{"id":248,"date":"2026-05-11T16:37:38","date_gmt":"2026-05-11T09:37:38","guid":{"rendered":"https:\/\/rumatemu.com\/blog\/pajak-jual-beli-rumah-pph-bphtb\/"},"modified":"2026-05-11T16:45:15","modified_gmt":"2026-05-11T09:45:15","slug":"pajak-jual-beli-rumah-pph-bphtb","status":"publish","type":"post","link":"https:\/\/rumatemu.com\/blog\/pajak-jual-beli-rumah-pph-bphtb\/","title":{"rendered":"Pajak Jual Beli Rumah di Indonesia: PPh, BPHTB, dan Cara Hitungnya"},"content":{"rendered":"<p>Setiap transaksi jual beli properti di Indonesia melibatkan kewajiban pajak \u2014 baik untuk penjual maupun pembeli. Memahami jenis pajak, besarannya, dan siapa yang menanggungnya adalah informasi krusial yang akan mempengaruhi perhitungan keuntungan Anda sebagai penjual, atau total biaya yang harus disiapkan sebagai pembeli.<\/p>\n<h2>Pajak yang Ditanggung Penjual<\/h2>\n<h3>1. PPh Final Pasal 4 Ayat 2 (Pajak Penghasilan atas Penjualan Properti)<\/h3>\n<p>Penjual properti wajib membayar PPh Final sebesar <strong>2,5% dari nilai transaksi atau NJOP<\/strong> (mana yang lebih tinggi). Pajak ini bersifat final \u2014 artinya tidak perlu dilaporkan lagi di SPT Tahunan sebagai objek pajak tambahan.<\/p>\n<p><strong>Contoh:<\/strong> Rumah dijual seharga Rp1,2 miliar \u2192 PPh = 2,5% \u00d7 Rp1.200.000.000 = <strong>Rp30.000.000<\/strong><\/p>\n<p>Pengecualian PPh: Penjualan rumah atau tanah dengan penghasilan bruto \u2264Rp60 juta per tahun <em>dan<\/em> penjual tidak menjalankan usaha properti (warga biasa yang jual 1 rumah).<\/p>\n<h3>2. Pembayaran PPh<\/h3>\n<p>PPh dibayarkan oleh penjual melalui:<\/p>\n<ul>\n<li>Kode billing SSP\/NTPN dari DJP Online<\/li>\n<li>Dibayar sebelum atau saat penandatanganan AJB di notaris<\/li>\n<li>Bukti pembayaran diserahkan ke notaris sebagai syarat pembuatan AJB<\/li>\n<\/ul>\n<h2>Pajak yang Ditanggung Pembeli<\/h2>\n<figure class=\"wp-block-image size-large\"><img decoding=\"async\" src=\"https:\/\/rumatemu.com\/blog\/wp-content\/uploads\/2026\/05\/rt-art3-img2.jpg\" alt=\"Penandatanganan akta jual beli rumah di hadapan notaris\" style=\"width:100%;height:auto;border-radius:6px;\" \/><\/figure>\n<h3>1. BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan)<\/h3>\n<p>BPHTB adalah pajak daerah yang dibayar oleh <strong>pembeli<\/strong> saat menerima hak atas properti. Tarifnya:<\/p>\n<pre>BPHTB = 5% \u00d7 (NPOP \u2212 NPOPTKP)<\/pre>\n<p>Di mana:<\/p>\n<ul>\n<li><strong>NPOP<\/strong> = Nilai Perolehan Objek Pajak (harga jual atau NJOP, mana yang lebih tinggi)<\/li>\n<li><strong>NPOPTKP<\/strong> = batas nilai yang tidak kena pajak (ditetapkan tiap pemda, umumnya Rp60\u2013Rp80 juta)<\/li>\n<\/ul>\n<p><strong>Contoh:<\/strong> Rumah dibeli Rp1,2 miliar, NPOPTKP Rp80 juta:<\/p>\n<pre>BPHTB = 5% \u00d7 (1.200.000.000 \u2212 80.000.000) = 5% \u00d7 1.120.000.000 = Rp56.000.000<\/pre>\n<h3>2. PPN (hanya untuk rumah baru dari developer)<\/h3>\n<p>Pembelian rumah baru dari developer yang tidak termasuk program subsidi dikenakan <strong>PPN 11%<\/strong> dari harga jual. Untuk rumah bekas (second), tidak ada PPN.<\/p>\n<h2>Simulasi Lengkap Pajak Jual Beli Rumah<\/h2>\n<p><strong>Skenario:<\/strong> Rumah Rp1 miliar dijual oleh individu ke individu (bukan developer), NPOPTKP Rp60 juta.<\/p>\n<table>\n<tr>\n<th>Pajak \/ Biaya<\/th>\n<th>Ditanggung<\/th>\n<th>Estimasi<\/th>\n<\/tr>\n<tr>\n<td>PPh Final 2,5%<\/td>\n<td>Penjual<\/td>\n<td>Rp25.000.000<\/td>\n<\/tr>\n<tr>\n<td>BPHTB 5%<\/td>\n<td>Pembeli<\/td>\n<td>Rp47.000.000<\/td>\n<\/tr>\n<tr>\n<td>Biaya Notaris\/PPAT<\/td>\n<td>Bisa dinegosiasi<\/td>\n<td>\u00b1Rp7.500.000<\/td>\n<\/tr>\n<tr>\n<th>Total pajak + biaya<\/th>\n<th><\/th>\n<th>\u00b1Rp79.500.000<\/th>\n<\/tr>\n<\/table>\n<div style=\"background:#f8fafc;border:1px solid #e2e8f0;padding:16px 20px;border-radius:6px;margin:28px 0;\">\n<p style=\"margin:0;font-size:0.95em;\">Sedang mencari properti? <a href=\"https:\/\/rumatemu.com\/property-list\/Jakarta\/jual\"><strong>Lihat listing di Jakarta<\/strong><\/a>, <a href=\"https:\/\/rumatemu.com\/property-list\/Surabaya\/jual\"><strong>Surabaya<\/strong><\/a>, dan <a href=\"https:\/\/rumatemu.com\/property-list\/Semarang\/jual\"><strong>Semarang<\/strong><\/a> \u2014 harga transparan, kontak langsung ke penjual.<\/p>\n<\/div>\n<h2>Siapa yang Bayar Biaya Notaris \u2014 Penjual atau Pembeli?<\/h2>\n<p>Secara hukum, biaya notaris\/PPAT tidak diatur wajib ditanggung siapa. Dalam praktiknya:<\/p>\n<ul>\n<li><strong>Umum:<\/strong> biaya notaris ditanggung pembeli<\/li>\n<li><strong>Bisa dinegosiasi:<\/strong> dibagi dua antara penjual dan pembeli, atau ditanggung sepenuhnya oleh salah satu pihak sesuai kesepakatan<\/li>\n<li><strong>Harga &#8220;nett&#8221; penjual:<\/strong> beberapa penjual mematok harga &#8220;bersih&#8221; di mana semua biaya \u2014 termasuk PPh dan notaris \u2014 ditanggung pembeli<\/li>\n<\/ul>\n<p>Pastikan kesepakatan mengenai pembagian biaya dituangkan secara tertulis sebelum proses berlanjut ke notaris.<\/p>\n<h2>Cara Hitung NJOP (Nilai Jual Objek Pajak)<\/h2>\n<p>NJOP adalah nilai dasar yang digunakan pemerintah dalam perhitungan pajak properti. NJOP sering lebih rendah dari harga pasar. Anda bisa mengecek NJOP properti melalui:<\/p>\n<ul>\n<li>SPPT PBB (Surat Pemberitahuan Pajak Terhutang PBB) yang diterbitkan tiap tahun<\/li>\n<li>Website BPRD (Badan Pendapatan Regional Daerah) setempat<\/li>\n<li>Aplikasi PBB Online di beberapa kota besar<\/li>\n<\/ul>\n<p>Jika harga jual di bawah NJOP, yang digunakan sebagai dasar perhitungan PPh dan BPHTB adalah NJOP \u2014 bukan harga jual. Ini penting diperhatikan untuk properti yang dijual di bawah nilai NJOP.<\/p>\n<h2>Tips Meminimalkan Beban Pajak Secara Legal<\/h2>\n<ul>\n<li><strong>Gunakan harga wajar dalam transaksi<\/strong> \u2014 Manipulasi harga di bawah NJOP berisiko sanksi dari DJP dan dapat menyebabkan masalah di kemudian hari.<\/li>\n<li><strong>Manfaatkan NPOPTKP<\/strong> \u2014 Untuk properti bernilai mendekati NPOPTKP, BPHTB bisa sangat kecil atau bahkan nol.<\/li>\n<li><strong>Negosiasikan pembagian biaya<\/strong> \u2014 PPh dan notaris bisa menjadi bahan negosiasi yang valid dalam transaksi jual beli.<\/li>\n<li><strong>Konsultasikan ke notaris sebelum deal<\/strong> \u2014 Notaris yang baik akan memberikan rincian semua biaya sebelum Anda tanda tangan.<\/li>\n<\/ul>\n<p>Sedang mencari properti untuk dibeli atau ingin memasang listing properti Anda? Kunjungi <a href=\"https:\/\/rumatemu.com\/property-list\/Jakarta\/jual\">Rumatemu.com \u2014 30.000+ listing aktif<\/a> \u2014 platform properti Indonesia dengan 30.000+ listing aktif dan informasi harga yang transparan.<\/p>\n<div style=\"background:#eff6ff;border-left:4px solid #2563eb;padding:20px 24px;border-radius:0 8px 8px 0;margin:32px 0 16px;\">\n<p style=\"margin:0 0 10px;font-weight:700;color:#1e3a5f;\">Sedang mencari properti atau ingin pasang listing?<\/p>\n<p style=\"margin:0;line-height:2.4;\"><a href=\"https:\/\/rumatemu.com\/property-list\/Jakarta\/jual\">Rumah Dijual Jakarta<\/a> &nbsp;\u00b7&nbsp; <a href=\"https:\/\/rumatemu.com\/property-list\/Surabaya\/jual\">Rumah Dijual Surabaya<\/a> &nbsp;\u00b7&nbsp; <a href=\"https:\/\/rumatemu.com\/property-list\/Bandung\/jual\">Rumah Dijual Bandung<\/a> &nbsp;\u00b7&nbsp; <a href=\"https:\/\/rumatemu.com\/property-list\/Semarang\/jual\">Rumah Dijual Semarang<\/a> &nbsp;\u00b7&nbsp; <a href=\"https:\/\/rumatemu.com\/property-list\/Medan\/jual\">Rumah Dijual Medan<\/a> &nbsp;\u00b7&nbsp; <a href=\"https:\/\/rumatemu.com\/property-list\/Bali\/jual\">Properti Dijual Bali<\/a><\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Panduan pajak jual beli rumah: PPh Final 2,5% untuk penjual, BPHTB 5% untuk pembeli, simulasi lengkap, dan tips meminimalkan beban pajak secara legal.<\/p>\n","protected":false},"author":1,"featured_media":246,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[7],"tags":[],"class_list":["post-248","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-legalitas"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - 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