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Cara Menghitung NJOP Tanah dan Bangunan dengan Mudah (Terbaru 2025) r123-share-title
Dipublikasikan 01 Desember 2025 · 5 min read · by Miyanti Rahman
NJOP adalah harga rata-rata yang diperoleh dari hasil transaksi jual beli. Bagaimana cara menghitungnya? Ternyata kita bisa menghitung NJOP dengan mudah dengan mengikuti rumusnya!
Cara menghitung NJOP tanah per meter perlu diketahui, karena nilai ini bisa menjadi patokan dalam menentukan harga minimal suatu tanah dan bangunan.
NJOP juga menjadi dasar pengenaan tarif Pajak Bumi dan Bangunan (PBB) Perdesaan Perkotaan (P2) atau Perhutanan, Perkebunan dan Pertambangan (P3).
Dengan mengetahuinya, wajib pajak bisa memperhitungkan biaya pajak yang harus ditanggung. Berikut ulasan selengkapnya.
Apa Itu NJOP dan NJOP/Meter?
Apa itu NJOP? Jawabannya terdapat dalam Undang-undang (UU) Nomor 28 Tahun 2009 tentang Pajak Daerah dan Retribusi Daerah.
Pada Pasal 1 Ayat 40 disebutkan bahwa NJOP adalah harga rata-rata yang diperoleh dari transaksi jual beli yang terjadi secara wajar.
Jika tidak terdapat transaksi jual beli, maka NJOP ditentukan melalui perbandingan harga dengan objek lain yang sejenis, nilai perolehan baru, atau NJOP pengganti.
Namun perlu digarisbawahi, penentuan nilai itu tidak membedakan lokasi tanah dan/atau bangunan. Misalnya kompleks, tepi jalan raya atau masuk gang.
Lalu apa itu NJOP/meter? Nah, NJOP meter adalah nilai jual objek pajak yang ditetapkan per meter persegi luas tanah.
Fungsi NJOP
NJOP berfungsi sebagai penentu tarif PBB P2 dan PBB P3. Nilai ini juga menjadi petunjuk bagi penjual dan pembeli yang tidak tahu harga properti saat ini.
Bagi penjual, tahu cara menghitung NJOP tanah membantu dalam menentukan harga jual yang wajar. Sedangkan bagi pembeli, mengarahkan agar tidak memilih rumah yang over priced.
Jadi, jika ada penjual yang menawarkan tanah dan bangunannya dengan harga di atas NJOP, maka bisa dibilang mahal. Bagaimana kalau lebih rendah?
Tentu murah, tetapi pembeli jangan senang dulu. Mungkin saja ada sesuatu yang mempengaruhi harga, sehingga penjual berani memasarkan di bawah NJOP.
Besarnya NJOP tanah bersifat tidak tetap, tergantung perkembangan harga lahan di wilayah tersebut.
Pemerintah biasanya melakukan evaluasi dan menentukan NJOP/meter per tiga tahun sekali melalui Kementerian Keuangan Republik Indonesia.
Namun, tidak menutup kemungkinan per satu tahun sekali apabila terjadi perkembangan pesat di suatu wilayah. Contohnya untuk NJOP meter rumah dijual di Bekasi.
Nilai NJOP rumah atau bangunan bisa jadi berubah drastis dari tahun 2022 ke 2023. Pasalnya, di wilayah ini pembangunan infrastruktur transportasi begitu masif.
Pada umumnya NJOP per meter di perkotaan cenderung lebih tinggi daripada NJOP per meter di pinggiran atau perdesaan. Bagaimana cara menentukan nilainya?
Tiga Cara Menentukan NJOP
Membandingkan Harga Objek Sejenis
Cara pertama membandingkan harga objek sejenis. Maksudnya membandingkan properti yang berdekatan secara lokasi dan mempunyai spesifikasi yang serupa.
Baca juga:
Seluk Beluk NJOPTKP dan Cara Menghitungnya
Menyamakannya dengan NJOP Pengganti
Jika tidak ada objek sejenis, maka alternatifnya adalah cari NJOP pengganti dari hasil pendapatan atau pemasukan objek pajak yang dinilai.
Menentukan Nilai Perolehan Baru
Cara menentukan nilai perolehan baru yakni dengan menghitung total biaya yang dikeluarkan untuk mendapatkan objek pajak tersebut.
Baca juga:
Inilah 9 Jenis Pajak Rumah Terbaru yang Wajib Diketahui
Komponen NJOP
Membandingkan harga rumah di wilayah yang sama untuk menentukan NJOP dan NJOP meter, sebaiknya tak hanya dilakukan oleh penjual rumah.
Pembeli rumah pun dapat melakukan hal demikian, untuk menghindari tindak penipuan dari penjual nakal.
Setelah membandingkan harga objek sejenis, silakan cari variabel-variabel di bawah ini untuk menentukan NJOP.
- NJOP per meter
- Total luas bumi (tanah)
- Total luas bangunan
Sebagai informasi, NJOP/meter adalah taksiran harga bumi dan bangunan yang dihitung berdasarkan luas dan zona rumah.
Nah untuk mengetahuinya, kamu bisa datang langsung ke kantor kecamatan di mana bumi dan bangunan diperjualbelikan.
Misalnya kamu membeli rumah di Bojongsoang dengan harga sekitar Rp850.000.000,00.
Maka, untuk mengetahui NJOP dari PBB rumahmu, carilah informasinya ke kantor Kecamatan Bojongsoang, Kabupaten Bandung.
Selain itu, kamu juga bisa cek NJOP online termasuk di dalamnya NJOP meter dengan mengakses situs resmi pemerintah provinsi setempat.
Setelah tiga langkah di atas dilakukan, selanjutnya menghitung NJOP tanah, bangunan, dan nilai jual rumah.
Berikut rumus dan cara menghitung NJOP per meter.
Baca juga:
Pahami Pajak Jual Beli Rumah, dari Jenis hingga Cara Menghitungnya
Cara Menghitung NJOP per Meter
Kamu membeli rumah di Kompleks Candi Langit yang mempunyai luas tanah 60 m² dan luas bangunan 73 m². Perumahan ini berada di Tambun Selatan, Kabupaten Bekasi.
Kemudian diketahui batas atas NJOP per meter di Tambun Selatan misalnya Rp7.500.000,00 per m² untuk tanah dan Rp8.000.000,00 untuk bangunannya.
Maka cara cek harga tanah berdasarkan nilai NJOP tanah dan bangunan, dan nilai jual rumah tersebut, kita perlu mengacu kepada rumus menghitung NJOP berikut ini.
Rumus Menghitung NJOP:
-
Total harga tanah = luas tanah × NJOP/m² tanah
-
Total harga bangunan = luas bangunan × NJOP/m² bangunan
-
Nilai jual rumah = harga tanah + harga bangunan
Dari rumus menghitung NJOP di atas, kita bisa mulai melakukan perhitungan berikut:
Cara Hitung NJOP Tanah
Luas Tanah x NJOP/meter tanah = 73 m² x Rp7.500.000,00 = Rp547.500.000,00.
Total Harga Bangunan
Luas Tanah x NJOP/meter bangunan = 60 m² x Rp8.000.000,00 = Rp480.000.000,00.
Nilai Jual Rumah
Total Harga Tanah ditambah Total Harga Bangunan = Rp547.500.000,00 ditambah Rp480.000.000,00 = Rp1.027.500.000,00.
Berdasarkan perhitungan di atas, diketahui nilai jual rumah adalah Rp1.027.500.000,00.
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Kamu juga bisa menggunakan rumus yang sama untuk mengetahui harga jual tanah berdasarkan NJOP di wilayah lainnya. Misalnya saat membeli rumah dijual di Bandung Raya.
Namun, jangan lupa cari tahu NJOP per meternya ke kantor kecamatan di wilayah rumah yang dibeli, ya.
FAQ
Apa itu NJOP per meter?
Taksiran harga bumi dan bangunan yang dihitung berdasarkan luas dan zona rumah.
Bagaimana cara mengetahui NJOP per meter?
Caranya mencari informasi langsung ke kantor kecamatan di mana lahan dan bangunan diperjualbelikan atau carilah di situs resmi pemerintah.
Apa Rumus Menghitung NJOP?
Rumus menghitung NJOP cukup mudah yaitu:
- Total harga tanah = luas tanah × NJOP/m² tanah
- Total harga bangunan = luas bangunan × NJOP/m² bangunan
- Nilai jual rumah = harga tanah + harga bangunan
Apa saja yang mempengaruhi NJOP?
Lokasi, jenis lahan, luas, bentuk, ukuran, lebar jalan, sarana transportasi sekitar lahan dan bangunan tersebut, lingkungan dan lain sebagainya.
Mau ngobrolin apapun soal properti? Yuk ke Teras123, dari jual beli properti, KPR sampai share pengalaman kamu juga bisa lho di sini!
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