Notary & PPAT Costs When Buying a House in Bekasi 2026: Full Breakdown for a Rp 700M Property

When you sit down to sign mortgage documents (akad KPR), there's a thick stack of papers and a set of fees due that same day. For many first-time buyers, these numbers only surface in the final meeting — which is why knowing them in advance makes the whole process far less stressful.

A notary and a PPAT (Pejabat Pembuat Akta Tanah, or Land Deed Official) are two roles that are often held by the same person but serve different functions. The notary handles agreements like the PPJB (preliminary sale agreement) and the loan contract. The PPAT specifically prepares the Akta Jual Beli (AJB) — the deed that legally transfers property ownership. For new developer purchases via mortgage, both roles typically sit in the same office.

What You Actually Pay the Notary/PPAT

1. Deed of Sale (AJB) Fee

The AJB formally transfers land and building rights from the developer to the buyer. Government regulations cap this at 1% of the transaction value, though in practice most PPAT offices charge 0.5–0.75% for transactions above Rp 500 million.

For a Rp 700 million property: the AJB fee typically runs IDR 3.5–5.25 million. This is sometimes split between buyer and seller — but with many developers, the buyer absorbs the full amount. Check your PPJB for which party is responsible.

2. Certificate Verification at BPN

Before an AJB can be executed, the PPAT must verify the certificate at the National Land Agency (BPN) to confirm there are no disputes, blocks, or existing encumbrances. The official BPN verification fee is around IDR 50,000–150,000 per certificate, but PPAT offices often charge a handling fee on top — typically IDR 300,000–500,000 all-in.

3. Title Transfer (Balik Nama)

After the AJB is signed, the PPAT files the transfer of rights with BPN to change the certificate name from the developer to the buyer. This is a separate process from the AJB itself. The government fee (PNBP) for title transfer is calculated on the NJOP (tax value) of the land:

• Formula: (land NJOP per m² × land area) × transfer rate (typically 1‰)
• For a property with land NJOP of IDR 5 million/m² and area of 47.25 m²: approximately IDR 236,250
• Plus PPAT handling fee for processing: IDR 1–2 million

4. Mortgage Agreement Deed (Perjanjian Kredit)

For KPR purchases, the bank prepares a mortgage agreement deed in front of a notary. This is separate from the AJB fee — typically 0.1–0.5% of the loan amount. Many banks include this in the provisi fee or charge it separately. Confirm with your bank before signing day.

5. Mortgage Rights Deed (APHT)

When a mortgage is approved, the bank registers a security interest (hak tanggungan) over the property. The APHT is prepared by the PPAT and registered at BPN. Fee: approximately 0.25% of the mortgage security value (usually equal to the loan amount).

For a loan of IDR 630 million (90% of IDR 700 million): APHT fee is approximately IDR 1,575,000.

6. Stamp Duty and Administrative Fees

Each deed requires stamp duty (materai) — since 2021, the rate is IDR 10,000 per stamp. A complete house purchase typically requires 10–20 stamps. Add photocopying, legalization, and document delivery: total IDR 200,000–500,000.

Estimated Total for a Rp 700 Million Property

Component	Estimated Cost
AJB fee (0.5% of IDR 700M)	IDR 3,500,000
BPN certificate check + handling	IDR 400,000
Title transfer (government fee + handling)	IDR 1,500,000
Mortgage agreement deed	IDR 1,000,000
APHT (0.25% of IDR 630M)	IDR 1,575,000
Stamp duty + admin fees	IDR 350,000
Total estimate	IDR 8.3 million

The figures above are conservative estimates. At some PPAT offices, the total can reach IDR 10–12 million depending on the office's rates and document complexity. This is also separate from BPHTB and income tax (PPh) — those are government taxes handled through a different process.

Who Chooses the PPAT — Buyer or Developer?

In developer sales, the developer typically designates the PPAT. This is legally permitted — the selling party has the right to appoint one. Which is exactly why you should ask marketing early: "Which PPAT do you use, and what's the estimated total notary cost?" That number needs to be in your purchase simulation before you sign anything.