Menghitung harga tanah per meter adalah langkah awal untuk menentukan harga beli dan jual tanah secara menyeluruh.
Hal ini penting agar harga yang ditetapkan tidak terlampau tinggi maupun rendah.
Jika dijual terlalu tinggi, kamu akan sulit memasarkan tanah tersebut kepada orang lain.
Sebaliknya, jika terlalu rendah dari harga pasaran, transaksi tersebut dapat merugikan penjual.
Karena itu, menghitung harga tanah per meter tidak boleh dilakukan secara sembarangan.
Nah, agar tidak salah, simak beberapa caranya di bawah ini!
Cara Menghitung Harga Tanah Per Meter Persegi
1. Melalui NJOP
Cara menghitung harga tanah per meter adalah melalui Nilai Jual Objek Pajak (NJOP).
Besarannya sendiri bisa dilihat dalam Surat Pemberitahuan Pajak Terutang Pajak Bumi dan Bangunan (SPPT PBB).
Di dalam NJOP, sudah ada keterangan harga tanah dalam hitungan per meter.
Namun, patut diketahui, besaran NJOP bagi tiap bidang tanah bisa berbeda-beda.
Pasalnya, NJOP ditentukan melalui tiga aspek, meliputi:
- Perbandingan harga objek
- Nilai perolehan baru (biaya penggantian untuk memperoleh properti sejenis)
- Nilai jual objek pajak pengganti.
Selain itu, nilai yang tertera dalam NJOP biasanya berbeda dengan harga pasaran tanah.
Besarannya jauh lebih rendah daripada harga pasaran, sehingga banyak orang menjadikan NJOP sebagai rujukan awal saja.
Umumnya, hasil dari perhitungan harga tanah lewat NJOP akan dinaikkan 2—3 kali lipat.
Perlu diingat, NJOP adalah nilai untuk dasar perhitungan pajak, bukan nilai transaksi pasar yang sesungguhnya.
Perhitungan kenaikan tersebut mengacu pada aspek lokasi, aksesibilitas, dan legalitas properti.
Terkait cara mengetahui harga jual tanah melalui NJOP, rumusnya adalah;
Harga Jual Tanah = Luas Tanah x NJOP per Meter Tanah
Misalnya, kamu hendak menjual tanah di Bandung dengan luas 100 meter persegi.
Asumsikan jika NJOP tanah di Bandung adalah Rp5 juta per meter persegi.
Maka, harga jual tanah tersebut berdasarkan NJOP adalah;
Rp5 juta x 100 = Rp500 juta.
2. Melalui Situs Jual Beli Properti
Kamu juga bisa mengetahui harga tanah per meter di suatu wilayah lewat situs jual beli properti, misalnya Rumah123.
Lewat situs jual beli properti, kamu bisa mengetahui harga pasaran tanah sesuai lokasinya, seperti harga tanah di Jogja, Bekasi dan yang lainnya.
Cukup masukkan lokasi dan ukuran tanah sesuai spesifikasi yang kamu miliki di kolom pencarian.
Nantinya, akan muncul berbagai listing tanah dijual dengan spesifikasi dan lokasi yang sama.
Dari sini, kamu bisa mengetahui berapa harga pasaran yang terdapat di lokasi tersebut.
Misalnya kamu hendak menjual tanah di Malang dengan luas 100 meter persegi.
Dari hasil penelusuranmu, diketahui bahwa harga pasaran tanah tersebut Rp10 juta per meter.
Untuk mengetahui harga jual secara keseluruhan, cukup kalikan besaran harga tanah per meter dengan total luasnya.
Jika demikian, tanah seluas 100 meter persegi dapat dijual seharga berikut:
Rp10 juta x 100 = Rp1 miliar
Apabila sudah mendapatkan harga jual yang tepat, jangan lupa memasarkannya di Rumah123.
Caranya cukup mudah, silakan klik tautan ini dan isi berbagai informasi yang diminta, ya.
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3. Melalui BPN Online
Cara menghitung harga tanah per meter juga bisa dilakukan melalui situs BPN online.
Caranya juga cukup simpel, berikut tahap demi tahapnya:
- Kunjungi website https://bhumi.atrbpn.go.id/peta
- Setelah masuk, kamu tinggal klik ikon ‘Menu’
- Masuk ke ‘Katalog Data’, ‘Dataset Utama’, dan cari ‘Zona Nilai Tanah’
- Kemudian klik ‘Tambah Data’ pada ikon ‘Zona Nilai Tanah’
- Selanjutnya, kamu tinggal mengisi lokasi tanah di kolom ‘Lokasi’
- Setelah peta mengarahkanmu ke lokasi tersebut, klik titik tanah yang ingin diketahui nilai pasarannya
- Selanjutnya, akan muncul data range nilai tanah sesuai dengan titik yang ditentukan.
Zona Nilai Tanah (ZNT) adalah kisaran nilai properti yang ditetapkan oleh BPN dan sering dijadikan acuan nilai wajar oleh Pejabat Pembuat Akta Tanah (PPAT) saat proses jual beli.
Baca juga:
4 Cara Cek Sertifikat Tanah Online dan Offline Terbaru dengan Mudah
4. Melalui Jasa Penilai Publik
Jika tidak ingin repot, kamu bisa meminta bantuan Kantor Jasa Penilai Publik (KJPP) untuk mengetahui harga tanah per meter di suatu wilayah.
Seperti namanya, jasa penilai publik biasa digunakan untuk menaksir atau menilai harga properti.
Informasi dari jasa penilai publik bisa menjadi acuan dalam menentukan harga jual tanah yang tepat.
Jasa KJPP sering diwajibkan untuk keperluan tertentu, seperti pengajuan agunan KPR ke bank, penilaian aset perusahaan, atau penentuan ganti rugi pengadaan tanah untuk proyek pemerintah.
Contohnya kamu ingin mengetahui harga tanah di BSD City, tepatnya di kawasan Vanya Park.
Nah, kamu bisa meminta bantuan jasa penilai publik untuk mengetahui harga tanah di kawasan tersebut secara lengkap.
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5. Melalui Jasa Agen Properti
Kamu juga bisa meminta bantuan agen properti untuk menentukan harga tanah per meter persegi.
Seperti diketahui, selain sebagai perantara jual-beli, agen properti juga dapat membantumu menentukan harga jual tanah secara tepat.
Bahkan, dengan cara ini, kamu tidak perlu repot mengurus proses jual beli tanah karena semuanya akan dilakukan oleh agen bersangkutan.
Namun, ada sejumlah biaya yang harus dikeluarkan untuk membayar jasa agen properti.
Jumlahnya tidak banyak, hanya 5—8% dari total harga tanah yang akan dijual.
Persentase ini umumnya berlaku untuk properti dengan nilai transaksi di bawah Rp2,5 miliar. Untuk nilai yang lebih tinggi, komisi sering kali lebih rendah (2-3%).
Tips Tambahan agar Perhitungan Harga Tanah Lebih Akurat
1. Lakukan Survei Langsung dan Ukur Ulang Tanah
Sebelum menentukan harga tanah per meter persegi, sangat disarankan untuk mengecek langsung ke lokasi.
Ukur ulang luas tanah dengan bantuan juru ukur profesional atau petugas BPN, terutama jika tanah belum bersertifikat.
Kadang ada selisih antara ukuran di sertifikat dan kondisi nyata di lapangan.
Contoh:
Jika di sertifikat tertulis 150 m², tetapi hasil ukur ulang menunjukkan 142 m², maka selisih ini akan berpengaruh pada total harga jual dan pajak.
2. Sesuaikan Harga Berdasarkan Kondisi Fisik dan Legalitas
Tidak semua tanah bisa dihargai sama, bahkan di lokasi yang berdekatan.
Pertimbangkan penyesuaian harga jika tanah memiliki:
- Akses jalan sempit atau sulit dilewati kendaraan,
- Bentuk tanah tidak persegi (misalnya segitiga atau memanjang),
- Kontur tanah miring atau rawan longsor,
- Status hukum belum SHM (masih girik, warisan, atau AJB),
- Dekat area pemakaman, sungai, atau sumber kebisingan.
Harga tanah bisa diturunkan 5–20% tergantung faktor-faktor di atas.
Sebaliknya, tanah yang berada di hook (pojokan) atau dekat fasilitas umum strategis bisa dihargai lebih tinggi.
| Faktor |
Penyesuaian (Estimasi) |
| Posisi Hook (Pojokan) |
Naik +10% hingga +20% |
| Tanah Tusuk Sate (Menghadap ujung jalan) |
Turun -5% hingga -15% |
| Bentuk Tidak Ideal (Segitiga/Sempit) |
Turun -5% hingga -15% |
| Status Legalitas Belum SHM |
Turun -10% hingga -20% (memperhitungkan risiko dan biaya pengurusan) |
3. Gunakan Kombinasi Beberapa Metode
Agar hasil lebih akurat, kombinasikan beberapa metode perhitungan harga tanah:
- Gunakan NJOP sebagai batas bawah,
- Bandingkan dengan harga pasar properti sejenis di sekitar lokasi,
- Konsultasikan dengan penilai profesional (appraisal) jika transaksi bersifat penting, misalnya untuk agunan bank atau warisan.
Contoh:
| Metode |
Hasil Perkiraan |
| NJOP/m² |
Rp1.800.000 |
| Harga Pasar |
Rp2.500.000 |
| Appraisal |
Rp2.300.000 |
| Rata-rata |
Rp2.200.000/m² |
4. Perhatikan Tren dan Rencana Pengembangan Wilayah
Nilai tanah sangat dipengaruhi oleh rencana tata ruang, proyek infrastruktur (jalan tol, LRT, stasiun), dan perubahan fungsi lahan (misalnya dari pertanian ke permukiman).
Pastikan untuk memeriksa Koefisien Dasar Bangunan (KDB) dan Koefisien Lantai Bangunan (KLB) di kantor Pemda/Dinas Tata Ruang. Nilai KDB dan KLB sangat menentukan potensi dan harga tanah bagi investor.
Sebelum membeli atau menjual, cari tahu:
- Apakah ada proyek pemerintah dalam radius 5 km?
- Apakah wilayah tersebut masuk dalam kawasan berkembang atau stagnan?
- Bagaimana tren harga tanah dalam 3–5 tahun terakhir?
Cek situs resmi Pemda, BPN, atau portal properti tepercaya.
5. Hitung Potensi Pajak dan Sewa (Jika Dibutuhkan)
Untuk transaksi jual beli, perhatikan pula perhitungan PPh Final dari penjual dan BPHTB dari pembeli.
Jika tanah disewakan, gunakan pendekatan cap rate untuk mengetahui nilai sewa wajar.
Cap Rate adalah tingkat pengembalian yang diharapkan dari investasi properti sewa.
Contoh Sewa Tanah Kosong:
Jika nilai pasar tanah Rp1.000.000.000 dan cap rate 5% per tahun:
Sewa per tahun = 5% x 1.000.000.000 = Rp50.000.000
Sewa per bulan ≈ Rp4.166.000
***
Itulah beberapa cara menghitung harga tanah per meter yang bisa kamu coba.
Punya pertanyaan lain seputar properti? Yuk, diskusikan di Teras123!
Semoga informasi di atas bermanfaat.
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