Picture Mr. Andre, a prospective buyer who walks into the marketing gallery on Jl. Raya Perjuangan, North Bekasi. The unit fits, the price works, so that same day he hands over Rp 5 million of tanda jadi to "lock" the unit. Two weeks later his mortgage application hits a snag on the income side, and he decides to back out. When he asks for his money back, the answer is a shock: part of it is treated as forfeited. What stings more, he doesn't recall ever reading a clause about that.
Stories like this happen because a lot of people lump together every payment made before the deal. In reality there are several kinds, each with its own purpose and refund rule. So, to avoid joining the after-the-fact arguments, let's unpack them one by one, in the order the money goes out.
The Order of Money Going Out Before the Deal
For a ready-stock house, the money usually flows in four stages: booking fee or NUP first, then tanda jadi, then the DP, and finally mortgage and provision costs near closing. Each stage has its own purpose, and crucially, the refund rules aren't the same. Every figure here is an illustration, not a fixed benchmark, since each developer and each contract differs.
1. Booking fee / NUP
This is the earliest payment, often called the Reservation Order Number (Nomor Urut Pemesanan). Its job is to hold or reserve a specific unit so it isn't taken by someone else while you weigh it. The range is small, around Rp 1 million to Rp 5 million. On refunds, this one varies the most: some developers make it fully refundable if you cancel before going further, others treat it as a binding fee that's forfeited. What decides it isn't a salesperson's verbal promise, but what's written on the receipt and the reservation form.
2. Tanda jadi (commitment money)
The next stage, once you're more serious. Tanda jadi confirms your commitment to move on to the sale process, and it's usually larger than the booking fee, around Rp 5 million to Rp 25 million depending on the unit price. This is where Mr. Andre's story happened. In many cases tanda jadi is treated as forfeited if the buyer cancels, but it can be returned if the developer is the one who backs out, or if the mortgage is rejected purely for reasons outside the buyer's control. Again, the wording of the clause decides it.
3. DP (down payment)
The DP is the slice of the house price you pay yourself outside the mortgage ceiling, generally 10 to 20 percent of the sale price. For a Rp 700 million house, a 20 percent DP means around Rp 140 million, usually allowed to be paid in stages before closing. The DP's refund status depends heavily on the PPJB or the Surat Pemesanan Rumah (SPR, the house reservation letter). Some developers deduct a DP already paid as a cancellation penalty, others return it after an administrative deduction. Because the amount is large, reading the clause matters most here.
4. Mortgage & provision costs
Near closing, there are costs attached to the credit process: bank provision, appraisal fee, insurance, plus notary & PPAT fees for the deed and title transfer. Some are paid to the bank or notary, not to the developer. An appraisal fee already incurred generally can't come back because the service has been used, even if your mortgage ultimately doesn't disburse. That's why it pays to know the appraisal can come in below the sale price, which can derail the plan and mean some of these costs are already out the door.
Quick Table: Which Is Refundable?
| Type of money | Purpose | Range (illustration) | Refundable? |
|---|---|---|---|
| Booking fee / NUP | Lock the unit | Rp 1–5 million | Depends on receipt; often returns if cancelled early |
| Tanda jadi | Commit to the sale | Rp 5–25 million | Often forfeited if buyer cancels; check the clause |
| DP (down payment) | Price slice outside the mortgage | 10–20% of price | Depends on PPJB/SPR; may be deducted |
| Mortgage & provision costs | Credit & legal process | Varies | Appraisal & used services usually forfeited |
Note: the "refundable" column above is a general pattern, not a guarantee. What truly binds is the receipt you hold and the wording of the cancellation clause in the PPJB/SPR, not the chat at the marketing desk.
Why the Receipt and the Clause Decide It
A verbal "don't worry sir, it'll definitely come back" carries no weight if what's written on the receipt says otherwise. The thing is, when there's a disagreement, a third party reads the document, not your memory. So every time you hand over money, ask for a receipt that names the type of money (booking fee, tanda jadi, or DP), the amount, the date, and whether it's refundable.
What often gets skipped: the cancellation clause in the PPJB or SPR. It usually spells out what happens if the buyer backs out, if the mortgage is rejected, and if the developer fails to hand over. Those three scenarios are often treated differently. So read this part slowly before you sign, not after the money is in. If any sentence is ambiguous, ask for it to be clarified and rewritten.
Practical Steps Before You Pay
Before the first rupiah goes out, a few simple things will save you from Mr. Andre's drama. Ask the developer directly: if I cancel at this stage, which money comes back and which is forfeited? Ask for the answer to be shown in the document, not just spoken. Make sure every payment has a receipt with a clear description. And read the cancellation clause to the end, including the fine print.
For anyone still putting together a down payment, it's also worth setting a DP saving strategy first, so the decision to hand over tanda jadi isn't rushed just out of fear the unit will be snapped up. A ready-stock unit is tempting to lock in fast, but the money going out still needs a cool head.
An Example at a Ready-Stock Unit in North Bekasi
Take the Emerald 70 home on Jl. Raya Perjuangan, North Bekasi. This two-storey house is priced around Rp 700 million including VAT, with a land area of 47.25 m² and a building area of 70 m², ready stock, with installments starting around Rp 5 million. Because it's ready stock, the flow from booking fee to closing can run faster, so the breakdown of money to prepare at each stage is easier to ask about up front. It's a 5-minute drive to Bekasi Station and Summarecon Mall, so prospective residents usually come straight to the gallery to get the cost breakdown and refund terms in writing.
The point is, before the unit is "locked", lock down your understanding of the money first. Ask, get it in writing, and read the clause. This article is general information, not legal advice; refund terms differ by developer and by contract, so check the details directly with your developer.
Want the booking fee, tanda jadi, and DP breakdown for Emerald 70, plus its refund terms?
The Kingspoint team can walk you through the money to prepare at each stage and the cancellation terms over WhatsApp, so you understand it before you pay.
Chat on WhatsApp Now