13
2.4. Land Valuation by PBB and BPN
Land valuation by PBB based on Letter of Taxation General Directorate No SE-38P.61001 on Manual of NJOP and No SE-06P.61999 on
Implementation of Value Zones ZNT and Average Indication Value NIR as the basis of NJOP. In general, taxation is calculated by NJOP. NJOP is calculated
from ZNT and NIR, times area meter square. The complicated process is ZNT and NIR determine process, when tax assessors have to consider various factors
that influence the valuation, such as land class, market value relativity, area development, building, date of transaction, road wide, road access, facility, flood,
plan land use, soil fertility and value class. Since earlier, BPN is obliged to propose land values for two other purposes as
well: a. For establishing equitable compensation in cases of acquisition
expropriation. b. For establishing the land price in connection with granting of State owned
land. Refer to President Regulation No 102006 jo Head of Land National
Agency Regulation No 32006 and 42006 about Organization and Task of National Land Agency, on land valuation issues BPN responsibilities are not only
for expropriation and granting of State owned land purposes, but established to surveying, valuating and managing land potencies. The responsibilities are
including updating data for parcel value and zone value information, land valuation institutional cooperation, and assessor technical assistances, etc.
14 In comparison regarding land valuation between PBB and BPN, it can be
submitted that BPN is more independent in dealing with land which should take more part in the valuation. There is also a need to develop framework and
valuation methods for compensation and other purposes. According to articles 154-157 of the above-mentioned BPN regulation No
62001 the BPN is entitled to provide services in various land related fields including that of land valuation. The BPN makes use of land values in a number
of different situations: a. In order to propose land values for the purpose of taxation e.g. planning, land
reform, land registration. b. In order to propose a second or third opinion concerning land values whenever
needed. Since earlier, and based on other regulations, BPN is obliged to propose land
values for two other purposes as well: c. For establishing equitable compensation in cases of acquisition
expropriation. d. For establishing the land price in connection with granting of State owned
land. BPN has developed land values from INLA Project for each parcel based
on market data. Land values in market value levels can be used for a lot of different purposes. Open access to these values for different organizations and the
public contributes to a more transparent real estate market.
15 According to INLA Project Report, a system for mass valuation of land
consists of three main parts; a market data collection system, a valuation system and an assessment system.
The market data collection process has been described above. If there is a need of recurrent market valuation collection of market data is a continuous
process. The second process is the valuation process. At this stage, the researcher
analyzes market data and develops the valuation models. If deal with the value factor location through zoning, then this part of the work also is included in the
process. The result of the work is valuation models, value maps with value zones and tables or formulas for valuation of each property.
The third process is the assessment. During this process, the researcher collects data about characteristics which is included in the valuation model for all
properties that are going to be valued. The valuation models applied to the properties with their characteristics or value factors will result in assessed values.
a. Market data collection
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