Know The Term Of This Agreement When To Buy A Residential

Know The Term Of This Agreement When To Buy A Residential

At the time of buying a dwelling, you would be more often heard the terms around the sale and purchase agreement starting from the Sale and Purchase Agreement (PPJB), Sale and Purchase Agreement (PJB) and Deed of Sale and Purchase (AJB).

For those of you who first time buyer or first time to buy a house, the three terms can be quite ‘foreign’ heard. But unfortunately, if you underestimate the terms, it can be fatal consequences.

Why? Because, in the three terms are clearly taman minimalis between the rights and obligations, both for consumers and developers (sellers). And if you really do not understand it, fearing it could harm you as a consumer.

In this article, Ru will describe the terms of the important agreement when going to buy residential both houses and apartments. Here’s the review:

Sale and Purchase Agreement (PPJB)

The first agreement is PPJB. The purpose of this PPJB as a temporary binder, when making AJB official in the presence of Official Deed Official (PPAT). In short, PPJB is the content of the seller’s agreement to bind itself to selling to the buyer along with the signing or ‘down payment’ based on the agreement.

Typically, the manufacture of PPJB is made when the price payment is not extensive. The contents listed on the PPJB include price, when the repayment time, and the provision made AJB.

According to Ferly Firmansyah, marketing supervisor of PT. Barokah Propertindo Mandiri, important points on the PPJB include the object of binding of sale and purchase, liabilities and guarantees of the seller, the obligations for the buyer, and the content of the sale and purchase binding agreement in accordance with the government’s decision.

Binding Sale and Purchase (PJB)

The second is the Sale and Purchase Bid (PJB). This Agreement explains the agreement between the seller to sell his property to the buyer made by notarial deed.

The existence of PJB is actually helping consumers if they want to sell their property for certain reasons, such as not paid off property payments.

Ferly describes that PJB is known to be two kinds of PJB paid and PJB is not paid off. PJB keel explained transactions on the object of sale and purchase that is outside the notary work area or PPAT in question.

“While the PJB is not paid when the payment of the purchase price has not been fully paid by the seller. On the PJB is not paid off, the things listed include the amount of the advance paid at the signing of the certificate of PJB, the manner or term of payment, when repayment, and sanctions are given, “he added.

Deed of Sale and Purchase (AJB)

Last is the Deed of Sale and Purchase (AJB). This Agreement is an authentic deed created and issued by the PPATK. The goal, as a transfer of rights to land and buildings.

“The rules of manufacture of AJB is standard, because it refers to the Regulation of Head of National Land Agency no. 8 of 2012 on Land Registry. One of the conditions AJB can be made, if all taxes arising from the sale and purchase has been paid entirely by the parties who are obliged, “explained Ferly.

Later after AJB is accepted, you can perform the ‘reverse stage’ by applying for the transfer of rights to the local land office. If the process of ‘behind the name’ is completed, then the rights to land and buildings have moved from the seller to the buyer.

Apartment: The Investment Now Became a Suggestion and Promise!

Apartment: The Investment Now Became a Suggestion and Promise!

Do you know if modern lifestyle trends do not always make miserable? For example, call it the trend of living in a modern dwelling like an apartment. If you are observant, residential model like this you can make an investment loh!

“Utilizing the trend is a smart business choice!” Praised Mike Rini Sutikno, CFP, Financial Planner of the Partners of Education Plans (MRE). “You can make a profit without fearing the risk of losing investment from a business like this,” he added.

Certainly there are some advantages if you invest in an apartment (strata tittle) than a house (landed house). Let’s just say the location of the apartment is usually built in a strategic area, in contrast to the homes usually offered in the suburbs.

In addition, infrastructure or facilities provided by the developer on the apartment is clearly better such as security, sports facilities, cleanliness. And of course the level of occupancy was higher.

And according to Mike Rini, here are some cat rumah minimalis aspects that you must meet and understand that these investment options can meet a high commercial value.

Site selection

The preferred location of the apartment is located near the business center, or at least has easy access. Likewise with access in and out of and to the apartment environment. Remember, apartment enthusiasts are generally workers, professionals, and business people with high business activity.

Also know who your target market is. If targeting the expatriates, then understand first their habits and lifestyle. Generally they have a community and tend to live in adjacent neighborhoods.

Legal aspect

Completeness of apartment permit, such as block plan, preliminary permit, IMB, certificate of land (Hak Guna Bangunan or HGB).

Also read: How to Renew Certificate HGB Apartments

This is so that you avoid losses such as buying an apartment with a land ownership status that is not clear – so that the ownership status of purchased apartment units are not involved problems.


Such as gyms, sports facilities (tennis courts, swimming pool), restaurants and cafes, parking lots, parks, number of lifts, and so forth.

Property management

Apartment management or property management of the apartment greatly affects the services provided to residents and guests.

This management includes the quality of cleanliness, safety, and comfort during the stay in the apartment.


Adjust your apartment investment with your budget. Do not forget, allocate for notary fees and taxes. If you buy with credit, take the credit from a bank that has worked with the developer to make the administrative procedure more concise.

For rental of apartment units in full furnish condition, must also be provided funds to fill the interior room equipment.

The developer’s reputation

Relate to the level of confidence to complete the construction of his apartment.

The fact is; A number of apartments never completed by the developers. Likewise with the developer experience, will greatly determine the quality of the building of the apartment.

Return On Investment

What kind of return do you expect from your apartment investment. Since rental income is similar to interest income on deposit and bond coupon bonds, people usually use the deposit interest benchmark as the lowest benchmark.

But you can also expect higher ROI. The reason; Because apartment investment is long term (more than 5 years), so you can also use benchmark medium-and long-term government bond yields.

For example, if current deposits range from 6% p.a, and medium and long-term government bonds are 9% – 12%; Then you can peg your apartment investment ROI accordingly or slightly higher than that benchmark.

Next stay looking for an apartment that can provide potential ROI after your target.

Procedure to Increase Soil Girik So SHM

Procedure to Increase Soil Girik So SHM

An asset if not accompanied by proof of ownership may be declared invalid. Likewise applies to land.

In Indonesia, three common types of land certificates are known: Certificate of Property (SHM), Hak Guna Bangunan (HGB), and Hak Pakai (SHP). In addition to the three, there are also some people who pocketed ‘girik or petok’ as the status of the land.

Girik is not a certificate but a mark of land ownership under customary law. This ownership is not recorded in the land office. So, the soil is highly vulnerable to disputes.

Therefore, if at this time you just realized that the status of land ownership is still limited to the girik, you should immediately take the procedure applies to change it into Certificate of Property. You certainly do not want any problems overwrite in the future, right?

“For the problem of land girik, on the outline the terms and costs are relatively the same. It’s just that the difference is when it entered the stage of casuistry in the field, “said Shabir Rasend, staff of the National Land Agency (BPN).

“The requirements will follow the circumstances and light-weight cases, while the cost at the BPN remains the same. Each region must have a different land kasuistik, “he said.

As a mark of ownership, the gyrus can be used as a basis for applying for land rights, since basically land law in Indonesia is based on indigenous land law which is not written. This can be seen in Article 5 of the Basic Agrarian Law of 1960.

Apply for land registration

To change the status of the land of girik to Hak Milik, you as the applicant must go through a number of procedures at the local area BPN starting from:


Application forms that have been filled in and signed by the applicant or their proxies on a sufficient stamp
Power of Attorney if authorized
Copy of identity (KTP, KK) of the applicant and authorization if authorized, which has been matched to the original by the counter officer
Proof of ownership of customary land / property of customary property
Photocopy of SPPT PBB The current year which has been matched with the original by the counter officer and the submission of proof of SSB (BPHTB)
Attach proof of SSP / PPh in accordance with the provisions

Application form contains:

Personal identity
Area, location and use of the requested land
The land statement is not a dispute
Statement of land is physically controlled

Simulation of cost calculation for individual land in DKI Jakarta with area of ​​100M2 is as follows:

Measurement Fee: Rp124,000
Committee Cost: Rp354,000
Registration Fee: Rp50,000
Total Cost: Rp528.000

Procedures for the handling of proprietary certificates
Flow of application for certificate in BPN

Certificate creation

Once the application for acknowledgment of land registration is completed, you can go directly to the certificate-making stage.


Application forms that have been filled in and signed by the applicant or their proxies on a sufficient stamp
Power of Attorney if authorized
Copy of identity (KTP, KK) of the applicant and authorization if authorized, which has been matched to the original by the counter officer
Original Proof of land acquisition / Alas Hak
Original Letters of eviction and release of land and house (House of Gol III) or house purchased from the government
Photocopy of SPPT PBB The current year which has been matched to the original by the counter officer, the submission of proof of SSB (BPHTB) and proof of payment of income (at the time of registration of rights)
Attach proof of SSP / PPh in accordance with the provisions

38 (thirty eight) days to:
Agricultural land not more than 2 Ha

Non-agricultural land of no more than 2,000 m2

57 (fifty seven) days for:
Agricultural land of more than 2 Ha

Non-agricultural land area of ​​more than 2,000 m2 s.d. 5,000 m2

97 (ninety seven) days to:
Non-agricultural land area of ​​more than 5,000 m2


Excluding grace period of fulfillment of obligation of payment according to SK
Duration does not include the time required for the submission of files / documents from Kantah to Regional Office and BPN RI and vice versa

Old Home Renovation-Saving Tricks

Welcome the new year 2016 year 2017, you may plan to stay in a new residence. For example, by buying a new home, or doesn’t hurt also by buying a House and renovating it a 14.

(See Also: 5 negative sign Before selling houses a 14)

Remodel home certainly does require preparation that is cooked. Let’s just say starting from the concept design up to the magnitude of these costs. The more space you wish to renovate, surely there will be a huge cost that you should provide.

Well if the funds you’ve got somewhat mediocre, you can outsmart the process site renovations became more simple. As a guide, then check out some tips from here!

Interior Furniture Update

The old houses are generally filled by old furniture impressed boring. Generally it is experienced by those who buy home 14 that contains some heavy furniture. For mengakalinya, you have two choices: buy a new one, or to repair old furniture.

If the choice is buy new, then select furnishing modern style for rumah murah di solo  your interior supports to make it look fresh. Starting from adding cushion sofa, pop art paintings or rugs with new textures and bold colors.

While if you want to fix old furniture, you can paint the back of the Cabinet, nakas, kitchen set, or another piece of furniture allows for in cat. With a limited cost, you can give a different impression on the room.

(See Also: Guide To Renovate The Former)

Replace The Floor

This is an optional choice, despite the drastic impact on giving old house you. Lately new housing choose homogenous tile or granite to coat the floor. In addition to the material that is durable, it looks more fresh and makes you happy to linger long in the home.

Renovating The Walls

The renovation of the display wall can be done in two ways, paint or wallpaper stick. But both of these ways can trim the budget is big enough. As an alternative You can imitate the style of industrial finishing the exposed brick walls or simply in aci course.

If creative, you can even decorate the walls with hand creations. For example, attach the pulp newsprint to make the texture of the wall arises before in the paint, or paint the sides of the walls with pop art or abstract images.

This way can conjure up your old home into a photo spot instagram-able.

(See Also: Don’t Do This In The Old House)

Replace the function spaces

Generally older houses have the floor plan of the space Division is not effective. For example such a broad living room, while the bedroom is very narrow. So is the kitchen which is very long.

Well, you could menyiasatinya with the addition of a gap in the room that is considered too broad. Or switch function. For example most of the kitchen was merged with the room, while the other half of the living room was made into the garage.

Thorough preparation

About six months before the scheduled renovation, start to draw the design you want. Do some research and consult with a lot of friends or even a design expert. After the design is mature enough, find a builder or contractor reference according to your needs and your budget.

Three months later, then you do a survey to the stores building. If there are some materials that are too expensive, try searching for other alternatives. Do not forget to contact the contractor to discuss Your remodeling plans.

Two months before the renovation, start buying the materials. At times, a reservation of materials specially handmade takes quite a long time.

One month ahead of target, the space will be renovated must begin to be addressed. Remove the goods so that they cannot interfere with or damaged. So, you can’t go wrong with a schedule were beset by-wrong time of the day.

Simulation Calculation Of Tax To Buy New Homes

Simulation Calculation Of Tax To Buy New Homes

By the turn of the year, there are a handful of people who are targeting a new home as a mandatory resolution 2017 is reached. The reasoning could be because don’t want to continuously live in the rented house, or a new home might want to number of bedrooms more.

If buying a home is a second time, surely you’ve been quite familiar with the applicable procedure from A to z. but how when this first time experience?

For the first time buyer, purchasing a new home the reality is jual rumah solo  not as easy as turn the Palm of the hand. In addition to price and proof of legality are accurate, you are also required to closely in taxation. Why is this so?

Taxes and cost of magnitude indeed must be researched appropriately so that they cannot backfire on the other day. To guide you in buying property, tax affairs following show simulasinya.

Calculation Of Quantity BPHTB

Someone bought a house in Jakarta with a land area of 200m2 and building area of 100m2. Based on NJOP, land price of Rp 700,000 per m2 and building value Rp 600,000 per m2. How many magnitudes a BPHTB must be issued by the home buyers?

* Land price: 700,000 Usd x 200m2 = Rp 140.000.000

* Price: 100m2 x Rp 600,000 = Rp 60,000,000 +

* The amount of the purchase price of the home: = Rp 200 million

* Taxable * Value) = Usd 60,000,000 –

* The value for calculating BPHTB = Rp 140.000.000

* BPHTB to be paid

5%: 5% x Rp 140.000.000 = Rp 7,000,000

Calculation Of The Magnitude Of The UN

A House with 100m2 building standing on land 200m2. For example, based on NJOP (tax object value) land price of Rp 700,000 per m2 and building value Rp 600,000 per m2. How the UN quantity that must be paid by the owner of the House?

* Land price: 700,000 Usd x 200m2 = Rp 140.000.000

* Price: 100m2 x Rp 600,000 = Rp 60,000,000 +

* NJOP as the basis for the imposition of UN = Usd 200 million

* NJOP Taxable = Rp 12,000,000

* For the counting NJOP UN = 188.000.000 Idr

NJKP (Taxable Sale Value): 20% x Rp 188.000.000

= 37.600.000 Idr

The Earth and building tax owed:

0.5% x Rp 37.600.000 Rp = large

* Factor Reduction/Stimulus = Rp 15.000 –

UN PAYABLE = Rp 173.000

Calculation Of The Magnitude Of VAT

Value added tax (VAT) on sale of the property charged against the sale of the building either House, apartment, condominium or other types. VAT will be charged to the buyer, charged by the seller with the note seller is a Taxable Entrepreneur.

The imposition of VAT is the actual value of the transaction, but if the value of the transaction under the selling Value of the tax Object (NJOP) then the pengenaannya is the NJOP.

For new homes, the nominal VAT charged by 10% of the selling price of the home. Based on the latest information, homes that are subject to VAT in the price above Rp36 million.

So, if you bought a new house in Depok for Rp400 Million, then the imposition of VAT is Rp40 million.

3 Stock Options most potential industrial area

When sectoral basis property business showed an increase in trend, so the real impact that we can do is to try to see where the potential for increasing our investment choices. Either invest either directly or through the mechanism of the stock.

And the industry is one sector of the property that is not a lot of players. So when makronya conditions showed signs of improvement, and the Government is likely to support the development of its business, then investors will become more easy to select a stock property in the industrial area, which is to be taken.

As we know, the last few months this Government seeks to stimulate the market in order to increase business in the property sector than the year 2015. From the start the decrease in SBI and LTV, until the enactment of the tax amnesty.

Read also: 4 Stock properties that are worth your collection

From the policy, at least with reference to the Act No. 26 of 2007, article 20 paragraph 1 letter f which reads: National Spatial Plan contains directives control the utilization of the national area of space containing an indication of the direction of the national system of zoning regulations, landing permissions, referral incentives, disincentives, as well as referral and sanctions.

Direct effect of such policies is that the issue of land use for the area of industry no longer can be done inside the city, but must be located in the suburbs of Jakarta.

Reasonable if ultimately needs that are not accommodated in Jakarta arrested actively by the existing industrial area on the edge of Jakarta as the Jababeka industrial area, Delta Mas, Bekasi Fajar, and more.

Ellen May, Expert stock of Ellen May Institute explains, this condition in the real did make the owner shares the industrial area into one attractive option – not only for investors but also for businessmen who are keen to break into the business of industrial areas.

For the current stock market conditions for the property sector is not much different with that occurs in 2015, but the belief in improving the condition of the remains visible if refers to the movement of stocks which occur also on shares in the industrial sector.

Ellen exemplifying, from starting to stock The Jababeka (KIJA), although it is currently still in the price range of Rp296, but some time in the future ekspektasinya can touch the price of Rp 400.0.

Neither Bekasi Fajar Industrial Estate (BEST), which opened at a price of Rp304. Ellen believes that next year’s cost could reach at Rp500. Just as the Temple of the Delta Sustainably (DMAS), though as of new stock that is currently trading at a price range of Rp244, not cover possible in next year’s cost could reach Rp400.

But there are some things you should watch out for when investors or consumers want to buy stocks, particularly in the industrial sector. In addition to paying attention to the fundamentals of the company are measured from the stock price valuation, also owned landbanking industrial area. Also when a short term goal into the goal, then the information is up to date being the one thing that ought to be taken into account.

The third concerns the shares that have been articulated above, fundamentally clear stocks is quite interesting. The first industrial area its market capitalization of Rp Jababeka 6.12 T, with a p/e ratio of his 14.75.

Both Bekasi Fajar Industrian Estate has a market capitalization of Rp 93T 2, with a p/e of 10 as well as the third Temple of the Delta Sustainably based on data stockbitNews on 31 October 2016 corporate Japan origin, Sojitz Corp. acquired 1.2 billion shares (

From there, then we can see what kind of magnitude of landbanking and development will be undertaken by the industrial area. Because even if the price is attractive but if landbanking of the area sedikt or no longer can be sure then the price development is happening on the stock gradually will fall, because investors do not see any positive expectations from the industrial area.