Property Taxes in Bali in 2025
This guide aims to shed light on the various types of property taxes in Bali, offering insights that can help navigate the complexities of real estate transactions. Understanding the intricacies of property taxes is vital for both buyers and sellers, as miscalculations can lead to unexpected financial implications.
Introduction:
Navigating property taxes is crucial for a successful real estate transaction in Bali. Sellers, especially foreigners, often encounter surprises in tax obligations, risking transaction failures. To ensure a smooth process, seeking guidance from a registered tax advisor is strongly recommended, given the complexity of the topic.
Types of Property Taxes in Bali:
- Land and Building Tax (Pajak Bumi dan Bangunan or PBB):
- An annual tax, paid by property owners.
- Proof of annual tax payment is required for property sales.
- Calculation involves taking 20% of the taxable sales value (NJOP) and multiplying it by 0.5%.
- Property Transfer Tax:
- For freehold property sellers, Pajak Penghasilan (PPH) is 2.5% of the declared value in the Sales Deed (AJB).
- Buyers pay Bea Perolehan Hak atas Tanah dan Bangunan (BPHTB), 5% of the declared value.
- For leasehold property, PPH for the seller is 10% if the seller has an Indonesian tax number (NPWP) or 20% for foreign sellers without an NPWP.
- Construction Tax:
- Due after building completion, based on the construction budget (Rancangan Anggaran Biaya or RAB).
- Rates range from 1.75% to 6% depending on private or contractor construction.
- Value Added Tax (Pajak Pertambahan Nilai or PPN):
- Applicable if a property is sold by a professional developer.
- Recently increased from 10% to 11%.
- Exempt for certain low-cost housing projects and not applicable for private sales.
- Luxury Tax (Pajak Penjualan atas Barang Mewah or PPnBM):
- Imposed at 20% for luxury property sales exceeding IDR 30 billion (approximately USD 2 million).
- Applies to primary sales of properties like apartments, townhouses, and high-value villas.
- Name Change Tax (Bea Balik Nama or BBN):
- Applies to changing the name on a certificate.
- Calculated by dividing the price per square meter of land by 1,000 and multiplying it by the purchased square meters.
Calculation of Property Tax:
The Indonesian government utilizes the “sales value of a tax object” (Nilai Jual Obyek Pajak or NJOP) to fix annual land and building taxes. NJOP serves as a reference point in negotiations with the provincial tax authority for acceptable property prices. The actual sale price may be above or below NJOP, influencing tax payments.
Before entering into a sale and purchase agreement, a notary assesses the tax exposure to avoid negative surprises. Online platforms allow checking NJOP in specific areas, aiding in negotiations and tax assessments.
Key Takeaways:
- Seek assistance from professionals for an initial tax assessment before selling property.
- Discuss tax optimization strategies with experienced real estate agents and professional tax advisors.
- Ensure a thorough evaluation of tax exposure to maximize revenue from property sales.
For a reliable assessment and expert guidance on property taxes in Bali, Contact Our Team of professional real estate agents.
