---
title: "Pricing a House Take Over: The Over Payment, Remaining Loan and Costs"
description: "The over price in an ad is only part of what the house costs. How to add the over payment, the remaining loan principal and the process costs to find the real take over price."
url: "https://vorneo.id/zh/artikel/menghitung-harga-take-over-rumah/"
lang: "zh"
image: "https://images.unsplash.com/photo-1714621488914-a245a8089213?auto=format&fit=crop&w=1280&q=70"
---

# Pricing a House Take Over: The Over Payment, Remaining Loan and Costs

Vorneo Property · [房贷与融资](https://vorneo.id/zh/artikel/topik/kpr-pembiayaan/) · 2026-11-06

A take over ad usually shows two numbers: the over payment (uang pengganti) paid to the seller, and the monthly instalment. Those two aren't enough to tell whether the house is expensive or cheap.

What's missing is a third number, the remaining principal at the bank, and a few cost items that rarely appear in the ad. This article shows how to add them up, with a worked example you can copy into a calculator. The basics of over kredit itself are in the article on [how to over kredit a house through the bank](/en/artikel/over-kredit-rumah/), so this one focuses on price only. It is also different from an [interbank KPR take over](/en/artikel/cara-take-over-kpr/), which moves a loan to another bank without selling the house.

## The three numbers you need

1. **The over payment (harga over).** The money you pay the seller. Sellers usually describe it as repaying the down payment and the instalments they've already paid.
2. **The remaining principal.** The part of the loan still owed to the bank. You take it on once the loan moves to your name.
3. **The remaining instalments.** The monthly instalment times the months left on the term. This is the money that will leave your pocket until the loan is paid off, interest included.

Add the first and second to get the equivalent price. The third shows your burden going forward, not the price of the house.

## The equivalent price formula

Equivalent price = over payment + remaining principal.

Compare this figure with similar houses in the same area that are sold the ordinary way. That is a fair comparison. Comparing the over payment alone with the price of a new house would mislead you, because most of that house's price is still debt.

## A worked example

All numbers below are an illustration, not market prices or a particular bank's product.

The seller took a KPR of Rp 300 million over 15 years (180 months) at 9 percent a year, with a fixed annuity instalment. The instalment is about Rp 3.04 million a month. 60 months (5 years) have passed.

- **Already paid by the seller:** 60 x Rp 3.04 million, about Rp 182.6 million.
- **Remaining principal:** about Rp 240.2 million.
- **Principal already repaid:** only about Rp 59.8 million. About Rp 122.8 million of those instalments went to interest.
- **Remaining instalments:** 120 months x Rp 3.04 million, about Rp 365.1 million.

Say the seller asks for an over payment of Rp 100 million, and similar houses nearby sell for Rp 400 million. The equivalent price is Rp 100 million + Rp 240.2 million = about Rp 340 million. That is below the market price by Rp 60 million, and that gap is the room to cover the process costs.

If the seller asks for Rp 160 million, the equivalent price is about Rp 400 million. You pay the full market price and still add the process costs. You also take on the same remaining term. On price alone, there is no reason to call that offer cheap.

One more point. The annuity formula above only checks reasonableness. Many KPR loans use a fixed rate for a few years and then switch to a floating rate, so the real remaining principal can differ. The official figure always comes from the bank.

## How to get the remaining principal from the bank

1. **Take the seller to the bank with you.** Credit data is given only to the borrower or their representative.
2. **Ask for a statement of the remaining obligation.** The document's name differs between banks. It should show the remaining principal, accrued interest, arrears and any penalties.
3. **Ask about the rate type and schedule.** When does the fixed-rate period end, and roughly what will the instalment be after that.
4. **Ask about the terms for transferring the borrower.** Does the bank allow it, what documents does it want, and is the house valued again. The article on [selling a house that still has a KPR](/en/artikel/jual-rumah-masih-kpr/) covers the routes from the seller's side.
5. **Keep a copy.** That letter is also your proof if there's a disagreement later.

If the seller refuses to go to the bank with you, treat it as a warning sign. The article on [over kredit for a house](/en/artikel/over-kredit-rumah/) explains the risks of the informal route, including a certificate that stays in the seller's name.

## Costs on top of the equivalent price

The equivalent price doesn't include the cost of moving the loan. The items that usually appear:

- **Bank costs.** Administration, a fresh valuation of the house (appraisal) and new insurance. The amounts differ between banks, so ask for a written breakdown.
- **PPAT or notary.** For the sale deed and the transfer paperwork, plus a mortgage right (hak tanggungan) if the bank requires one.
- **BPHTB**, the buyer's tax on acquiring the right. How it is calculated is in the article on [property sale taxes](/en/artikel/pajak-jual-beli-properti/). The tax-free threshold is set by each region.
- **The seller's income tax (PPh).** Income tax on the sale of the house. Who bears it is usually settled in the negotiation, and it should be written into the agreement.
- **Transfer fees** at the Land Office.

For a first picture, ask the PPAT to calculate all of these from the agreed price. Don't add numbers from memory.

## If the bank values the house lower

The bank can value the house again. If the value is below the equivalent price, the bank may finance less than you expect, and you cover the gap in cash. The causes and how to handle them are in the article on [a KPR appraisal lower than the sale price](/en/artikel/appraisal-kpr-lebih-rendah/). Ask about this before you pay any booking money.

## Check your own position

Transferring the borrower still means you apply for a loan. The bank will check your income and credit history. The article on [checking your SLIK OJK record before a KPR](/en/artikel/cek-slik-ojk-sebelum-kpr/) helps you see where you stand first.

To compare with buying another house through a new KPR, use the [KPR simulator](/en/simulasi-kpr/). Compare the total cash needed up front and the monthly instalment, not just one of them.

Subsidised houses have their own rules, so read [over kredit for a subsidised house](/en/artikel/over-kredit-rumah-subsidi/) before you calculate anything.

## How to negotiate

- Start from the price of similar houses, subtract the remaining principal, and only then talk about the over payment.
- Subtract the process costs you will bear, and repair costs if the house needs work.
- Don't accept "I've paid instalments for so many years". As the example shows, most of the early instalments is interest.
- Ask for the rate schedule. A cheap instalment today can rise after the fixed-rate period ends.
- Put every agreement in writing, including who pays which cost.

## The steps in short

1. Note the over payment and the instalment from the ad.
2. Get the statement of remaining obligation from the bank.
3. Work out the equivalent price and compare it with similar houses.
4. Ask a PPAT to calculate the process costs.
5. Ask the bank about the terms for transferring the borrower and a new valuation.
6. Only then negotiate and pay a booking fee.

For take over houses currently on the market, see the [Vorneo property catalogue](/en/properti/). Each listing shows the over payment and the instalment, so the calculation above can be used straight away.

## 常见问题

### What is the real price of a house taken over?

Add the over payment (harga over) you pay the seller to the remaining loan principal recorded at the bank. That figure equals the purchase price, and it is what you compare with similar houses nearby. Process costs such as bank fees, the PPAT and taxes are counted separately.

### How do I find the real remaining loan principal?

Ask the bank for an official statement of the remaining obligation, and go together with the seller, since the bank gives credit data only to the borrower. Don't rely on a photo of the instalment book or the seller's word. The annuity formula can sanity-check the number, but it doesn't replace the bank's figure.

### Why is the remaining principal so much higher than the seller thinks?

On an annuity loan, the early instalments mostly pay interest. A seller who has paid for five years may have cut the principal by only about a fifth. That is why an over price worked out from the instalments already paid is usually too high.

## 相关文章

- [Mortgage Provision, Admin and Other Upfront Costs in Indonesia](https://vorneo.id/zh/artikel/biaya-provisi-dan-administrasi-kpr/)
- [Long or Short Mortgage Tenor? Monthly Payments vs Total Interest](https://vorneo.id/zh/artikel/kpr-tenor-panjang-atau-pendek/)
- [Getting a Mortgage on a Fixed-Term (PKWT) Contract in Indonesia](https://vorneo.id/zh/artikel/kpr-untuk-karyawan-kontrak/)

```json
{
  "@context": "https://schema.org",
  "@graph": [
    {
      "@type": "Article",
      "headline": "Pricing a House Take Over: The Over Payment, Remaining Loan and Costs",
      "description": "The over price in an ad is only part of what the house costs. How to add the over payment, the remaining loan principal and the process costs to find the real take over price.",
      "datePublished": "2026-11-06T00:00:00.000Z",
      "dateModified": "2026-11-06T00:00:00.000Z",
      "author": {
        "@type": "RealEstateAgent",
        "@id": "https://vorneo.id/#agency",
        "name": "Vorneo Property",
        "url": "https://vorneo.id/"
      },
      "image": "https://images.unsplash.com/photo-1714621488914-a245a8089213?auto=format&fit=crop&w=1280&q=70",
      "inLanguage": "en-US",
      "publisher": {
        "@type": "RealEstateAgent",
        "@id": "https://vorneo.id/#agency",
        "name": "Vorneo Property",
        "url": "https://vorneo.id/",
        "logo": {
          "@type": "ImageObject",
          "url": "https://vorneo.id/icons/icon-512.png",
          "width": 512,
          "height": 512
        }
      },
      "mainEntityOfPage": "https://vorneo.id/zh/artikel/menghitung-harga-take-over-rumah/"
    },
    {
      "@type": "FAQPage",
      "mainEntity": [
        {
          "@type": "Question",
          "name": "What is the real price of a house taken over?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "Add the over payment (harga over) you pay the seller to the remaining loan principal recorded at the bank. That figure equals the purchase price, and it is what you compare with similar houses nearby. Process costs such as bank fees, the PPAT and taxes are counted separately."
          }
        },
        {
          "@type": "Question",
          "name": "How do I find the real remaining loan principal?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "Ask the bank for an official statement of the remaining obligation, and go together with the seller, since the bank gives credit data only to the borrower. Don't rely on a photo of the instalment book or the seller's word. The annuity formula can sanity-check the number, but it doesn't replace the bank's figure."
          }
        },
        {
          "@type": "Question",
          "name": "Why is the remaining principal so much higher than the seller thinks?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "On an annuity loan, the early instalments mostly pay interest. A seller who has paid for five years may have cut the principal by only about a fifth. That is why an over price worked out from the instalments already paid is usually too high."
          }
        }
      ]
    }
  ]
}
```