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Dalam dunia investasi properti, para investor juga perlu mengetahui apa itu capital gain properti dan bagaimana cara menghitungnya untuk mendapatkan imbal balik yang optimal.
Keuntungan yang didapatkan berasal dari modal yang kita tanamkan atau beli di suatu aset yang dimiliki seiring peningkatan nilai aset tersebut.
Bagi sebagian orang pasti sudah sangat familiar dengan istilah tersebut, terutama yang sudah terjun ke dunia investasi.
Namun bagi yang belum pernah, mungkin terdengar sedikit asing.
Tapi tidak usah khawatir, karena di artikel ini kita akan membahas mengenai Capital gain mulai dari pengertian hingga cara menghitungnya.
Yuk, langsung saja kita simak ulasan lengkap mengenai Capital gain properti berikut ini, melansir berbagai sumber.
Pengertian Capital Gain Properti
Capital gain properti adalah istilah yang digunakan untuk membahas keuntungan yang diperoleh dari selisih antara harga jual properti dan harga beli (beserta biaya yang terkait dengan prosesnya).
Capital gain properti hanya bisa didapatkan dari penjualan, bukan dari kenaikan nilai properti di pasaran.
Dengan kata lain, kamu berhasil mendapatkan capital gain saat berhasil menjual rumah, tanah, atau bangunan dengan harga lebih tinggi dibanding saat membelinya.
Setiap orang, khususnya para investor properti perlu memahami mekanisme keuntungan modal karena merupakan sumber keuntungan utama bagi investor.
Pemahaman terkait capital gain bisa membantu menyusun perencanaan investasi yang tepat seperti kapan waktu terbaik menjual, serta membuat strategi jangka pendek dan jangka panjang.
Selain itu, capital gain atas penjualan tanah dan/atau bangunan juga memiliki tanggung jawab Pajak Penghasilan (PPh) Final sebesar 2,5%. Artinya, hal ini memiliki implikasi finansial nyata bagi investor.
Baca juga:
3 Target Market yang Harus Dibidik Saat Merintis Usaha Kos-Kosan
Jenis-jenis Capital Gain Properti
Secara luas, kita bisa mempelajari 5 jenis capital gain properti yang perlu kamu ketahui.
Berikut penjelasan mengenai jenis capital gain.
1. Capital Gain Terealisasi (Realized Capital Gain)
Ini adalah keuntungan yang benar-benar diperoleh setelah properti dijual.
Misalnya, kamu membeli rumah tipe 216 di cluster Nordville Grand City Balikpapan seharga Rp3,06 miliar kemudian laku terjual Rp3,5 miliar, sehingga kamu mendapatkan keuntungan yang sudah terealisasi sebesar Rp440 juta.
Jangan lupa bahwa realized capital gain dari transaksi jual beli langsung berhubungan dengan kewajiban pajak PPh Final sebesar 2,5% dari harga jual bruto.
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2. Capital Gain Belum Terealisasi (Unrealized Capital Gain)
Capital gain properti yang kedua ini berkaitan dengan kenaikan nilai properti di atas harga beli, tetapi belum dijual sehingga belum menjadi keuntungan nyata.
Contohnya ketika kamu membeli rumah Magnifique type 10 di Enchante, BSD City dengan harga Rp13,5 miliar kemudian karena hunian mewah ini berlokasi strategis di BSD City, dalam satu tahun harganya naik jadi Rp15 miliar.
Di atas kertas, kamu sudah memiliki keuntungan Rp1,5 miliar, tetapi belum kamu jual, sehingga keuntungan tersebut disebut capital gain belum terealisasi.
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3. Capital Gain Jangka Pendek
Keuntungan didapatkan dari properti yang dijual kembali dalam waktu singkat, misalnya di bawah 2 tahun.
Capital gain properti jangka pendek memiliki risiko yang lebih tinggi karena bergantung pada kondisi pasar, tren permintaan, dan likuiditas properti.
Oleh karena itu, sistem ini biasanya dilakukan oleh investor yang menerapkan strategi flipping property.
Misalnya, kamu adalah seorang karyawan yang bekerja di CBD BSD City dan ingin memiliki tempat tinggal strategis dekat tempat kerjamu, kemudian kamu memutuskan membeli unit apartemen Casa de Parco karena dijual dengan harga Rp1,31 miliar yang menurutmu punya value for money tinggi.
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Namun, 16 bulan kemudian kamu terpaksa menjual kembali unit apartemen Casa de Parco karena kamu mendapatkan promosi dan harus dipindahtugaskan ke luar kota.
Tidak kamu sangka, meskipun dalam waktu singkat, tapi kamu berhasil menjualnya dengan harga lumayan tingg Rp1,45 miliar karena Casa de Parco punya lokasi strategis, dekat dengan banyak fasilitas penting, dan banyak peminatnya.
Nah, keuntungan penjualan unit apartemen milikmu sebesar Rp140 juta itulah yang disebut capital gain jangka pendek.
4. Capital Gain Jangka Panjang
Kebalikan dari poin nomor 3, capital gain jangka panjang didapatkan dari transaksi properti yang dilakukan dalam jangka waktu lama lebih dari 5 tahun.
Strategi ini lebih umum ditemukan karena cocok untuk investor yang sabar dengan profil risiko rendah.
Baca juga:
DPD REI Bali Jalin Kerja Sama dengan Rumah123, Siapkan Wadah Pencarian Properti Tepercaya di Bali
5. Capital Gain karena Faktor Eksternal
Jenis capital gain properti yang terakhir ini muncul akibat perubahan eksternal yang meningkatkan nilai properti, misalnya:
- Pembangunan infrastruktur (jalan tol, MRT, bandara, dll.).
- Pengembangan kawasan (pusat bisnis baru, sekolah internasional, atau mal).
- Kebijakan pemerintah (Rencana Tata Ruang Wilayah/RT/RW, insentif pajak).
Faktor-faktor eksternal tersebut, yang lebih sering tidak bisa diprediksi, mampu meningkatkan persentase keuntungan bahkan dalam waktu singkat.
Baca juga:
6 Tips Memilih Lokasi Kantor yang Ideal untuk Pertumbuhan Bisnis Jangka Panjang
Cara Menghitung Capital Gain Properti
Cara menghitung capital gain properti sebetulnya cukup mudah dilakukan dengan beberapa rumus dasar.
Kamu bisa menggunakan cara menghitung capital gain berikut ini untuk mengetahui besaran angka capital gain, persentase capital gain, maupun capital gain per tahun.
Rumus Dasar
1. Nominal Capital Gain
Capital Gain (Rp) = Harga Jual – Harga Beli – Biaya Tambahan
2. Persentase Capital Gain
Persentase Capital Gain (%) = (Capital Gain / Harga Beli) × 100%
3. Capital Gain per Tahun
Capital Gain Tahunan (%) = Persentase Capital Gain / Lama Kepemilikan (tahun)
Contoh Praktis
Kamu membeli sebuah unit rumah di cluster Hayfield Grand City Balikpapan sebesar Rp1,45 miliar.
Kemudian, anggaplah karena ada promo gratis biaya pembelian (notaris, pajak, dll) yang ditawarkan, kamu pun tidak mengeluarkan biaya pembelian sama sekali.
Lalu, setelah kamu tempati selama 5 tahun, rumah di Grand City Balikpapan tersebut kamu jual dan dibeli seharga Rp2,2 miliar. Biaya penjualan (agen, notaris, dll.) yang harus dikeluarkan kurang lebih Rp50 juta.
Maka, rincian perhitungan capital gainnya adalah sebagai berikut:
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Nominal Capital Gain Nominal = Rp2,2 miliar – Rp1,45 miliar – Rp50 juta = Rp700 juta
-
Persentase Capital Gain = (700/2.000) × 100% = 35% selama 5 tahun
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Capital Gain per Tahun = 35%/5 = 7% per tahun
Baca juga:
Rekomendasi Ruko Strategis untuk Bisnis di Kawasan Berkembang
Nah, itulah ulasan lengkap mengenai pengertian capital gain properti dan cara menghitungnya.
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