Transaksi jual beli rumah tak lepas dari kewajiban membayar pajak sesuai tarif yang berlaku. Penjual maupun pembeli mempunyai kewajiban pajak masing-masing.
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.
Penjual rumah wajib membayar Pajak Penghasilan (PPh), Pajak Bumi & Bangunan (PBB) & biaya notaris, sedangkan 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 Penjual dan Pembeli Rumah 2024
Pajak Penjualan Rumah
1. Pajak Penghasilan (PPh)
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 rincian pajak penjual rumah 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
Contohnya, Agus menjual rumahnya di kompleks perumahan Green Paradise City dengan harga Rp641.000.000. Maka besar PPh-nya, yaitu:
- PPh Pasal 4 Ayat 2 = 2.5% X Rp641.000.000 = Rp16.025.000
Dari hasil penjualan rumah tersebut, dana yang masuk ke rekening Agus setelah dikurangi PPh Pasal 4 Ayat 2 ialah Rp624.975.000.
Sebagai informasi, pembayaran PPh harus dilakukan sebelum Akta Jual Beli (AJB) diterbitkan sesuai harga rumah yang disepakati.
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2. Pajak Bumi dan Bangunan (PBB)
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 PBB tersebut yaitu sebagai berikut:
- Diketahui NJOP Rp4.250.000.000 atau lebih dari Rp1.000.000.000, sehingga pajak penjualan rumah berapa persen yaitu 40%.
- Nilai Jual Objek Pajak Tidak Kena Pajak (NJOPTKP) di setiap daerah berbeda-beda. Besaran maksimalnya adalah Rp12.000.000. Jadi, mari kita ambil angka maksimal.
PBB = (NJOP-NPOPTKP) X 40% X 0.5%
PBB = (Rp4.250.000.000-Rp12.000.000) X 40% X 0.5%
PBB = Rp4.238.000.000 X 40% X 0.5%
PBB = Rp8.476.000
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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3. Biaya Notaris
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.
Pajak Pembelian Rumah
1. Pajak Pertambahan Nilai (PPn)
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 Grand City Balikpapan seharga Rp960.000.000. Kemudian, dikenakan 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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2. Biaya Cek Sertifikat
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.
3. Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB)
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.
Rumus dan contoh perhitungan BPHTB
- BPHTB = Tarif Pajak x Dasar Pengenaan Pajak (DPP) ((NJOP PBB – NJOPTKP)
- DPP = NJOP PBB – NJOPTKP
Diketahui, tarif pajak pembeli rumah berapa persen, yaitu 5% dari nilai perolehan objek pajak atas rumah.
Berikut contoh perhitungannya:
Yongky memberli rumah di wilayah Kota Jakarta Timur seharga Rp400.000.000. Maka jumlah BPHTB yang perlu dibayar, yaitu sebagai berikut.
NJOPTKP Daerah Khusus Ibukota (DKI) Jakarta adalah Rp80.000.000.
= 5% x (Rp400.000.000-Rp80.000.000)
= 5% x Rp320.000.000
= Rp16.000.000
4. Biaya Pembuatan Akta Jual Beli
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 Terravia, BSD di Jakarta Selatan.
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5. Biaya Balik Nama Sertifikat
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
Itulah biaya pajak penjual dan pembeli rumah yang harus dibayarkan. Semoga informasi ini bermanfaat ya!
Mau ngobrolin apapun soal properti? Yuk ke Teras123, dari jual beli properti, KPR sampai share pengalaman kamu juga bisa lo di sini!
Pertanyaan Terkait Pajak Beli Rumah
Sederet pertanyaan ini sering ditanyakan oleh warganet untuk mengetahui berapa pajak jual beli rumah 2024.
Berapa persen pajak untuk pembeli rumah?
Pihak pembeli akan dikenakan pajak PPn dengan tarif paling tinggi 10% dari nilai transaksi, dan BPHTB paling tinggi 5%. Perhitungan bisa dilakukan dengan rumus dan contoh perhitungan yang sudah dijelaskan di atas.
Jika beli rumah apakah kena pajak?
Ya, beli rumah dikenakan pajak PPn dan BPHTB, selain itu perlu menyiapkan biaya lain untuk cek sertifikat, balik nama, dan pembuatan akta.
Berapa persen PPn pembelian rumah?
- Jika membeli rumah dengan harga Rp2.000.000.000 maka PPn 100% ditanggung oleh pemerintah.
- Jika membeli rumah dengan harga Rp5.000.000,000, pemerintah tetap memberikan insentif PPn dengan batas Rp2.000.000.000 saja atau 11% di kali Rp2.000.000.000 = Rp 220.000.000.
- Per 1 Juli 2024, PPN ditanggung pemerintah hanya sebesar 50% saja.
Berapa persen pajak penjualan rumah 2024?
Seperti yang sudah dijelaskan, tarif PPh dari penghasilan jual beli rumah sebesar 2,5% dari harga penjualan rumah.
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