Nilai Perolehan Objek Pajak (NPOP) adalah hal yang wajib diketahui jika kamu akan membeli atau menjual rumah dalam waktu dekat.
Pasalnya, NPOP merupakan dasar penghitungan Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB).
BPHTB sendiri adalah salah satu biaya yang akan dibebankan kepada pembeli dalam proses jual-beli tanah maupun rumah.
Karena itu, berikut ulasan mengenai NPOP dalam konteks jual beli rumah, beserta cara menghitung dan bedanya dengan NJOP.
Apa Itu NPOP?
NPOP adalah nilai transaksi dari rumah atau tanah yang menjadi objek jual-beli.
Sederhananya, NPOP adalah harga jual rumah atau tanah.
Nilainya sendiri ditentukan berdasarkan kesepakatan antara penjual dan pembeli dalam proses negosiasi.
Terkait dasar pengenaan NPOP, tentunya berkaitan dengan dasar perhitungan BPHTB.
Dasar NPOP adalah nilai transaksi itu sendiri, yang meliputi:
- Jual beli adalah harga transaksi
- Tukar menukar adalah nilai pasar
- Hibah adalah nilai pasar
- Hibah wasiat adalah nilai pasar
- Waris adalah nilai pasar
- Pemasukan dalam perseroan atau badan hukum lainnya adalah nilai pasar
- Pemisahan hak yang mengakibatkan peralihan adalah nilai pasar
- Peralihan hak karena pelaksanaan putusan hakim yang mempunyai kekuatan hukum tetap adalah nilai pasar
- Pemberian hak baru atas tanah sebagai kelanjutan dari pelepasan hak adalah nilai pasar
- Pemberian hak baru atas tanah di luar pelepasan hak adalah nilai pasar
- Penggabungan usaha adalah nilai pasar
- Peleburan usaha adalah nilai pasar
- Pemekaran usaha adalah nilai pasar
- Hadiah adalah nilai pasar
- Penunjukan pembeli dalam lelang adalah harga transaksi yang tercantum dalam Risalah Lelang.
Sedangkan objek yang tidak dikenakan BPHTB adalah:
- Tempat yang ditinggali perwakilan diplomatik dan konsulat
- Digunakan untuk kepentingan ibadah.
- Merupakan bangunan milik negara yang digunakan untuk penyelenggaraan pemerintahan maupun kepentingan umum.
- Ditempati oleh badan atau wakil organisasi internasional yang telah ditetapkan oleh menteri keuangan.
- Milik individu atau badan yang mendapatkannya melalui konversi hak tanpa perubahan nama.
Baca juga:
Cara Pengajuan BPHTB Gratis, Syarat dan Daftar Wilayah yang Menerapkannya
Perbedaan NJOP dan NPOP
Foto: Vocasia
Nah, selain NPOP, dalam perhitungan BPHTB Anda juga akan menemukan Nilai Jual Objek Pajak (NJOP).
Sekilas, NPOP dan NJOP ini terkesan mirip atau mungkin sama, tetapi NJOP dan NPOP sejatinya berbeda.
Perbedaan NPOP dan NJOP bisa dilihat dari penentuan nilai pengenaannya.
Besaran NPOP ditentukan atas kesepakatan antara pembeli dan penjual.
Sementara, NJOP ditentukan oleh pemerintah, sehingga nilainya bisa berubah-ubah tergantung kondisi wilayah tertentu.
Lalu, bagaimana jika NPOP tidak diketahui atau lebih rendah daripada NJOP yang digunakan dalam pengenaan PBB pada tahun terjadinya perolehan?
Jika demikian, maka dasar pengenaan pajak yang dipakai adalah Nilai Jual Objek Pajak Pajak Bumi dan Bangunan (NJOP PBB).
Sementara itu, apabila NJOP PBB belum ditetapkan, maka besaran nilainya akan ditetapkan oleh menteri yang bersangkutan.
Baca juga:
Tata Cara Menghitung NJOP dengan Mudah
Cara Menentukan NPOP BPHTB
Lantas, bagaimana cara menentukan NPOP BPHTB?
Terkait cara menentukan NPOP BPHTB. maka berkaitan erat dengan cara menghitung BPHTB itu sendiri.
Cara menghitung BPHTB adalah mengalikan tarif bea tersebut dengan NJOP atau NPOP.
Tentunya, NJOP dan NPOP harus sudah dikurangi oleh NJOPTKP atau NPOPTKP yang nilainya telah dijabarkan.
Cara menentukan NPOP adalah dengan mengalikan luas bidang tanah, dengan harga yang telah disepakati oleh pembeli dan penjual.
Misalnya ada sebidang tanah kosong dengan luas mencapai 1.000 m².
Berikut nilai pajak dan transaksinya:
- NJOP: 1.000.000/meter
- NJOPTKP Bogor: Rp60.000.000
- Harga kesepakatan penjual dan pembeli: Rp2.000.000/meter
Dengan begitu, besaran nilai NPOP atau nilai transaksi dari tanah tersebut adalah:
NPOP: 1.000 x 2.000.000 = Rp2.000.000.000
Setelah mengetahui nilai NPOP, kamu pun bisa melanjutkan perhitungan BPHTB atas tanah atau rumah yang akan dibeli.
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