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Rincian Pajak Jual Beli Rumah yang Ditanggung Penjual dan Pembeli

Terakhir diperbarui 05 Juni 2024 · 5 min read · by Miyanti Rahman

pajak beli rumah

Ilustrasi biaya pajak jual beli rumah: Canva

Transaksi jual beli rumah tak lepas dari kewajiban membayar pajak. Penjual dan pembeli mempunyai kewajiban pajak masing-masing yang harus ditunaikan.

Seperti diketahui, pajak adalah kontribusi wajib kepada negara yang terutang oleh orang pribadi atau badan yang bersifat memaksa berdasarkan undang-undang.

Wajib pajak yang membayar pajak tidak mendapatkan imbalan secara langsung. Melainkan merasakan kebaikannya melalui pembangunan dan program pemerintah lainnya.

Nah, penjual rumah wajib membayar Pajak Penghasilan (PPh), Pajak Bumi & Bangunan (PBB) & biaya notaris. Sedang pembeli wajib membayar Pajak Pertambahan Nilai (PPn) & bea.

Berikut penjelasan selengkapnya mengenai pajak jual beli properti serta tata cara menghitungnya. Dengan begitu, kamu tahu berapa bayar pajak rumah yang harus dibayar.

Pajak Penjualan Rumah

Pajak Penghasilan (PPh)

pajak pertambahan nilai (ppn)

Ilustrasi biaya pajak jual beli rumah: Canva

Pajak penjual rumah pertama adalah PPh. Berdasarkan Peraturan Pemerintah (PP) Nomor 34 Tahun 2006, pajak penghasilan yang berlaku untuk penjualan properti ialah PPh Pasal 4 Ayat 2.

PP tersebut menerangkan Tarif Baru Pajak Penghasilan Final atas Pengalihan Hak atas Tanah/Bangunan. Berikut besar pajak penjual berapa persen.

  • 0% atas pengadaan tanah bagi pembangunan untuk kepentingan umum atau kantor/instansi pemerintah.
  • 1% kali jumlah bruto (nilai pengalihan) bagi rumah sederhana atau rusun sederhana.
  • 2.5% kali jumlah bruto (nilai pengalihan) untuk lainnya.

Cara menghitung PPh-nya

Contohnya, Agus menjual rumahnya di kompleks perumahan Arthalia Lakeview dengan harga Rp788.000.000. Maka besar PPh-nya, yaitu:

PPh Pasal 4 Ayat 2 = 2.5% X Rp788.000.000 = Rp19.700.000.

Dari hasil penjualan rumah tersebut dana yang masuk ke rekening Agus setelah dikurangi PPh Pasal 4 Ayat 2 ialah Rp768.300.000.

Sebagai informasi, pembayaran PPh harus dilakukan sebelum Akta Jual Beli (AJB) diterbitkan sesuai harga rumah yang disepakati.

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Pajak Bumi Bangunan (PBB)

pajak bumi bangunan

Ilustrasi biaya pajak jual beli rumah: Canva

Pajak jual rumah berikutnya adalah PBB yang harus dibayar dalam masa satu tahun. Developer maupun pemilik rumah second berkewajiban melunasi PBB sebelum hunian dijual.

PBB merupakan pajak jual beli rumah yang diselenggarakan oleh pemerintah pusat. Namun penerimaannya diserahkan kepada pemerintah daerah.

Beberapa wilayah di Indonesia sudah mempunyai aplikasi PBB online, contohnya Kota Bandung, Kota Surabaya, Kabupaten Bogor dan masih banyak lagi.

Pajak jual beli rumah PBB berapa persen? berkisar 0,5% dari Nilai Jual Kena Pajak (NJKP), dikalikan Nilai Jual Objek Pajak (NJOP) sebagai dasar pengenaan pajak.

NJKP yang ditetapkan pemerintah adalah 40% untuk rumah seharga di atas satu miliar, sedangkan di bawah satu miliar yaitu 20%.

Cara menghitung PBB

Contohnya Yongky menjual tipe Tanaya di Podomoro Park Bandung dengan harga Rp4.250.000.000. Properti dikenai NJKP 40% sebab harga unit di atas satu miliar.

Rumus menghitung pajak bumi dan bangunannya yaitu sebagai berikut.

PBB = (NJOP-NPOPTKP) X 40% X 0.5%

Itulah dua pajak transaksi jual beli rumah yang harus ditanggung oleh penjual. Nah, selain itu ada juga biaya non pajaknya, yaitu biaya notaris.

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Biaya Notaris

Biaya Notaris

Ilustrasi biaya pajak jual beli rumah: Canva

Sesudah mengetahui pajak rumah berapa, penjual juga harus menyiapkan biaya notaris atau disebut juga Pejabat Pembuat Akta Tanah (PPAT) yang berwenang membuat akta autentik.

Tugas mereka diatur dalam Undang-undang (UU) Nomor 2 Tahun 2004. Biasanya notaris mengurus dokumen seperti perjanjian jual beli, AJB, hingga sertifikat hak milik properti.

Umumnya biaya notaris ditanggung oleh penjual, tetapi pembeli juga bisa dilibatkan apabila ada negosiasi sebelumnya. Honorarium notaris sendiri tercantum dalam UU Nomor 30 Tahun 2004. 

Ketentuan nilai ekonomisnya sebagai berikut.

  • Transaksi mencapai Rp100.000.000, honorarium paling besar 2.5% dari nilai transaksi.
  • Transaksi mencapai Rp100.000.000 sampai Rp1.000.000.000, honorarium paling besar 1.5% dari nilai transaksi.
  • Transaksi di atas Rp1.000.000.000, honorarium paling besar 1% dari nilai transaksi.

Sedangkan nilai sosiologis paling besar hanya Rp5.000.000.

tessa rumah123

Pajak Pembelian Rumah

Pajak Pertambahan Nilai (PPn)

biaya pajak jual beli rumah yang ditanggung pembeli

Ilustrasi biaya pajak jual beli rumah: Canva

Pembeli yang membeli rumah dari perorangan, agen atau langsung ke developer mempunyai kewajiban untuk membayar PPn. Tarif pajak pembeli rumah ini 10% dari harga tanah.

Jika membeli rumah dari developer yang merupakan Perusahaan Kena Pajak (PKP), maka PPn disetorkan ke negara oleh PKP itu sendiri. Bagaimana jika membeli rumah ke perorangan?

Nah apabila demikian, maka pembeli harus menyetorkan sendiri PPn ke kas negara. Berikut contoh perhitungan PPn kalau kamu membeli rumah di Grand City Balikpapan.

Cara menghitung PPn

Misalnya kamu membeli rumah di klaster Hayfield seharga Rp960.000.000. Kemudian dikenai tarif PPn sebesar 10%, berikut tarif pajak pertambahan nilai yang perlu dibayar.

PPn = Rp960.000.000 x 10% = Rp96.000.000

Jadi harga rumah plus PPn ialah Rp1.056.000.000

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Biaya Cek Sertifikat

biaya cek sertifikat

Ilustrasi biaya pajak jual beli rumah: Canva

Biaya cek sertifikat menawarkan harga mulai Rp100.000. Cek sertifikat penting untuk mengetahui legalitas rumah yang akan dibeli.

Kamu dapat melakukan cek sertifikat sebelum membayar pajak beli rumah.

banner_homeowner

Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB)

bea perolehan hak atas tanah dan bangunan

Ilustrasi biaya pajak jual beli rumah: Canva

BPHTB adalah pajak penjualan rumah yang ditanggung pembeli. Biaya ini hampir mirip dengan PPh bagi penjual.

Tarif BPHTB mencapai 5% dari harga jual rumah dikurangi Nilai Perolehan Objek Pajak Tidak Kena Pajak (NPOPTKP).

Jumlah NPOPTKP sendiri sudah ditentukan oleh masing-masing pemerintah daerah tempat rumah berdiri.

Biaya Pembuatan Akta Jual Beli

biaya pembuatan akta jual beli

Ilustrasi biaya pajak jual beli rumah: Canva

Setelah mengetahui pajak pembeli rumah berapa persen serta BPHTB, selanjutnya adalah biaya AJB. Besarannya sekitar 1% dari nilai transaksi jual beli rumah. 

Biaya pembuatan AJB ditanggung oleh pembeli, kecuali ada kesepakatan lain dengan pihak penjual. Tak jarang PPAT yang bertanggung jawab meminta biaya lebih dari 1%.

Namun, jumlah tersebut masih bisa dinegosiasi jika rumah memiliki harga yang lumayan tinggi, seperti di Sembawang Aparthouse di Jakarta Selatan.

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Biaya Balik Nama Sertifikat

biaya balik nama sertifikat

Ilustrasi biaya pajak jual beli rumah: Canva

Biaya balik nama sertifikat biasanya mencapai 2% dari nilai transaksi, atau sesuai dengan peraturan pemerintah daerah yang berlaku.

Pembeli biasanya harus melakukan proses balik nama secara pribadi, kecuali rumah dibeli langsung dari developer.

Adapun sejumlah berkas permohonan balik nama yang diperlukan, ialah:

  • Sertifikat tanah asli
  • KTP pembeli dan penjual
  • Akta jual-beli dari PPAT
  • Bukti pelunasan SSB BPHTB.

tebus rumah

Itulah biaya pajak penjual dan pembeli rumah yang harus dibayarkan. Semoga informasi ini bermanfaat ya!

Tahapan Selanjutnya

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Simulasi KPR

Hitung pembiayaan kredit rumah dengan bunga KPR terbaik di Rumah123

Rp
%
Rp
Angsuran/bulan mulai dari
Tahun ke-1
Bunga 4.56%
Rp. 1.526.143
Tahun ke-2 dan seterusnya
Estimasi Bunga 12%
Rp. 2.592.985

Simulasi KPR Syariah

Hitung pembiayaan KPR syariah dengan rekomendasi bank terbaik di Rumah123

Rp
%
Rp
Angsuran/bulan mulai dari
Tahun ke 1 dan seterusnya
Margin 9%
Rp. 2.434.240

Bunga KPR Terbaru

Beli properti impian dengan memilih produk KPR terbaik di Rumah123

Bank DKI
Bank DKI
Suku bunga mulai dari4.56%
Tenor Max.20 Tahun
Bank Mandiri
Bank Mandiri
Suku bunga mulai dari4.65%
Tenor Max.30 Tahun
Bank BRI
Bank BRI
Suku bunga mulai dari3.25%
Tenor Max.25 Tahun