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.
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.
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.
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.
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 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.
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).
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.
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.
Perlu diingat, pengurusan balik nama memerlukan sejumlah berkas, termasuk bukti pelunasan SSB BPHTB yang sudah dilunasi pembeli.
Selain yang telah disebutkan, ada pula biaya lain yang dikenakan jika Anda melakukan jual beli rumah bekas menggunakan KPR.
Misalnya seperti asuransi jiwa dan kebakaran, serta biaya provisi KPR.
Lalu, apakah beli rumah bekas kena PPN? Jawabannya adalah tidak, sebab PPN cuma dikenakan pada transaksi jual-beli rumah berstatus primary atau baru.
Sekian penjelasan tentang biaya pajak jual beli rumah bekas yang wajib diketahui.
Punya pertanyaan seputar properti? Ngobrol yuk di Teras123!
Semoga informasi di atas membantu, ya.
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