I get the worry. Rates go up, floating KPR installments could follow over the coming months, and the instinct is to hold off. Fair enough. But before you leave the decision to buy hanging indefinitely, it's worth working out what's actually moving and what isn't.
What's moving: the cost of financing, and even that slowly. What isn't moving at all: the government-borne VAT (PPN DTP) incentive. This is exactly where a lot of people misread the situation.
What 100% PPN DTP Means This Year
The rules sit in PMK 90/2025, signed on 18 December 2025 and in force from 1 January 2026. The gist: the government covers 100 percent of the VAT on the purchase of new landed houses and apartments, for the portion of the sale price up to Rp 2 billion, as long as the home's sale price is no more than Rp 5 billion.
Put simply, if you buy a new home priced at Rp 700 million, the VAT you'd normally pay drops to zero. The government picks it up. It isn't a discount from the developer — it's a tax the state is currently waiving.
A Myth Worth Clearing Up: There's No Cut to 50% Mid-Year
This is the part that makes people hesitate most. Word's been going around that the 100 percent scheme only runs for half the year, then drops to 50 percent from July. That's wrong for 2026.
A tiered scheme like that did exist in earlier years — 100 percent in the first half, then trimmed. This year is different. PMK 90/2025 keeps the figure at 100 percent for the whole of 2026. There's no cut to 50 percent at mid-year. So a buyer in June gets exactly the same break as a buyer in February, and the same again in November.
The confusion comes from people applying last year's rules to this one, when even the regulation number has changed. What's in force now is PMK 90/2025, and there the figure stays flat at 100 percent.
The Math: VAT Saved vs Rates Going Up
Let's put them side by side so it's clear. Take an Emerald 70 unit at Kingspoint, priced around Rp 700 million. VAT of 11 percent on that price would normally run to about Rp 77 million. With 100 percent DTP up to the Rp 2 billion portion, the entire VAT on a Rp 700 million home is borne by the government — you pay Rp 0. The upfront saving comes to around Rp 70 million.
Compare that with the impact of the BI Rate. On a Rp 560 million loan principal, a 1 percent rate increase adds roughly Rp 350k to the monthly installment. Over a year that's a few million. And even that only bites after the contract review, not tomorrow.
| Item | Figure | Nature |
|---|---|---|
| PPN DTP saving (Rp 700m home) | ± Rp 70 million | One-off, upfront, locked for 2026 |
| Extra interest +1% (Rp 560m principal) | ± Rp 350k/month | A few million/year, gradual |
Look at the gap. The saving is tens of millions and it's locked in now. The extra interest is a few million a year and only starts to bite later. For someone buying a ready-stock unit, the 2026 math still tilts toward buying, not waiting. Holding off a year to chase a rate cut that may not come can mean losing a VAT incentive that's already certain.
Bottom line: interest is a monthly cost you can renegotiate or take over later. The VAT waiver is a one-shot saving that's far larger in value and only available through 2026. Don't trade away the certain and large to dodge the small and uncertain.
Conditions for a Home to Qualify
Not every home qualifies automatically. The incentive targets genuinely ready new homes, not long-indent units still far from finished. Here's the checklist:
- A new home in ready-to-occupy condition — not still under construction, not a long indent.
- First handover by the taxable seller (PKP) — the home is handed over for the first time directly by a developer registered as a Taxable Entrepreneur.
- Never transferred before — not a second-hand home, not an assumed mortgage.
- Already has a home identity code from the ministry's app or BP Tapera.
- Complete documents — a valid tax invoice and a legitimate Handover Certificate (BAST).
Pay attention to that first condition. "Ready to occupy" isn't a formality — it's the dividing line between a unit you can claim straight away and one that has to wait until it's finished. That's why a stock of completed homes carries extra value this year.
Why Ready-Stock Units Have the Edge
The logic follows on. The rule asks for a ready-to-occupy home, and a ready-stock unit is already ready to occupy by definition. No waiting on a handover that drags, the BAST document can be sorted faster, and the home identity code is usually already in place. For the buyer, that means a shorter, more certain path to zero VAT.
Emerald 70 at Kingspoint falls into this category. The price already includes the VAT waiver, installments start at around Rp 5 million a month, and the unit is ready-stock and move-in ready — exactly the condition the rule asks for. It sits on Jl. Raya Perjuangan in North Bekasi, near Bekasi Station for KRL access, Summarecon Mall for daily needs, and the Bekasi Barat toll gate for those commuting to Jakarta.
If you want to understand how a Rp 700 million home can be VAT-free in plain numbers, read how a Rp 700 million home goes VAT-free in Bekasi. For the handover deadline that decides whether your claim counts for this year, see the BAST deadline of 31 December 2026. And so the other purchase taxes don't catch you out, check how to pay BPHTB online via Coretax in 2026.
So, Wait or Move?
If what you're waiting for is rates to fall, that's a bet whose payoff may not arrive this year. Meanwhile the VAT incentive is right in front of you, locked in, and worth far more than the interest gap people are worried about. For a buyer of a ready-to-occupy unit, holding off actually risks losing the biggest break on the table.
What you need to do now is straightforward: make sure your target unit is a new, ready-to-occupy home with complete tax documents, then lock it in before the year turns. The incentive won't wait around until you're sure where rates are headed.
Want to know how to claim PPN DTP for Emerald 70?
The Kingspoint team can help check your document readiness, run an installment simulation, and confirm ready-to-occupy availability over WhatsApp, matched to your plans.
Chat on WhatsApp