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Proses Jual Beli Rumah Melalui Notaris yang Benar, Catat!
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Terakhir diperbarui 06 Desember 2024 · 7 min read · by Septian Nugraha

Aturan Jual Beli Rumah

Selain Pejabat Pembuat Akta Tanah (PPAT), profesi notaris kerap dilibatkan dalam jual beli properti, seperti rumah maupun tanah. 

Terutama dalam jual beli yang skema pembayarannya menggunakan fasilitas Kredit Pemilikan Rumah (KPR) atau cash bertahap. 

Pembelian properti dengan dua skema tersebut sudah pasti melibatkan notaris. 

Pasalnya, akan ada sejumlah dokumen autentik terkait semua perbuatan, perjanjian, dan ketetapan yang dibuat oleh notaris sesuai peraturan perundang-undangan.

Kendati demikian, Anda juga bisa melakukan jual-beli rumah menggunakan skema tunai atau cash keras dengan melibatkan notaris.

Hal tersebut bahkan sangat dianjurkan demi menjaga keamanan transaksi. 

Lalu, bagaimana proses jual beli rumah melalui notaris? Aturan jual beli rumah apa saja yang harus diketahui oleh masyarakat? Berikut penjelasannya.

Aturan Jual Beli Rumah dengan Notaris

Jual Beli Rumah dengan Notaris

Sebelum membahas proses jual beli rumah melalui notaris, penting untuk terlebih dahulu mengetahui peran notaris dalam jual beli rumah.

Seperti yang telah disebutkan, dalam proses jual beli rumah, ada sejumlah dokumen yang harus diurus oleh pejabat publik terkait, salah satunya adalah notaris.

Notaris adalah pejabat umum yang berwenang membuat akta autentik.

Tugasnya sendiri telah diatur dalam Undang-Undang Nomor 2 Tahun 2014.

Dalam jual beli rumah, notaris tidak bertindak sebagai “perantara,” melainkan pihak yang membuat dokumen resmi dari sudut pandang hukum.

Karena itu, notaris memiliki peran yang cukup krusial, terutama dalam menjaga keamanan transaksi. 

Misalnya, Anda menjual rumah dengan memasang iklan properti pribadi di situs Rumah123, lalu kebetulan ada calon pembeli yang berminat.

Jika dalam proses jual beli rumah second tersebut tidak disertai notaris, peluang terjadinya penipuan dan kecurangan akan makin tinggi.

HomeOwner_Sambil Selonjoran 1280 x 305

Misalnya penipuan terkait pemalsuan dokumen, penipuan identitas, manipulasi informasi, hingga terjadinya sertifikat ganda yang akan menimbulkan masalah di kemudian hari.

Kecuali, Anda melakukan jual beli rumah secara tunai alias cash keras, maka Anda bisa tidak melibatkan notaris dalam prosesnya.

Hal ini karena cukup buat akta pembelian rumah secara tunai lewat Pejabat Pembuat Akta Tanah (PPAT) saja.

Syarat Jual Beli Rumah lewat Notaris

Proses jual beli rumah melalui notaris sejatinya terbilang mudah, Anda tinggal mendatangi kantor notaris pilihan untuk mengurus transaksi tersebut. 

Sebelum mendatangi kantor notaris, terdapat sejumlah dokumen persyaratan jual beli rumah yang harus disiapkan, di antaranya:

1. Untuk pembeli:

  • Fotokopi KTP/Paspor (suami dan istri jika sudah menikah)
  • Fotokopi Kartu Keluarga
  • Surat Nikah
  • NPWP (Nomor Pokok Wajib Pajak)
  • Rekening koran

2. Untuk penjual:

  • Fotokopi KTP/Paspor (suami dan istri jika sudah menikah)
  • Fotokopi Kartu Keluarga
  • Surat Nikah
  • Sertifikat Asli Hak Atas Tanah; SHM (Sertifikat Hak Milik), SHGB (Sertifikat Hak Guna Bangunan), SHGU (Sertifikat Hak Guna Usaha), SHMSRS (Sertifikat Hak Milik atas Satuan Rumah Susun)
  • Akta Notaris
  • Bukti Pembayaran PBB (Pajak Bumi Bangunan 5 tahun terakhir)
  • NPWP (Nomor Pokok Wajib Pajak)
  • Surat bukti persetujuan suami istri
  • Akta kematian (jika pemilik sudah meninggal)
  • Surat Penetapan dan Akta Pembagian Harta Bersama (jika suami istri telah bercerai)

Selanjutnya, notaris akan mengurus legalitas transaksi tersebut dengan langkah-langkah berikut ini. 

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Proses Jual Beli Rumah Melalui Notaris

1. Pengecekan Dokumen

Mengecek Dokumen jual beli rumah

Hal pertama yang mesti Anda siapkan adalah pengumpulan dokumen.

Misalnya, Anda telah membeli rumah Synthesis Huis di Jakarta Timur.

Setelah semua dokumen pembelian rumah disiapkan, Anda tinggal memberikan berkas-berkas tersebut kepada notaris. 

Notaris kemudian akan mengecek kelengkapan dokumen, termasuk melakukan pengecekan sertifikat ke Badan Pertanahan Nasional (BPN). 

Pengecekan sertifikat diperlukan untuk memastikan status dari rumah yang dibeli tersebut.

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2. Pemeriksaan Pajak dan Pembuatan AJB

Setelah memastikan kelengkapan dokumen dan keabsahan legalitas rumah yang menjadi objek jual beli, notaris akan melakukan pemeriksaan pajak. 

Hal ini dilakukan dengan memeriksa tanda terima setoran Pajak Bumi dan Bangunan (PBB). 

Jika ditemukan adanya tunggakan pajak, pemilik rumah atau penjual wajib melunasi tunggakan tersebut sebelum pembuatan Akta Jual Beli (AJB)

Apabila tidak ada tunggakan pajak, penjual harus membayar pajak penghasilan (PPh), sedangkan pembeli membayar Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB).

Kemudian, berlanjut pada pembuatan AJB, di mana prosesnya wajib dilakukan di hadapan PPAT.

Seperti diketahui, AJB adalah dokumen otentik yang menjadi bukti sah peralihan hak tersebut.

Pembuatannya memerlukan sejumlah dokumen, baik dari pihak penjual maupun pembeli.

Klasika-Grand-Wisata

Syarat dokumen penjual

  • Fotokopi KTP
  • Fotokopi NPWP
  • Fotokopi Surat Nikah & Kartu Keluarga
  • Sertifikat Asli Hak Atas Tanah dan SHM (Sertifikat Hak Milik) 
  • Akta Notaris
  • Surat Tanda Terima Setoran PBB Asli (5 tahun terakhir)

Syarat dokumen pembeli

  • Fotokopi KTP
  • Fotokopi NPWP
  • Fotokopi Surat Nikah & Kartu Keluarga

Setelah semua syarat jual rumah terpenuhi, Anda dapat mengunjungi kantor PPAT sesuai lokasi untuk melakukan pemeriksaan dokumen.

Jika sertifikat tanah sudah terverifikasi, penandatanganan AJB bisa dilakukan dengan dihadiri oleh dua saksi, yakni notaris dan petugas PPAT.

3. Proses Balik Nama

Setelah terbitnya AJB, notaris akan mengurus proses balik nama sertifikat rumah.

Proses ini diperlukan bagi pembeli rumah baru, rumah bekas, maupun take over rumah.

Pada prosesnya, petugas PPAT akan menyerahkan AJB dan beberapa berkas penting lainnya, seperti:

  • Permohonan Balik Nama
  • Sertifikat Tanah
  • Dokumen Penjual dan Pembeli
  • Bukti Pelunasan PBB
  • BPHTB

Semua berkas itu akan diserahkan ke kantor pertanahan, pembeli akan menerima tanda bukti penerima serta bukti balik nama baru pada kolom buku tanah dan sertifikat.

Umumnya, waktu yang dibutuhkan untuk proses balik nama adalah 14 hari hingga 3 bulan.

Biaya Jual Beli Rumah Melalui Notaris

Biaya Jual Beli Rumah melalui notaris

Lantas, berapa biaya yang harus dikeluarkan terkait proses jual beli rumah melalui notaris? Lalu, siapa pula yang harus menanggung biaya tersebut?

Sejatinya, baik pembeli maupun penjual memiliki beban yang sama dalam hal membiayai jasa notaris. 

Dengan catatan, hal tersebut telah menjadi kesepakatan antara kedua belah pihak.

Supaya tidak bingung, berikut rincian biaya jual beli rumah di notaris.

1. Biaya Cek Sertifikat

Seperti yang sudah dijelaskan, pengecekan sertifikat bertujuan untuk mengetahui properti yang ingin dibeli tidak berada di atas lahan sengketa.

Biasanya, proses ini dilakukan di kantor BPN.

Notaris akan melakukan pengecekan tersebut dengan biaya mulai dari Rp100 ribu, tergantung wilayah masing-masing.

2. Biaya PPh

PPh atau Pajak Penghasilan harus dibayar sebelum penandatanganan Akta Jual Beli. 

Besarnya PPh adalah 5% dari transaksi.

Dalam transaksi jual beli rumah bekas, yang menanggung PPh adalah penjual, sementara pembeli rumah membayar BPHTB.

Jadi, jika Anda akan melakukan jual beli rumah second, wajib tahu tentang aturan pajak jual beli rumah tersebut.

Baca juga:

Rincian Pajak Jual Beli Rumah Bekas bagi Pembeli dan Penjual

3. Biaya Validasi Pajak

PPN dan PPNBM juga menjadi aturan jual beli rumah yang tak boleh dilewatkan.

Properti yang dikenai PPN adalah harga di atas Rp36 juta.

Sedangkan untuk PPN bernilai 10% dari harga rumah dan PPNBM, dikenakan jika luas banguan di atas 150 meter.

Biaya yang diperlukan untuk validasi pajak melalui notaris dikenakan sekitar Rp200 ribu.

Perlu diingat juga, PPN dibebankan untuk pembelian rumah baru atau properti primary, bukan properti secondary.

4. Biaya AJB

AJB adalah dokumen pernyataan peralihan hak tanah dari pemilik lama ke pemilik baru.

Umumnya, biaya AJB dibayarkan oleh kedua belah pihak.

Sementara, untuk proses pembuatan AJB memerlukan waktu sekitar 1–3 bulan.

Mengurus AJB memiliki beberapa prosedur mulai dari pemeriksaan sertifikat, pembayaran PBB, pelunasan PPh, BPHTB, dan sebagainya.

Jika akan menggunakan jasa notaris, maka diperlukan biaya sekitar Rp2,4 juta.

Baca juga:

Besaran Biaya AJB Tanah dan Rumah melalui PPAT Terbaru

5. Biaya Balik Nama

Biaya Balik Nama atau BBN perlu dibayarkan pada saat proses jual beli rumah.

Jika membeli rumah bekas, maka Anda harus balik nama sertifikat properti dari penjual ke pembeli.

Besarnya BBN pun berbeda-beda dengan waktu pengerjaan 30 hari, tetapi harga rata-rata sekitar 2% dari nilai transaksi.

6. Biaya SKHMT

Kemudian, ada biaya SKHMT atau Surat Kuasa Hak Memberikan Hak Tanggungan.

Biaya yang diperlukan biasanya mencapai Rp1,2 juta, untuk rumah yang dibeli secara kredit atau menggunakan KPR.

7. Biaya APHT

Terakhir, ada biaya APHT atau Akta Pemberian Hak Tanggungan yang dikenakan sebesar Rp1,2 juta, untuk rumah yang dibeli secara kredit.

Semua biaya di atas dibutuhkan jika Anda ingin memakai notaris dalam proses jual beli rumah.

Namun, kembali lagi, harga tersebut tergantung dari masing-masing notaris.

Demikian proses dan aturan jual beli rumah melalui notaris yang wajib diketahui.

Punya pertanyaan lain seputar properti? Yuk, diskusikan di Teras123!

Semoga bermanfaat!

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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 2.75%
Rp. 1.107.146
Tahun ke-2 dan seterusnya
Estimasi Bunga 12%
Rp. 2.473.122

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 BRI
Bank BRI
Suku bunga mulai dari2.75%
Tenor Max.25 Tahun
BFI Finance
BFI Finance
Suku bunga mulai dari7.92%
Tenor Max.15 Tahun
Bank DKI
Bank DKI
Suku bunga mulai dari3.97%
Tenor Max.25 Tahun