Cara Menghitung Biaya Balik Nama Rumah beserta Proses Pengurusannya
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Terakhir diperbarui 28 Agustus 2025 · 6 min read · by Ilham Budhiman
Balik nama sertifikat merupakan salah satu hal yang wajib diurus ketika Anda baru membeli rumah atau bidang tanah dari orang lain. Berapa biaya balik nama rumah tersebut?
Selain jual beli, proses tersebut juga perlu dilakukan oleh Anda yang baru mendapatkan harta warisan dengan objek waris rumah maupun tanah.
Pasalnya, balik nama sertifikat rumah adalah proses mengubah data yuridis atau hak kepemilikan di dalam sertifikat rumah yang menjadi objek jual beli.
Proses ini penting untuk dilakukan agar peralihan hak atas rumah tersebut tercatat secara resmi berdasarkan hukum Indonesia.
Tujuan lainnya tentu untuk menghindari hal-hal yang tidak diinginkan, seperti sengketa maupun penyerobotan tanah.
Pada prosesnya, ada sejumlah syarat dan biaya balik nama yang harus dipersiapkan.
Bahkan, terkait biaya balik nama rumah biasanya terbagi dalam sejumlah komponen.
Lantas, berapa biaya balik rumah? Bagaimana pula prosedur dan syarat yang harus dipenuhi untuk mengajukan balik nama tersebut?
Untuk mengetahuinya, baca ulasan lengkap di bawah ini!
Biaya Balik Nama Sertifikat Rumah
Dilansir dari laman Otoritas Jasa Keuangan (OJK), biaya balik nama sertifikat rumah akan berbeda bagi tiap rumah atau bidang tanah.
Namun, rata-rata besaran biayanya dipatok sekitar 2% dari total nilai transaksi.
Meski begitu, Anda tetap bisa mengetahui estimasi biaya balik nama sertifikat rumah dengan menghitungnya secara pribadi.
Jadi, berapa biaya balik nama sertifikat rumah?
Cara menghitung biaya biaya balik nama sertifikat rumah bisa menggunakan rumus berikut ini:
Nilai tanah (per meter persegi) x luas tanah (per meter persegi) / 1.000
Mari kita asumsikan, Anda membeli sebuah tanah kavling di Vanya Park BSD City seluas 100 meter persegi.
Jika harga tanah tersebut Rp1 juta per meter persegi, biaya administrasinya adalah sebagai berikut:
Rp1.000.000 x 100 : 1.000 = Rp100.000
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Namun, seperti telah disebutkan di atas, itu hanya biaya balik nama sertifikatnya saja.
Pasalnya, pada proses pengurusannya, masih ada sejumlah biaya lain yang harus disiapkan, apa saja?
1. Biaya Penerbitan AJB
Selain mempersiapkan dana untuk membayar biaya administrasi balik nama sertifikat tanah, Anda juga perlu mempersiapkan uang untuk penerbitan AJB.
AJB diterbitkan oleh PPAT dengan kisaran biaya penerbitan yang beragam.
Namun, umumnya biaya tersebut dipatok berkisaran 0,5–1% dari total nilai transaksi.
Apabila membeli tanah tersebut dari orang lain, Anda perlu mengecek keabsahan sertifikatnya ke BPN.
Tujuannya untuk memastikan bahwa sertifikat tanah tersebut asli, dan properti yang akan dibeli tidak dalam status sengketa.
Biaya pengecekan sertifikat tanah dipatok sebesar Rp50 ribu per sertifikat.
3. Biaya Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB)
Selain penerbitan AJB, biaya lain yang perlu disiapkan adalah Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB).
Besaran BPHTB adalah 5% dari Dasar Pengenaan Pajak (NPOP-NPOPTKP).
Biaya Balik Nama Sertifikat Rumah Over Kredit
Simulasi Take Over KPR
Isi detail KPR awalmu, dapatkan rekomendasi program KPR yang lebih hemat
Hasil Simulasi Take Over KPR
Ringkasan KPR saat ini
Angsuran Saat IniRp 0
Angsuran FloatingRp 0
Sisa Pinjaman KPRRp 0
Total Biaya KPRRp 0
Rp
Tahun
Bulan
%
Tahun
Rp
Sudah masuk masa floating, estimasi bunga 12%
Rekomendasi Program Take Over KPR
Pilihan Bank:
Tahun ke-1 - ke-5
Bunga 2,88%
Angsuran/Bulan Fix
Rp 5.139.376
Hemat sebesar
Rp 998.393/bulan
Total Biaya KPR
Hingga akhir tenor
Rp 998.393
Lebih tinggiRp 998.393
Angsuran Floating
Setelah 5 tahun pindah kpr (Estimasi Bunga 12%)
Rp 5
Pinjaman Take Over KPR
Jumlah pinjaman yang dialihkan ke bank baru
Rp 5
Estimasi Biaya Lain Take Over
Berkisar 3-6% dari pinjaman Take Over
Rp 5 s/d Rp 5
Oops, sepertinya belum ada rekomendasi program take over yang lebih hemat
Coba perbarui data simulasi
Disclaimer : Hasil di atas merupakan angka estimasi, data perhitungan dapat berbeda dengan perhitungan bank. Hubungi kami untuk info lebih lanjut.
Plafon Awal KPR
Total pinjaman yang disepakati saat akad KPR. Kamu bisa cek di aplikasi bank atau hubungi langsung bank KPR kamu saat ini.
Biaya Lain KPR Take Over
Terdapat beberapa biaya yang dikenakan saat mengajukan KPR Take Over bank lama ke baru. Beberapa biaya yang dikenakan bisa berbeda-beda dan tergantung dari kebijakan bank masing-masing. Biaya tersebut antara lain:
Biaya Penalti
Biaya penalti merupakan sanksi denda yang dikenakan jika melunasi KPR lebih cepat dari tenor yang seharusnya. Biaya penalti bisa diketahui dari perjanjian awal pada saat akad dilakukan.
Biaya Appraisal
Biaya apprasial yang dikenakan saat mengajukan KPR Take Over untuk menaksirkan harga properti.
Biaya Administrasi/Proses
Biaya administrasi/proses yang dikenakan bank saat memindahkan KPR bank lama ke baru
Biaya Provisi
Biaya yang harus dibayarkan di awal dan dipotong otomatis di awal saat mengajukan KPR Take Over
Biaya Notaris
Biaya untuk notaris memproses pengalihan pinjaman KPR dari bank lama ke bank baru
Biaya Cek dan Validasi Sertifikat
Biaya pengecekan dan validasi sertifikat properti
Memuat hasil simulasi...
Nah, jika Anda membeli rumah dengan cara over kredit KPR, ada sejumlah biaya tambahan yang harus disiapkan, di antaranya:
Akta Pemberian Hak Tanggungan (APHT) sebesar Rp1,2 juta
Biaya Surat Kuasa Hak Membebankan Hak Tanggungan sebesar Rp250 ribu
Patut diketahui, pengurusan balik nama rumah over kredit memakan waktu lebih lama.
Jika menggunakan notaris, biayanya berkisar Rp4–7 juta atau tergantung negosiasi dan kesepakatan masing-masing pihak.
Biaya Balik Nama Rumah Warisan
Seperti telah disinggung sebelumnya, balik nama sertifikat juga perlu dilakukan oleh ahli waris yang mendapatkan harta warisan berupa rumah atau tanah.
Tata cara dan persyaratan balik nama sertifikat tanah untuk rumah warisan sebenarnya tidak berbeda dengan pengurusan balik nama sertifikat karena jual beli.
Hanya saja, dalam persyaratan dokumen, pemohon wajib menyertakan Surat Keterangan Waris (SKW) dan surat kematian pewaris.
Begitu pula dengan biaya balik nama rumah warisan, kisaran dan rincian biayanya tidak berbeda dengan biaya balik nama rumah karena jual-beli.
Namun, jika pendaftaran peralihan hak waris diajukan dalam waktu 6 bulan sejak tanggal meninggalnya pewaris, pemohon tidak akan dipungut biaya pendaftaran.
Cara Balik Nama Sertifikat Rumah secara Mandiri
Balik nama sertifikat rumah bisa dilakukan di kantor ATR/BPN setempat.
Setelah itu, isi dan tanda tangani formulir permohonan balik nama, lalu serahkan dokumen tersebut kepada petugas.
Namun, penting untuk diketahui bahwa ada sejumlah dokumen syarat balik nama sertifikat rumah yang harus disiapkan, meliputi:
Syarat Balik Nama Sertifikat Rumah
Surat kuasa apabila dikuasakan.
Fotokopi identitas pemohon (KTP, KK) dan kuasa apabila dikuasakan, yang telah dicocokkan dengan aslinya oleh petugas loket.
Fotokopi akta pendirian dan pengesahan badan hukum yang telah dicocokkan dengan aslinya oleh petugas loket, bagi badan hukum.
Sertifikat asli.
Akta Jual Beli (AJB) dari PPAT (Pejabat Pembuat Akta Tanah).
Fotokopi KTP dan para pihak penjual-pembeli dan atau kuasanya.
Izin pemindahan hak apabila di dalam sertifikat/keputusannya dicantumkan tanda yang menyatakan bahwa hak tersebut hanya boleh dipindahtangankan jika telah diperoleh izin dari instansi yang berwenang.
Fotokopi SPPT (surat pemberitahuan pajak terutang) dan PBB (Pajak Bumi Bangunan) tahun berjalan yang telah dicocokkan dengan aslinya oleh petugas loket, penyerahan bukti SSB (BPHTB/bea perolehan hak atas tanah dan bangunan) dan bukti bayar uang pemasukan (pada saat pendaftaran hak).
Persyaratan tersebut harus dibawa ketika Anda mengurus balik nama sertifikat ke BPN.
Serahkan dokumen kepada petugas, berbarengan dengan penyerahan formulir permohonan yang sudah diisi dan ditandatangani.
Setelah itu, BPN akan memproses permohonan balik nama tersebut.
Jika sudah selesai, BPN akan mencoret nama pemegang hak lama dan menggantinya dengan yang baru di buku serta sertifikat tanah.
Menyoal proses balik nama rumah, Anda mungkin bertanya, berapa lama proses balik nama sertifikat rumah?
Biasanya, waktu yang dibutuhkan untuk proses balik nama adalah 14 hari hingga 3 bulan.
Cara Balik Nama Sertifikat Rumah di Notaris
Selain mengurus secara mandiri ke BPN, Anda juga bisa mengurusnya dengan meminta bantuan notaris sebagai perwakilan.
Cara balik nama rumah di notaris adalah tinggal mendatangi kantor notaris yang sudah ditunjuk.
Kemudian, sampaikan maksud penggunaan jasa, lalu serahkan persyaratan yang dibutuhkan.
Setelah itu, notaris akan mengurus balik nama sertifikat itu ke kantor BPN.
Anda tinggal menunggu diterbitkannya sertifikat tanah yang baru atas rumah tersebut.
Hanya saja, jika mengurus balik nama sertifikat rumah di notaris, Anda akan dikenakan biaya notaris balik nama rumah.
Lalu, berapa lama proses balik nama sertifikat tanah di notaris?
Kisarannya bisa mencapai 30—90 hari kerja tergantung kelengkapan dokumen dan kepadatan anteran di kantor pertanahan.
***
Demikianlah cara menghitung biaya balik nama rumah yang perlu Anda ketahui.
Punya pertanyaan lain seputar properti? Yuk, diskusikan di Teras123!
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