers. Research on
consumer preferences for a product has been done before, in several different studies and companies. This indicates that consumer
preference is an important thing in marketing because it is closely related to the success of the company to achieve its objectives,
namely purchasing decisions made by consumers on the basis of consumer preferences.

2.2 Boarding House (Rumah Kos)

Based on Kamus Besar Bahasa Indonesia [6], rumah is a building to live in. In addition, a house is a building that functions as a
habitable residence, a means of fostering a family, a reflection of the dignity of its inhabitants, and assets for its owners [10]. In
addition, rumah is a building, where humans live and live their lives [11].
Kos derived from the word indekos. Based on Kamus Besar Bahasa Indonesia [6], indekos means to stay and eat (by paying);
lodging, by paying every year or every month. In this study, rumah kos called as boarding house. Boarding houses have many
names, such as transient housing [2], halls of residence [12], student housing [13], and university accommodation [14].

2.3 Middle Up Class College Student

Based on Kamus Besar Bahasa Indonesia [6], college students are people who study in college. Class means community. While
middle comes from the middle word which means place (direction, point) between two edges (boundary). The middle up class in
question is a community group from the midpoint to the top. Based on references [15], criteria for residents based on per capita
expenditure per day can be divided into 5 classes, namely, the poor class with expenditure of less than $ 2 per day, lower middle
class with expenditure per day $ 2-4, mid-middle class for $ 4 - 10 per day, upper middle class with spending $ 10-20 per day and
affluent class with spending more than $ 20 per day. Community classes based on expenses per day can be seen at Tabel 1.1.

Table1.1. Community Classes Based on Per Capita Expenditures according to Asian Development Bank

Order Per Capita Community Classes

Expenditures Per Day
I >$ 20,00 Affluent
II $ 10,00 – $ 20,00 Upper-middle
III $4,00 - $10,00 Mid-Middle
IV $ 2,00 - $ 4,00 Lower Middle
V <$2 Poor

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The middle up class referred to in this study are class III to I (based on Table 1.1), namely the population class with per capita
expenditure per day of more than $ 4 or Rp. 58,000.00 (with a rate of $ 1.00 = Rp. 14,500.00). According references [11], human
needs level for houses according to their level of income namely physiological needs (shelter, rest, etc.), security (storing goods),
social needs, self-esteem needs, self-actualization needs and aesthetics (beauty).

2.4 Factors Affecting the Choosing of Boarding Houses

According references [16], factors affecting the choosing of boarding houses are:
1. Service
Services in the form of services to support tenants such as the existence of boarding house owners / guards.
2. Facility
The main good boarding house facilities such as bedrooms and bathrooms. In addition, it includes supporting facilities
such as mattresses, air conditioning, wifi, lemar and others.
3. Environment
Environmental conditions around boarding houses such as luxury housing or informal settlements.
4. Security
Security from theft offered by boarding houses. It is a safe house fence and CCTV facilities.
5. Location
The strategic location of boarding houses adds to the advantages of boarding houses. This is indicated near the center of
education and trade activities.
6. Reputation
The image of a boarding house obtained from the experience of consumers who have rented the boarding house.
7. Price
The value of the rental price of the boarding house and the payment system.
8. References
The reference in question is the reference to boarding house information obtained by prospective customers. Reference
information obtained from family and friends is more trusted by prospective customers.
Whereas according to references [17], the preference for boarding houses is influenced by internal and external factors. Internal
factors that influence are consumer characteristics, while external factors that influence the selection of boarding houses are
divided into four factors including physical factors, accessibility factors, environmental factors, and boarding house facilities.
Whereas according references [18] in the Analysis of Factors Affecting Student Decisions in Choosing Boarding Places in East
Surabaya Region, the factors that influence are factors of location, advertising, facilities and prices.
The description of the study of interrelated literature has an important role in the discussion of this study, especially regarding
consumer behavior in making decisions to choose boarding houses. Consumers have different preferences for the factors of
choosing a boarding house. The owner of a boarding house as a boarding house service provider must be able to know and
understand the preferences of tenants because it allows different consumers to have different preferences for the factors of
choosing a boarding house. The following is the elaboration of the factors used as variables in this study which have been
synthesized from various theories and previous studies presented at Table 1.2.

Table 1.2 Literature Synthesis

No. Variable Indicator Literature
Sources
1 Factors that influence middle up class students in choosing boarding houses
Facilities Clean boarding environment [16], [17],
The boarding house is conducive to rest and study [18]

Parking space is quite large and can accommodate the

needs of consumers
Additional facilities such as television, air conditioning
and water heater
Boarding House is equipped with a bathroom and
kitchen
Complete boarding facilities include mattresses, study
tables, cabinets, chairs and wifi
Boarding houses equipped with communal space in the
form of a living room, kitchen and mosque
Boarding house design
Boarding room size
Price Rental rates for boarding houses [16], [18]
Boarding payment system

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No. Variable Indicator Literature

Sources
References The existence of boarding friends who are one faculty / [16]
department / area
References from friends
Reference from family
Location The proximity of the boarding house to the campus / [16], [17],
workplace [18]
The width of the front road is adequate
Service The existence of boarding house owners / guards [16]
Smooth supply of clean water needs
Smooth supply of electricity
Security Security of a boarding house from theft [16]
The existence of CCTV
Safe house fence
Reputation Image of a boarding house [16]
Environment Environmental conditions [17]
Advertisement Promotion of boarding houses through online media [18]
Promotion of boarding houses through print media

2 The preference of middle up class students in choosing boarding houses

Preferred factors for High Preferences [7]
choosing the boarding Low Preferences
house (according to the
1st target result)

3. RESEARCH METHODOLOGY
This study uses an explanatory paradigm, namely research that looks at the relationships between factors [19] and is a
quantitative study in which the data collected will be analyzed quantitatively [20]. Quantitative approaches are used in
determining influential factors and determining preferences. The survey was conducted with respondents from 100 middle up
class students. Data was obtained by frequency statistical analysis. Preference formulation is done by selecting respondents on
alternative variables for choosing boarding houses.

4. RESULT
4.1 Factors that Influence the Boarding Houses Choosing
In identifying the factors that influence the boarding houses choosing, a questionnaire survey was conducted to middle up class
student respondents with 46 male and 54 female from several universities such as Universitas Negeri Surabaya, Institut Teknologi
Sepuluh Nopember, Universitas Pembangunan Nasional, Universitas Airlangga and others. Factors of choosing boarding houses
as a result of literature review include facilities, prices, references, location, service, security, reputation, environment and
advertisement. In the questionnaire, a linkert scale of 1 to 6. was used. The number 1 shows that it is very ineffective and 6 shows
very influential. From the surveys that have been conducted and processed with SPSS software, the average value (mean) is
obtained from each factor. The average value of a factor sorted from the largest to the smallest is the security factor (4.9800), the
price factor (4.7900), location factor (4.7100), facility factor (4.6900), environmental factor (4,5300), reputation factors (4.3500),
reference factors (4,0400), service factors (3.8900) and advertising factors (2,2900). The average value of influential factors can
be seen at Figure 1.2.
Influence Determining Score

Figure 1.2 Factors that Influence the Selection of Boarding Houses

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From the linkert scale used, the number three (3) is determined as the determining score for influence. The score is less than 3
(<3) so it has no effect and a score of more than 3 (> 3) is influential. Based on the average value of the 9 factors resulting from
the literature review, it becomes 8 factors that influence the selection of boarding houses. Ad factors are factors that have no
effect. The influential factors are safety, price, location, facilities, environment, reputation, reference, and service factors.

4.2 Boarding House Preferences

The preference of middle up class students in the boarding houses choosing will be discussed in each factor.

4.2.1 Preferences of Security

Safety factor is a factor that is considered the most influential by respondents. The safety factor is supported by the presence of
CCTV and the house fence model. The questionnaire results stated that 75 respondents (75%) preferred boarding houses with
CCTV. While 25 respondents (25%) prefer boarding houses without CCTV. Regarding the fence model, 60 respondents (60%)
prefer boarding houses with tenuous and semi-transparent boarding houses. While 40 respondents (40%) preferred boarding
houses with high-closed and closed boarding houses.

4.2.2 Preferences of Price

The price factor is a factor that is considered the second influential by the respondent. The price factor includes the
recommendation of the rental price of the boarding house that is expected by the respondent and the system for the period of
payment for the rental price of the boarding house. The results of the questionnaire stated that 50 respondents (50%) preferred the
cost of renting a boarding house between Rp. 750,000.00 and Rp. 1,500,000.00. 47 respondents (47%) preferred the price of rental
housing less than Rp. 750,000.00 and 3 respondents (3%) prefer the rental price of boarding houses in excess of Rp. 1,500,000.00.
Regarding the payment term system, 55 respondents (55%) preferred the short-term payment system (per month), 35 respondents
(35%) preferred the medium-term payment system (per 3 months) and 10 respondents (10%) preferred the system long term
payment (per year).

4.2.3 Preferences of Location

Location factors are factors that are considered to be the 3rd influential by respondents. Location factors include the distance to
the boarding house to campus and the width of the road in front of the boarding house. The results of the questionnaire stated that
59 respondents (59%) preferred the location of boarding houses that were less than 1 km from the tertiary institution, 32
respondents (32%) preferred boarding houses between 1 and 3 km from tertiary institutions, and 9 respondents (9 %) prefer
boarding houses more than 3 km from the college. Regarding the width of the front street of the boarding house 79 respondents
(79%) preferred the width of the road 3 to 5 meters where 2 cars could run in a crossroad, 15 respondents (15%) preferred the
width of the road less than 3 meters where the car could only pass in one direction and 6 respondents (6%) prefer the width of the
road more than 5 meters where the road can be passed by more than 2 cars..

4.2.4 Preferensi of Facilities

Facility factors are factors that are considered to be the 4th influential by respondents. Facility factors include cleaning facilities,
acoustic conditions, parking facilities, electronic facilities, additional room facilities in rooms, equipment facilities, communal
space facilities, design themes and room sizes. Regarding cleaning facilities for boarding houses, the results of the questionnaire
stated that 48 respondents (48%) preferred cleaning staff every day, 37 respondents (37%) preferred cleaning staff regularly
(weekly) and 15 respondents (15%) preferred cleaning boarding house by the tenants themselves.
Regarding acoustic conditions that can affect learning and resting in boarding houses, the results of the questionnaire stated that
65 respondents (65%) preferred silent acoustic conditions in boarding houses and 35 respondents (35%) preferred free acoustic
conditions to enjoy music and noise.
Regarding parking facilities, the results of the questionnaire stated that 61 respondents (61%) preferred limited car parking (only
some tenants), 23 respondents (23%) preferred to park motorbikes only, and 16 respondents (16%) preferred parking 1 car for
each tenant.
Regarding electronic facilities in rooms, the results of the questionnaire state that 49 respondents (49%) prefer medium
electronic facilities (television and AC only), 31 respondents (31%) prefer minimal electronic facilities (television only) and 20
respondents (20%) prefer choose complete electronic facilities (television, AC and water heater).
Regarding additional room facilities in the room, the results of the questionnaire stated that 53 respondents (53%) preferred
additional room facilities in the form of an en-suite bathroom and 47 respondents (47%) preferred additional room facilities in the
form of a bathroom, sink and kitchen.
Regarding equipment facilities, the results of the questionnaire stated that 65 respondents (65%) prefer complete equipment
facilities (mattresses, study tables, chairs, cabinets and wifii), 32 respondents (32%) prefer medium 1 equipment (mattresses,
cabinets and wifii), 1 respondent (1%) prefers medium 2 equipment facilities (mattresses and cabinets), and 2 respondents (2%)
prefer equipment facilities by their own tenants (kosongan).

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Regarding communal space, the results of the questionnaire mentioned 59 respondents (59%) preferred medium communal
space (living room and kitchen), 30 respondents preferred a complete communal room (living room, kitchen and mosque) and 11
respondents (11%) preferred space minimal communal (only living room).
Regarding the design theme, the results of the questionnaire stated that 43 respondents (43%) preferred the theme of minimalist
design, 24 respondents (24%) preferred the contemporary modern design theme, 24 respondents (24%) preferred a simple design
theme and 9 respondents preferred the industrial unfinished design theme.
Regarding room size, the results of the questionnaire mentioned 59 respondents (59%) preferred rooms with a size of 3x4
meters (12 m2), 34 respondents (34%) preferred rooms with a size of 4x6 meters (24 m2) and 7 respondents (7%) preferred rooms
with a size of 3x3 meters (9 m2).

4.2.5 Preferences of Environment

Environmental factors are factors that are considered the 5th influential by respondents. The results of the questionnaire stated
that 85 respondents (85%) preferred boarding houses with formal housing conditions and 15 respondents (15%) preferred
boarding houses with neighborhood conditions.

4.2.6 Preferences of Reputation

Reputation factor is a factor that is considered the 6th influential by respondents. Questionnaire results stated that 77
respondents (77%) preferred long-term reputable boarding houses (boarding houses that have been operating for more than 1 year)
and 23 respondents (23%) preferred a reputable boarding house not long ago (boarding house new / operating less than 1 year).

4.2.7 Preferences of References

The reference factor is a factor that is considered the 7th influential by the respondents. The results of the questionnaire stated
that related to boarding references from classmates, 68 respondents (68%) preferred boarding houses from reference to classmates
and 32 respondents (32%) preferred boarding houses that were not referenced by college friends. Regarding the reference to
boarding houses from non-college friends, 54 respondents (54%) preferred boarding houses that were not from non-college
friends' references and 46 respondents (46%) preferred boarding houses from reference from non-college friends. Regarding the
family boarding house reference, 60 respondents (60%) preferred boarding houses from family references and 40 respondents
(40%) preferred boarding houses that were not from family references.

4.2.8 Preferences of Service

Service factor is a factor that is considered to be the 8th influential by respondents. Questionnaire results stated that related to
safeguards, 56 respondents (56%) preferred the absence of boarding house owners and 44 respondents (44%) preferred the
boarding house owners / guards who lived in boarding houses. Regarding clean water services, 90 respondents (90%) preferred
boarding houses with water pumps and 10 respondents (10%) preferred boarding houses without water pumps. While related to
electricity services, 61 respondents (61%) preferred the electricity system per room and 39 respondents (39%) preferred the
centralized electricity system.
From the explanation 4.2.1 to 4.2.8, the preference for boarding houses by midle up class students in Surabaya City has been
recapitulated to Table 1.3.

Table 1.3 Recapilulation of Boarding House Preferences By Midle Up Class Student

Factor No Preferences Variable Preferences
Security 1 The existence of Boarding houses equipped with CCTV
CCTV
2 Fence Model The model of the boarding house fence is low,
tenuous and semi-transparent
Price 3 Monthly Expectation Recommended rental rates per room between Rp.
Rental Prices 750,000,- and Rp. 1,500,000,-
4 Payment term system Short-term payment system (per month)
Location 5 Boarding houses The distance between boarding houses and
distance to campus / colleges is less than 1 km.
college
6 The width of the road The width of the road in front of the boarding
in front of the house is 3-5 meters where two cars can pass
boarding house intersection
Facilities 7 Cleaning facilities for There is a janitor every day
boarding houses
8 Acoustic conditions The silent acoustics of the boarding house

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Factor No Preferences Variable Preferences

9 Parking facilities Limited car parking facilities (only some tenants)
10 Electronic facilities Medium electronic facilities (television and air
conditioning)
11 Additional room Additional bathroom facilities in the room
facilities
12 Equipment facilities Complete equipment facilities (mattress, study
table, chairs, cabinets and wifi)
13 Communal room Medium communal room facilities (living room
facilities and kitchen)
14 Design theme Minimalist design theme
15 Room size Room size 3x4 meters (12 m2)
Environment 16 The environment The surrounding environment is in the form of
around the boarding formal housing
house
Reputation 17 The reputation of a A reputable boarding house that is quite long
boarding house (boarding house that has been operating for more
than 1 year)
References 18 College friends’s Boarding houses that come from college friends’s
reference reference
19 Non-college friends’s Boarding houses that do not come from non-
reference college friends' references
20 Family’s reference Boarding houses originating from family
references
Pelayanan 21 Guarding service The absence of the owner / guard of a boarding
house who lives in a boarding house
22 Clean water service Clean water service with a water pump
23 Electricity service Electricity service with electricity system per
room

5. CONCLUSION
Some boarding house preferences can be used in the design of boarding house development. Preferences related to the design of
boarding house development are factors of safety, location, facilities, environment and service. From the security factor can be
developed boarding houses equipped with CCTV and have a low and tenuous fence. From the location factor, boarding houses are
developed at locations less than 1 km from the campus area and have a front road between 3-5 meters wide where 2 cars can pass
intersections. From the facilities factor, the house developed must have a janitor every day; silent dormitory acoustic conditions
that support learning and resting activities; have a limited car park so some tenants can park their cars; boarding house with AC
and TV electronic facilities; boarding houses are also equipped with in-room bathrooms; equipment in the form of mattresses,
study tables, chairs, cabinets, wifii; communal facilities in the form of a living room and kitchen; the theme of minimalist design
and room size 3x4 m (12 m2). Regarding environmental factors, boarding houses developed are in formal residential areas.
Regarding the service factor, a boarding house without an owner / guard who also lives in a boarding house; boarding houses are
equipped with water pumps and separate electricity systems per room.

ACKNOWLEGMENT
This journal is part of thesis research with the title "The Boarding Houses Concept Based on Preferences (Case Study: Middle
Up Class Students in the Education Area of Surabaya City)". This journal is one of the requirements to complete a masters degree
in Real Estate in the Department of Architecture, Faculty of Architecture Design and Planning, Institut Teknologi Sepuluh
Nopember, Surabaya, Indonesia.

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