How Much Are the Extra Costs When Buying a House? A Complete List Beyond the Sale Price

Many first-time home buyers prepare funds for the house price and down payment, only to be surprised to learn there's a whole series of additional costs to be paid around the time of the signing. These additional costs combined can reach a significant percentage of the house price. Knowing about them early prevents you from running out of funds at the last minute — a situation more common than you'd think, and one that can derail a transaction that was nearly complete. Here is the complete list, with illustrative example figures.

It's important to emphasize from the start: all figures in this article are illustrative examples meant to give a sense of scale, not official rates applicable in any specific region or bank. Tax rates, notary fees, and KPR (mortgage) components differ between regions and institutions, and can change over time. Use these illustrations for planning purposes, then confirm the exact figures with the relevant parties before committing.

Purchase Tax: BPHTB

BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan / Land and Building Rights Acquisition Duty) is a tax paid by the buyer. It's generally 5% of the transaction value after deducting the NPOPTKP (the tax-exempt value set by each region). This is usually the largest additional cost component.

Illustrative example: for a house worth Rp 800 million with a regional NPOPTKP of, say, Rp 80 million, the taxable base becomes Rp 720 million, making the BPHTB approximately Rp 36 million. This figure is illustrative only; rates and NPOPTKP differ by region and can change — always check the latest regulations in your property's area.

Because BPHTB is calculated from the transaction value (or the NJOP, whichever is higher) minus the NPOPTKP, the amount increases along with the property price. For higher-priced houses, this component can become the largest cash expense outside the down payment. Make sure to allocate for it separately from the start, and check the NPOPTKP applicable in the city/regency where the property is located, since the figures differ between regions.

Notary / PPAT Fees

The Notary/PPAT handles the preparation of the AJB (sale and purchase deed), the certificate name transfer, and legality checks. The fee is usually a small percentage of the transaction value or a service package.

• Preparation of the AJB.
• Certificate name transfer fee to put it under your name.
• Certificate checking and tax validation.
• If using KPR: preparation of the APHT deed (mortgage rights encumbrance).

Illustrative example: total notary fees for transactions in the hundreds of millions often fall around 1% of the transaction value, but this varies significantly — request a written quote breakdown before agreeing.

KPR-Related Costs

If you're using a KPR (mortgage), there are additional costs from the bank side:

• Provision fee: generally around 1% of the credit ceiling.
• Appraisal fee: property valuation by the bank.
• Administration fee.
• Life insurance and fire insurance: generally mandatory throughout the KPR term, with the amount depending on the credit ceiling, tenor, and the applicant's age.

Illustrative example: for a credit ceiling of Rp 600 million, a 1% provision fee means around Rp 6 million, plus appraisal and administration fees of several million more, plus insurance premiums calculated upfront. All figures are illustrative; confirm with the relevant bank.

Takeaway: Prepare funds for additional costs in the range of roughly 7–10% of the house price, on top of the down payment. Many transactions stall at the last moment simply because the buyer forgot to allocate for this. Treat this as a mandatory part of the total cost, not a surprise.

Other Often-Forgotten Costs

• Seller's tax (final PPh) — technically borne by the seller, but in practice sometimes negotiated into the price.
• PBB (land and building tax) name transfer fee and any outstanding PBB arrears.
• Moving costs, initial renovations, and furnishing the house.
• For houses within a managed development: monthly IPL (environmental management fee).

Who Pays What: Buyer vs. Seller

Understanding the standard cost division helps you negotiate clearly and avoid paying for something that shouldn't be your responsibility:

• Buyer's responsibility: BPHTB, name transfer fees, and generally most notary fees related to the rights acquisition.
• Seller's responsibility: final PPh on the sale, as well as settling any outstanding PBB arrears and encumbrances attached before the transaction.
• Often negotiated: the division of notary fees and who bears what sometimes becomes part of the bargaining. Agree on this in writing from the start so it doesn't become a source of dispute at the signing table.

When These Costs Must Be Paid

Most additional costs fall due around the time of signing, within a relatively short window. BPHTB generally must be settled before or at the time of AJB signing. KPR-related bank fees (provision, appraisal, insurance) are usually deducted or charged just before disbursement. This means you need cash on hand ready at that moment — not funds still tied up in other instruments. Make sure your liquidity is available on time, not just available on paper.

How to Budget Correctly

Start from the total funds you have, not from the maximum house price you could afford. Deduct the estimated additional costs and emergency funds first, then determine the house price and down payment. This approach prevents you from buying a house that leaves you breathless at the signing.

To estimate the KPR components, use the KPR simulation on Mirailand and ask your chosen bank about the provision, appraisal, and insurance fee details from the outset.