Perhitungan pajak adalah aspek yang tidak boleh dilupakan dalam transaksi jual beli rumah bekas.
Properti seperti rumah berstatus Barang Kena Pajak (BKP) sehingga transaksi jual belinya pasti dikenakan pajak, baik untuk penjual maupun pembeli.
Nah, terkait perhitungan dan pembagian pajak ini, tentu perlu diketahui sebelum mencari atau bahkan memasang iklan rumah dijual di situs properti seperti Rumah123.
Untu itu, simak rincian pajak penjual dan pembeli rumah bekas beserta biaya lain yang harus disiapkan berikut ini.
Daftar Pajak Penjual Rumah Second
1. Pajak Penghasilan (PPh)
Pajak Penghasilan (PPh) adalah jenis pajak yang dikenakan kepada penjual.
Kenapa? Pasalnya, penjual menerima hasil dari penjualan rumah tersebut.
Mengacu PP No.34/2016, penjual harus menyetorkan pajak penghasilan dari penjualan rumah tersebut kepada negara.
Adapun besaran PPh untuk alih hak tanah dan bangunan adalah 2,5% dari harga objek yang dijual.
Pembayarannya bisa dilakukan di bank yang menjadi tempat transaksi.
Kemudian, wajib pajak membawa bukti pembayaran ke kantor pajak setempat untuk divalidasi.
Validasi ini wajib dilakukan sebelum Akta Jual Beli (AJB) ditandatangani oleh PPAT.
Agar paham mengenai perhitungan jenis pajak jual beli rumah bekas ini, berikut contoh dan simulasi perhitungannya.
Misalnya, telah disepakati kalau sebuah rumah second di Bekasi yang dijual dengan harga Rp500.000.000.
Maka, besaran nominal PPh yang harus dibayar adalah:
- 2,5% x Rp500.000.000 = Rp12.500.000.
PENTING: Pengecualian PPh PPh Final 2,5% ini tidak berlaku untuk:
- Penjualan Rumah Sederhana dan Rumah Sangat Sederhana yang dibebaskan dari PPh.
- Pengalihan hak yang dilakukan kepada Pemerintah (untuk kepentingan umum).
2. Pajak Bumi dan Bangunan (PBB)
Pajak jual beli rumah bekas lain yang biasanya ditanggung penjual adalah PBB (Pajak Bumi dan Bangunan) setahun terakhir.
Meski begitu, pajak ini bisa saja ditanggung oleh pembeli, apabila jual-beli dilakukan setelah tenggat pembayaran PBB.
Namun, bila jual-beli dilakukan sebelum tenggat pembayaran PBB, maka pajak ini masih menjadi tanggungan penjual sebagai pemilik hunian.
PBB tahun berjalan wajib dilunasi sebelum AJB ditandatangani.
Nilai PBB berkisar 0,5% dari NJKP (Nilai Jual Kena Pajak).
Adapun NJKP rumah yang harganya di bawah Rp1 miliar adalah 20%, sementara yang di atas Rp1 miliar adalah 40%.
Kita ambil contoh rumah dua lantai minimalis di Istana Regency Jatinangor yang dijual dengan harga Rp640 juta.
Dengan begitu, rumah ini dikenakan NJKP sebesar 20%, dengan NPOPTKP sebesar Rp60.000.000.
Cara hitung pajak jual beli rumah bisa menggunakan rumus ini:
- (NJOP – NPOPTKP) x 20% x 0,5%.
= Rp640.000.000,00 – Rp60.000.000,00 = Rp580.000.000
= Rp580.000.000,00 x 20% = Rp116.000.000
= Rp116.000.000,00 x 0,5% = Rp580.000
Jadi, biaya PBB yang harus dibayar adalah Rp580.000.
3. Biaya Notaris
Biaya selanjutnya yang perlu dikeluarkan oleh penjual rumah bekas adalah biaya notaris/PPAT.
Biaya ini terkait dengan kelengkapan dokumen penjual, seperti pengurusan PPh, atau biaya fotokopi dan legal review dokumen.
Meski begitu, terkadang biaya ini tidak menjadi tanggung jawab penjual seutuhnya.
Misalnya, Anda hendak bertransaksi rumah di Podomoro Park Bandung, maka Anda bisa bernegosiasi dengan pembeli untuk menanggung biaya tersebut bersama-sama.
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Pajak dan Biaya Pembeli Rumah Second
Lantas, jenis biaya dan pajak apa saja yang dikenakan kepada pembeli dalam transaksi jual beli rumah second?
Bila dibandingkan dengan penjual, komponen biaya dan jenis pajak yang harus ditanggung pembeli jumlahnya lebih banyak dari penjual.
1. Biaya Pengecekan Sertifikat
Biaya jual beli rumah second yang harus disiapkan pembeli adalah biaya pengecekan sertifikat.
Pengecekan sertifikat diperlukan jika Anda hendak membeli rumah atau tanah dijual.
Tujuannya untuk memastikan keaslian dokumen dan legalitas dari properti tersebut.
Pengecekan sertifikat dilakukan di kantor ATR/BPN setempat.
Anda cukup menyerahkan sertifikat asli dan fotokopi ke BPN, serta membayar biaya administrasi sebesar Rp50.000 (belum termasuk honorarium PPAT).
2. BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan)
Jika sudah memastikan dokumen dan legalitas rumah yang akan dibeli itu asli, maka Anda bisa melanjutkan proses jual-beli.
Jika sudah rampung, jangan lupa menyiapkan biaya untuk membayar BPHTB.
Besaran pajak ini adalah 5% dari harga jual rumah, setelah dikurangi NPOPTKP (Nilai Perolehan Objek Pajak Tidak Kena Pajak).
CATATAN PENTING: Nilai NPOPTKP bervariasi di setiap Kabupaten/Kota. Nilai tertinggi umumnya Rp80.000.000 (seperti di Jakarta), namun di sebagian besar daerah, NPOPTKP berkisar Rp60.000.000. Pastikan nilai ini sesuai dengan Peraturan Daerah lokasi properti.
3. Biaya Pembuatan AJB
Setelah membayar BPHTB, Anda dan penjual tinggal mendatangi Pejabat Pembuat Akta Tanah (PPAT) untuk mengurus pembuatan Akta Jual Beli (AJB).
Biaya pembuatan AJB besarannya mencapai 1% dari seluruh nilai transaksi jual beli rumah, serta ditanggung oleh pembeli.
Sesuai Peraturan Menteri, honorarium maksimum PPAT adalah 1% dari nilai transaksi.
Untuk transaksi dengan nilai di bawah Rp100 Juta, persentasenya bisa lebih tinggi.
4. Biaya Balik Nama
Setelah membeli rumah dari penjual, pembeli harus mengurus proses balik nama.
Adapun biaya balik nama biasanya berkisar 2% dari total nilai transaksi, atau berdasarkan ketetapan pemerintah setempat.
Komponen Biaya BBN] Persentase 2% adalah perkiraan total biaya yang mencakup Biaya Pendaftaran Balik Nama (Penerimaan Negara Bukan Pajak/PNBP) di BPN dan honorarium PPAT untuk pengurusan BBN.
Perlu diingat, pengurusan balik nama memerlukan sejumlah berkas, termasuk bukti pelunasan SSB BPHTB yang sudah dilunasi pembeli.
Biaya Lain yang Perlu Disiapkan
Selain yang telah disebutkan, ada pula biaya lain yang dikenakan dalam transaksi properti:
1. Biaya Khusus KPR:
Jika Anda melakukan jual beli rumah bekas menggunakan KPR, biaya lain yang harus disiapkan adalah Asuransi Jiwa, Asuransi Kebakaran, dan Biaya Provisi KPR.
Selain itu, jika rumah tersebut masih memiliki Hak Tanggungan (Gadai bank), akan dikenakan Biaya Roya (pencoretan Hak Tanggungan) di BPN.
2. Pajak Pertambahan Nilai (PPN):
Lalu, apakah beli rumah bekas kena PPN? Jawabannya adalah TIDAK.
PPN cuma dikenakan pada transaksi jual-beli rumah berstatus primer (baru) yang dilakukan oleh Pengusaha Kena Pajak (Developer).
Transaksi rumah bekas antar-individu dibebaskan dari PPN.
Sekian penjelasan tentang biaya pajak jual beli rumah bekas yang wajib diketahui.
Simulasi Perhitungan Pajak Jual Beli Rumah Bekas
Agar lebih mudah dipahami, berikut contoh simulasi perhitungan pajak dalam jual beli rumah bekas:
- Harga rumah: Rp1.500.000.000
- Lokasi: Jakarta
- Status penjual: Memiliki NPWP
- NPOP = Harga transaksi (karena lebih tinggi dari NJOP)
- NPOPTKP (Jakarta) = Rp80.000.000
Perhitungan:
1. PPh Penjual (2,5% × Harga)
2,5% × Rp1.500.000.000 = Rp37.500.000
2. BPHTB Pembeli (5% × (Harga – NPOPTKP))
5% × (Rp1.500.000.000 – Rp80.000.000) =
5% × Rp1.420.000.000 = Rp71.000.000
3. Biaya Notaris / PPAT (rata-rata 1% – tergantung kesepakatan)
~1% × Rp1.500.000.000 = Rp15.000.000
4. Total Pajak & Biaya Administratif
Penjual: Rp37.500.000 (PPh)
Pembeli: Rp71.000.000 (BPHTB) + Rp15.000.000 (Notaris) = Rp86.000.000
***
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