THE TAX OBJECT SALES VALUE (NJOP) TO MARKET VALUE

(1)

Jurnal Politik Pemerintahan Dharma Praja

ANALYSIS OF ACCURACY

THE TAX OBJECT SALES VALUE (NJOP) TO MARKET VALUE

WITH ASSESSMENT SALES RATIO METHOD

(Case Study in Malang City)

Rendra Kurnia Wardana valerin dra2 30 989 @ g mail. c om

ABSTRAK

Analisis Akurasi Nilai Penjualan Objek Pajak (NJOP) Terhadap Nilai Pasar dengan Metode Penilaian Rasio Penjualan. (Studi Kasus di Kota Malang). Penelitian ini dilakukan untuk mengetahui keakuratan penentuan Nilai Jual Objek Pajak (NJOP) yang ditentukan pemerintah terhadap nilai pasar saat ini di masyarakat. Penelitian ini dilakukan di 5 (lima) kecamatan di seluruh wilayah Kota Malang dengan mengambil sampel 80 transaksi penjualan tanah dan bangunan pada tahun 2016-awal 2017. Penelitian ini menggunakan metode deskriptif dengan teknik purposive sampling. Hasilnya adalah Penilaian Rasio Penjualan di Kabupaten Kedungkandang sebesar 66%, Kabupaten Sukun 68%, Kabupaten Klojen 63%, Kabupaten Lowokwaru 79%, dan Kabupaten Blimbing 70%. Sedangkan untuk seluruh wilayah Kota Malang sebesar 69%. Ini menunjukkan bahwa Rasio Penilaian di Kota Malang masih jauh dari standar yang ditetapkan oleh IAAO yaitu 90% dari nilai pasarnya. Hasil rata-rata dibagi dengan median adalah 0,93 dan rata-rata dibagi dengan rata- rata tertimbang 1,13. Hal ini menunjukkan bahwa tidak ada penilaian atau penilaian yang berlebihan, tetapi tidak mencerminkan penilaian proporsional di wilayah Kota Malang. COD (koefisien dispersi) 27,27% dan COV (koefisien variasi) 35,87% menunjukkan bahwa ada kebutuhan untuk penilaian kembali NJOP yang ditetapkan agar tidak terlalu jauh dari nilai pasar.

Kata kunci: rasio penilaian, nilai jual objek pajak.

ABSTRACT

Analysis of Accuracy The Tax Object Sales Value (NJOP) to Market Value with Assessment Sales Ratio Method. (Case Study In Malang City). This research is conducted to know the accuracy of determination of Tax Object Sales Value (NJOP) which determined by the government to current market value in society. This research was conducted in 5 (five) sub-districts in all areas of Malang City by taking samples of 80 land and building sales transactions in 2016-early 2017. This research uses a descriptive method with purposive sampling technique. The result is Assessment Sales Ratio in Kedungkandang District at 66%, Sukun District 68%, Klojen District 63%, Lowokwaru District 79%, and District Blimbing 70%. While for the entire area of Malang City of 69%. This shows that the Assessment Ratio in Malang City is still far from the standard set by IAAO that is 90% of its market value.

The result of the mean divided by the median is 0.93 and the mean divided by the weighted mean of 1.13. This shows that there is no under assessment or over assessment, but it does

135

(2)

A

136 — Jurnal Politik Pemerintahan Dharma Praja ■ Vol. 12 No. 2, Juni 2019: 135–144

not reflect the proportional assessment in Malang City area. COD (coefficient of dispersion) of 27.27% and COV (coefficient of variation) of 35.87% indicates that there is a need for reappraisal of NJOP which is set so as not to be too far from market value.

Keywords: assessment ratio, under assessment, COD, COV.

INTRODUCTION Therefore, the assessment strategy sset management explains that land is

a very important natural resource for human life and existence. Land and its use are important aspects and affect the ability to build a nation, not only economically but also socially and culturally [8]. As one of the tangible assets, the land is an asset that has developed quite rapidly. On the basis of land use by the community, the Government may apply tax levies in the form of Land and Building Tax.

In Nigeria explains that taxation in developing countries still faces complex challenges [3]. From the start of the readiness of the government’s internal and external systems, administrative costs, including the cost of taxation are arguably the biggest. On the other hands, according by Wahyu Hidayati, et al. (2014), the high value of land tax is due to its strategic location and the availability of facilities and infrastructures. The accessible location to the city also becomes a factor of the high land prices [4].

adjusts to the local circumstances of each taxation area in each country. Likewise, with the city of Malang, the regulation has been set by the central government can be a reference for the Government of Malang City to be able to attract local taxes as effectively as possible to contribute to local revenue (PAD) in Malang.

Tax Object Sales Value (NJOP) is the basis for the imposition of Land and Building Tax (PBB) of the urban sector in the country of Indonesia. “The imposition of land and building tax is the activity of determining the subject and object of tax and the amount of tax payable based on the rules and technical provisions in the field of building tax” [10]. The imposition of land tax and urban building can be used to encourage more intensive regional revenue increase from the building tax sector. Data receipt of realization of land tax and building Government of Malang City can be seen in the table1.

Table 1

Realization of Local Tax and Land Building Tax Revenue Year 2014, 2015, 2016*) Year

Realization of Local Tax Revenue

Realization of Land and Building

Tax

Percen- tage

2014 278.885.157.875 47.843.891.228 19,32 %

2015 316.814.967.743 58.614.789.726 18,50 %

2016 374.641.673.419 62.416.413.408 16,66 %

*) in Indonesian rupiah

Source: LAKIP BPPD Year 2014-2016

(3)

Rendra Kurnia Wardana — 137

Table 2

Ratio of NJOP and Market Value Year 2015-2016*)

District Land Use NJOP Market Value (estimation) %

Bareng Sub-District

Settlement 1.200.000/m2 3.000.000/m2 150 %

Tasikmadu Sub-District

Farming 200.000- 235.000/m2 600.000- 700.000/m2 198 % Settlement 600.000-700.000/m2 1.000.000-1.500.000/m2 114 % Mojolangu

Sub-District

Settlement 2.500.000- 4.000.000/m2 5.000.000-7.500.000/m2 100 %

*) in Indonesian rupiah Source: Jawa Pos, 2017

NJOP is determined from the average price obtained from the fair sale transaction.

The data collected shows the difference between NJOP and its market value. Thus, the market data that is the reference in the Average Value Indication (NIR) analysis as the basis for determining the NJOP of land is still not accurate and causes a gap between the established NJOP and the actual market price.

1. Does the Assessment Ratio (AR) in Malang City conform to the Assessment Ratio (AR) stipulated in the International Association of Assessing Officers (IAAO) standard interval?

2. Is there potential for Land and Building Tax revenues in Malang City when applying market price as tax imposition?

Based on conditions in the field found in Malang, in the period 2015-2016, the market price far exceeds the amount set in the NJOP, it can be described in the following table 2 above.

According to Eckert in Sinaga (2012), the main tool for assessing the performance of mass valuation is using the Assessment Sales Ratio (ASR) study.

The ratio in the field of valuation of this property is the comparison between the Sale Value of the Tax Object as the value of the property determined compared to the market value (market value) prevailing in the community. The use of this method of Sales Ratio Assessment knows how to balance the determination of NJOP with the prevailing market value in society [7].

Based on the problems that have been stated above, then the problems that can be formulated are as follows:

3. How is uniform NJOP in Malang City area? The purpose of this research is as follows:

1. Knowing the Assessment Ratio (AR) in Malang City is in accordance with the Assessment Ratio (AR) specified in the International Association of Assessing Officers (IAAO) standard interval?

2. To know the potential acceptance of Land and Building Tax (PBB) in Malang when applying market price as imposition of PBB.

3. To know the uniformity of NJOP in Malang City.

RESEARCH METHODS

Descriptive research method using Assessment Ratio Analysis to know the

(4)

The data collection techniques used

observations, and documents and reports

DATA ANALYSIS METHOD

that the Assessment Sales Ratio level for

The way the calculation is as

u D l

1 Kedungkandang 29 39,89 Km2

2 Sukun 15 20,97 Km2

3 Klojen 7 8,83 Km2

4 Blimbing 13 17,77 Km2

5 Lowokwaru 16 22,60 Km2

Malang City 36 44 110,06 Km2

138 — Jurnal Politik Pemerintahan Dharma Praja■ Vol. 12 No. 2, Juni 2019: 135–144

accuracy of the Tax Object Sales Table 3

Value (NJOP) is by comparing Sample of Research NJOP with market value.

Data Source

This study uses primary data sources and secondary data sources. Primary data sources are data sources that directly provide data to researchers, in this case, the primary data comes from respondents, tax officials, property agents, developers, and financial institutions can also be a reliable

source of data. While secondary data Assessment Sales Ratio

sources are data sources that indirectly The assessment-sales ratio analysis is provide data to researchers, in this conducted to determine the ratio between case, secondary data obtained through NJOP and market value. This method documents, local government reports of analysis by comparing the Value of relating to research. Tax Objects (NJOP) with a market price through Assessment Sales Ratio (ASR) Data Collection method. According to the International

Association of Assessing Officers, the in this study use several methods as Standard on Ratio Studies recommends described below, which include interviews,

all tax objects in a region should be within in the form of data obtained through 10% of the desired ratio of 90% to 110%.

documents from the Regional Tax Service Agency, the Central Bureau of Statistics, the Land Agency National City of Malang, as well as other relevant agencies.

Population and Sample

The population in this study is the data of land and building transaction transactions that occurred in Malang in the period 2016-early 2017. A sampling of 80 samples. The number of samples is divided into 2 (two) different regions determined based on the ratio of the area of study area, as shown in the following table 3.

where :

AR = Assesment Rasio

Ai = Tax Object Sales Value (NJOP) Si = Market Value/Price

Measurement of Variability

Measurement of variability measures the level of variability and uniform

(5)

Rendra Kurnia Wardana — 139 assessment of sales ratio. Besides, this

measurement to see the performance of assessment/determination through assessment sales ratio in order to be known need to be reassessed or not. The International Association of Assessor Officers (IAAO) determines the variability measurement of 2 (two) criteria, using dispersion coefficient (COD) and coefficient of variation (COV).

1. COD (Coefficient of Dispersion) COD is a measure of variability measurement using a median value basis, in which COD is expressed as a percentage. The lower the COD value the better in the valuation of tax object sales value (NJOP). The IAAO rules used to measure COD values are between 5% and 15%.

2. COV (Coefficient Of Variation)

COV is a measure of variability by means of a basis of mean values, where in COV is expressed in a percentage.

The lower the COV value the better in the valuation of tax object sales value (NJOP). IAAO rules that are often used to measure the value of COV are between 5% to 15%.

Measurement of Central Tendency

ARmean =

where :

= total number of ratios

n = sample

b. Median

Median is the middle number (A/

Smed) obtained when the data is arranged from the lowest to the highest value. This value is at a central position in a distribution.

c. Weighted Mean

Weighted Mean is the weighted average of an observation, in which case total value of tax object sales value (NJOP) is divided by the total market value of the observed sample.

The calculation is as follows:

ARweightedmean = where :

= total number of NJOP

= total number of market value

Measurement of the Central Tendency is to determine whether the assessment results of the assessment sales ratio indicate under/ over assessment. Types of measurement used are:

a. Mean

Mean is the total value of the Assessment Ratio (AR) divided by the number of observations. The calculation is as follows:

d. Mean divided by Median

The general rules used to derive the result of a ratio or comparison between mean and median is as follows:

If the mean/ median ratio of more than 1.10 (110%) is an indication of over assessment.

If the mean/ median ratio is less than 0.95 (95%) is an indication of under assessment.

Jurnal Politik Pemerintahan

(6)

e. Mean divided by Weighted Mean The general rules used to derive the result of a ratio or comparison between mean and weighted mean is as follows:

If the mean/ weighted mean ratio of more than 1.03 (103%) is an indication of regressivity.

If the mean/ weighted mean ratio is less than 0.98 (98%) is an indication of progressivity.

[9]. The potential is something that already exists and needed optimization to get it.

Factors that affect the potential of land and building tax is the amount of data, data collection, and market prices. It can be concluded that the potential of regional income is something that is buried and needs to be explored to become a useful thing for the region, in this case, becomes a potential increase for income.

Assessment Sales Ratio Method and RESULT AND DISCUSSION International Association of Assessor

Officers (IAAO) Tax Concept

According to Soemitro in Sutawijaya (2004), taxes are public contributions to state coffers based on laws (which can be enforced) in the absence of a return service (contra), which can be directly demonstrated and used to pay public expenses [12]. Meanwhile, according to Popovic in Anicic, et al (2016) said that tax is an instrument of income society where the state can take forcibly from entities under the tax authority, without direct support, to cover the financial needs and achieve other goals, especially economic and social [1]. It can be concluded that the tax is a levy or contribution of the people to the state to participate in achieving the goals of state development.

Tax object sales value(NJOP) and Local Revenue

Sukada explains that the Tax Object Sales Value (NJOP) is the basis for the imposition of Land and Building Tax (PBB). NJOP as the basis of imposition of PBB on the object of tax owned, controlled and/or utilized by the tax subject before the occurrence of tax debt to the taxpayer

Based on the Circular Letter No.

SE-18/ PJ/ 2006 dated July 27, 2006, Assessment Sales Ratio is the comparable ratio of NJOP that is already set compared to the average market price. Usability study Assessment Sales Ratio is as follows:

1. Maintenance assessment at an acceptable level or level (uniformity).

2. Determination of area or location for revaluation (reappraisal)

3. Maintenance of equity in the determination of the land and building tax, through regressive or progressive analysis, maintains consistent the land and building tax determination of both low value and high-value property According to Suryawati, et al, the International Association of Assessor Officers (IAAO) is an international research education organization that provides professional services of property valuation and other matters relating to property taxes [11]. The International Association of Assessing Officers, the Standard on Ratio Studies recommends that the Assessment Sales Ratio level for all tax objects within an area should be within 10% of the desired

ratio of 90% to 110%.

(7)

Previous Studies

Supported research by Novia et al (2012) revealed that the Assessment Ratio in Kelurahan Kelapa Sub-district in Kelapa Gading, North Jakarta is in accordance with the Assessment Ratio determined by the Director General of Taxes which is at least 80%. The establishment of NJOP in Kelapa Gading sub-district is within the International Association of Assessing Officers (IAAO) standard interval of 0.9 to 1.10 [6]. While research conducted by Auliani et al (2012) revealed that Assessment Ratio in District Serpong Utara, South Tangerang still under the assessment of Directorate General of Taxes with a result of 65.2% [2].

Research conducted by Kheir et al (2016) in the state of Israel also revealed that the results of the research show that the reported price of land reported to the tax authorities in Nazareth is much lower than their real value. Despite the geographic proximity between the two cities, the price of land in Nazareth is much higher than the price of land in Afula around 50-70%

[5].

Assessment Sales Ratio analysis is processed with Microsoft Excell 2010 by taking as many as 80 samples of land purchase transactions during the year 2016 and early 2017.

Assessment Sales Ratio Analysis (ASR) Assessment Sales Ratio analyzes NJOP comparison with a prevailing market price. The selling price is obtained from the offer price or from the property agent located in Malang City area. The results of the analysis in five districts in Malang City can be seen in the following table 4.

Table 4.

Sub-District Assessment Ratio (%)

1. Kedungkandang 66 %

2. Sukun 68 %

3. Klojen 63 %

4. Lowokwaru 79 %

5. Blimbing 70 %

Malang City 69 %

In the table above, the lowest Assessment Ratio in Klojen Sub-District is 63%, indicating that the market value of land and buildings in this kecamatan is the fastest moving from other sub-districts.

This is because Klojen Sub-District is an area located in the city center with various facilities available in this sub-district, such as the central city of Merdeka Square and the center of education in this region, such as State University of Malang and Polytechnic of Malang. While in other sub-districts tend to be in the range of 65-80% indicating that the movement of market value tends to increase where there is already a lot of development in the area. Overall test in Malang area get result that Assessment Ratio rate equal to 69%, it means that the determination of Value of Land and Building Tax Object which specified in Malang City still below standard which determined by The International Association of Assessing Officers, Standard on Ratio Studies recommends that the level of Assessment Sales Ratio for all tax objects in a region should be within 10% of the desired ratio of 90% to 110%.

Potential Revenue of PBB in Malang City

Assessment Sales Ratio indicates that there is still potential for Land and Building

(8)

Tax revenue which can be obtained by the government if the tax is based on market value. On the other hand, the determination of tax object sales value (NJOP) is still lower than standard the International Association of Assessment Officers (IAAO). The potential data of PBB revenue can be seen in the following table 5.

Table 5

Potential Revenue of PBB in Malang Description Total of PBB % 1. Market

value/

Transactions

Rp 12.161.478,00 100

2. Tax object sales value (NJOP)

Rp 7.443.123,00 61

Potential Revenue of PBB

Rp 4.718.354,00 39

From the table 5, there is still potential revenue from Land and Building Tax of Rp 4.718.354,00. That is, there is a potential tax loss of 39% that occurs due to the determination of tax object sales value (NJOP) is lower than the market value or transaction.

Measurement of Tendency Central and Measurement of Variability

 Measurement of Tendency Central The result of measurement mean, median, weighted mean, mean/median and mean/weighted mean in Malang as follows:

a. Mean, is calculate total value from Assessment Ratio (AR) divided by total of observation, mean result is 0,69.

b. Median, is the middle number (A/

Smed) obtained when the data is

arranged from the lowest to the highest. Because the sample total is 80, obtained the 40th data and the 41st data as the middle value then divided by 2 (two), median results is 0,74.

c. Weighted Mean, is the weighted average of an observation, the total value of NJOP divided by the total market value of all the observed samples, weighted mean results is 0.61.

d. Mean/Median, the result is 0,93.

It means the calculation result of mean/ median is below the IAAO standard, which is 0.95 to 1.10. So the determination of NJOP in Malang occurred underassessment.

e. Mean/Weighted Mean, the result is 1,13. It means the results showed occurred regressivity, it means that the lower market value property is determined by its NJOP at a higher percentage than the higher-value property of the market. The IAAO standard is between 0,98 and 1,03.

 Measurement of Variability

Variability measurement is used to measure the level of variability and uniform assessment of sales ratio. Besides, this measurement is also used to see the performance assessment/determination through the assessment sales ratio so it can be known whether in the region of Malang need to be reassessed or not.

The calculation result of COD is 27,27% and COV is 35,87%, hence it can be concluded that the assessment is not uniform. This is not in accordance with International Association of Assessing Officers (IAAO) standards that a good COD should be less than or equal to 15%

and COV is less than or equal to 15%.

(9)

CONCLUSIONS AND IMPLICA- Implications TIONS

Conclusion

a. This research get the result of Assessment Ratio rate of 69%, it means that the determination Tax Object Sales Value (NJOP) is still below the standard by The International Association of Assessing Officers (IAAO) which is at least in the range of 90% -110%.

b. If the land and building tax (PBB) in Malang City using market data, there is the potential revenue of land and building tax of 39% from the total tax levied. It means there is a potential tax loss that occurs due to determination of Tax Object Sales Value (NJOP) is smaller than the market value or transactions.

c. Calculation of the central tendency showed the determination of Tax Object Sales Value (NJOP) in Malang is still happened under assessment.

It means the determination of NJOP is lower from its market value.

Therefore, this is not in accordance with the assessment standards from the International Association of Assessing

a. With the rapid development of market value, it is better for the Malang City Government through the Regional Tax Service Board (BP2D) of Malang City to always observe and monitor the development of land and building value that occurs in Malang City area.

This needs to be done as a basis for the local government to update data as well as renewal/ re-adjustment as a basis for determining the Tax Objects Sales Value (NJOP) in Malang City not too far with the market value and buying and selling transactions that occur in the community.

b. The report of sale and purchase transactions from notarial/ PPAT is expected to be in accordance with the agreement of sale and purchase transactions conducted so that the Local Government can measure precisely the imposition of Tax Object Sales Value (NJOP) in the following years.

c. The addition of human resources who have expertise in data collection and assessment in the field, so that the assessment of Tax Object Sales Value (NJOP) of the UN in Malang can have uniformity in the assessment.

Officers (IAAO).

d. Tax Object Sales Value (NJOP) in Malang occurred uniformity, COD of

REFERENCES

Anicic, Jugoslav, Miloje Jelic, and Jasminka M.

Durovic. Local Tax Policy in the Function

27.27% and COV of 35.87%. This is of Development of Municipalities in

not in accordance with the standard rules issued by the International Association of Assessment Officers (IAAO) that a good COD should be less than or equal to 15% and COV is less than or equal to 15%.

Serbia. Elsevier Journal. Procedia-Social and Behavioral Sciences 221 ( 2016 ) 262 – 269.

Auliani, Sally Nur, Kamio, Supadi. Analisis Penetapan NJOP Terhadap Harga Pasar dengan Metode Assessment Sales Ratio

(10)

dengan Potensi Pajak Bumi (Studi Kasus Sales Price. Thesis in University of Tanah di Kec. Serpong Utara, Kota Padjadjaran, Bandung.

Tangerang Selatan). Eko-Regional, Vol.

7, No. 2, September 2012.

Babawale, G.K. Designing appropriate valuation model for sustainable property tax system

Siregar, Doli. 2004. Manajemen Aset: Strategi Penataan Konsep Pembangunan Berkelanjutan secara Nasional dalam Konteks Kepala Daerah sebagai CEO’s in developing countries. International pada Era Globalisasi dan Otonomi Journal of Law and Management Vol. 55

No. 3, 2013 pp. 226-246.

Daerah. PT Gramedia Pustaka Utama, Jakarta.

Hidayati, Wahyu and Budi Harjanto. 2014. Sukada, I Wayan. 2015. Bagaimana Menetapkan Konsep Dasar Penilaian Properti: Edisi

Kedua. BPFE- Yogyakarta.

NJOP Tanah Secara Wajar. Tax Article in BPPK Kementerian Keuangan, Jakarta.

Kheir, Nasr and Boris A. Portnov. Economic, Supriyanto, Heru. 2011. Penilaian Properti Demographic and Environmental factors Tujuan Pajak Bumi dan Bangunan

affecting urban land prices in the Arab sector in Israel. Elsevier. Land Use Policy Volume 50, January 2016, Pages 518–527.

(PBB). PT Indeks, Jakarta.

Suryawati, Rindah Febriana, Gita Arasy Harwida, Suryadi. Analisa Penetapan NJOP (Nilai Jual Objek Pajak) Pajak Novia dan Amelia Sandra. Analisis Tingkat Bumi terhadap Nilai Pasar dengan Akurasi Penetapan Njop Tanah Menggunakan Metode Assessment Sales Terhadap Nilai Pasar Dengan Metode

Assessment Sales Ratio (Studi Kasus Di Kecamatan Kelapa Gading Kotamadya Jakarta Utara). Jurnal Institut Bisnis dan Informatika Indonesia (IBII) 2012.

Sinaga, Freddy. 2011. Pengaruh Faktor Fisik dan Lokasi Terhadap Nilai Jual Objek Pajak (NJOP) serta Analisis Rasio Assessment

Ratio. Pamator, Volume 3, Nomor 1, April 2010.

Sutawijaya, Adrian. Analisis Faktor-Faktor Yang Mempengaruhi Nilai Tanah Sebagai Dasar Penilaian Nilai Jual Obyek Pajak (Njop) PBB di Kota Semarang.

Jurnal Ekonomi Pembangunan Vol. 9 No. 1, Juni 2004 Hal: 65 – 78.