Property Valuation & Tax Basis

Overview

The Property Valuation module is the tax basis management surface in VillaTax. It stores NJOP (Nilai Jual Objek Pajak) values per property, year by year, and uses those values to calculate the annual PBB (Pajak Bumi dan Bangunan) land and building tax, as well as BPHTB (Bea Perolehan Hak atas Tanah dan Bangunan) on property transfers.

The module matters because Indonesian property tax is NJOP-based: the official government-assessed land value determines not just the annual PBB bill but also the taxable basis for any future sale or transfer. Getting that number right — and keeping it versioned by year — is the difference between an accurate disposition report and one that is contested at filing.

What the Module Covers

NJOP tracking by property and year — Each property can have one valuation record per year. The system stores the land value, building value (if applicable), and the effective year. When a 2024 disposition is processed in 2026, the module reads the valuation that was valid at the time of the transaction, not the current year's value.

PBB calculation — Annual PBB is computed from the NJOP value using the Bali-specific NJOP rate tiers and the NJKP multiplier, consistent with Perda Bali. The module surfaces the calculated PBB as a reference amount; the actual bill comes from Bapenda, but the module gives a close-enough figure for annual cost planning.

BPHTB simulator — When a property is to be sold or transferred, the simulator calculates the approximate BPHTB obligation using the transaction price and the NJOP floor. The buyer side and seller side are both modeled.

Versioned tax basis — The valuation history is immutable once a disposition year has been processed against it. This preserves the audit trail: if a property was sold in 2024, the 2024 NJOP record is locked and cannot be overwritten retroactively.

The Disposition Link

The valuation module is tightly connected to the property sales (disposition) module at Property Valuation module. When processing a PPh cession (PPh Final on land/building transfer), VillaTax reads the NJOP value from the valuation record for the transaction year — not from the sale price input in the UI. This prevents under-reporting through artificially low declared prices.

The rule: the tax basis for a 2024 sale is the highest of the agreed transaction price and the 2024 NJOP. The module enforces this by reading only the valuation valid for the sale year (validFromYear <= year(dispositionDate)).

Who Uses It

Property owners and finance managers use the NJOP history and PBB reference to include accurate property costs in their annual P&L. The land tax cost is a deductible business expense under Article 6 of the income tax law for rental properties.

Owners planning a sale or transfer use the BPHTB simulator before entering negotiations, to understand the fiscal cost of the transaction before committing to a price.

Accountants and tax preparers use the versioned record as the source for PPh 4(2) and BPHTB calculations at the time of filing.

Data Entry

Valuations are entered manually. The source of the NJOP value is the official SPPT PBB document issued by Bapenda each year. VillaTax does not pull NJOP values automatically — the owner or their accountant enters the official figure from the SPPT, and the module stores it as the versioned basis for all downstream calculations.