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Total Property Buy-Sell Cost Calculator
All property transaction costs in one place — BPHTB, PPN, notary, and transfer on the buyer's side, PPh Final on the seller's. Free, no signup.
Important — this is an estimate
This is an estimate. Regional rates (NPOPTKP), notary/PPAT percentages, and transfer fees vary and are always negotiated or locally regulated. A PPN DTP programme may change your PPN figure. This isn't legal or tax advice — consult a PPAT or tax consultant.
PP 34/2016 (PPh Final 2,5%), UU No. 1/2022 HKPD (BPHTB 5%, NPOPTKP), PMK 131/2024 (PPN). Checked: 2026-07-16.
Estimated total buy-sell cost
BUYER's obligation
SELLER's obligation
BPHTB, PPN (if any), notary, and title transfer are the BUYER's obligations. PPh Final is the SELLER's obligation. Both are paid by different parties, usually before the sale deed (AJB) is signed.
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Why property buy-sell costs get confusing
Two parties, two separate obligations
BPHTB, PPN (if any), notary, and transfer fee are the BUYER's costs. PPh Final is the SELLER's cost. Neither offsets nor merges with the other — each party pays their own share.
PPN only applies to new property from a PKP developer
Buying from an individual (secondary property) generally has no PPN. It only applies when buying new/primary property from a PKP-registered developer — and even then a PPN DTP programme may reduce it under certain criteria.
Notary and transfer fees are always negotiated
The notary/PPAT and transfer percentages are NOT fixed government rates — they're agreed with your own notary/PPAT, typically around 1% and 2% of the transaction value, but they vary. Always confirm the exact figure before signing.
FAQ
Frequently asked questions
What are the components of property buy-sell costs?
Buyer's side: BPHTB (5% × NPOPKP), PPN if buying from a PKP developer, notary/PPAT fee, and title transfer fee. Seller's side: 2.5% PPh Final on the sale price or NJOP (whichever is higher). This calculator totals both while keeping who-pays-what separate, since the two sides often get conflated but are genuinely different obligations.
How much total should a buyer prepare beyond the home price?
Beyond the price and mortgage down payment, buyers need BPHTB (roughly 5% of NPOPKP), notary/PPAT (typically around 1%), and transfer fee (typically around 2%) — plus PPN if buying new from a PKP developer. The total can reach 8-10% or more of the price, a figure many first-time buyers overlook while focusing only on down payment and instalments.
Is PPN always part of a property sale?
No. PPN only applies when buying new property directly from a PKP-registered developer. Individual-to-individual sales of existing (secondary) homes generally aren't subject to PPN. This calculator makes PPN optional via a toggle, since not every transaction has it.
What is the PPN DTP programme and can I use it?
PPN Ditanggung Pemerintah (government-subsidised VAT) is an incentive programme that waives part of the PPN for homes meeting certain price and period criteria, usually to boost affordability. It is TEMPORARY and its terms change year to year — don't assume it automatically applies; always check current rules with the developer or tax office before relying on this figure.
Why don't notary and transfer fees have a fixed rate here?
Because there genuinely is no fixed government rate for either — both are agreements with the notary/PPAT you choose, and vary between offices and regions. The 1% and 2% defaults here are only general estimates as a starting point, not an official benchmark.
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