KPR Calculator – Indonesia Home Loan Mortgage (Fixed & Floating Rate)

KPR (Kredit Pemilikan Rumah), Indonesia's home mortgage product, works differently from mortgages in many other countries: nearly every bank offers a low fixed interest rate for the first few years, then switches to a floating (mengambang) rate that is usually much higher. This calculator computes your payment during both periods, plus the one-time upfront costs required at signing.

Enter the property price, down payment percentage, fixed rate and its duration, an estimated floating rate afterward, and the total loan term. The calculator shows your fixed-period payment, an estimated repriced payment once floating kicks in, total interest, and the total cash you need upfront — not just the down payment.

02Why does the KPR payment increase after a few years?

Most Indonesian banks offer a promotional fixed rate (commonly 1-5 years) to attract borrowers. Once that period ends, the remaining balance and remaining term are recalculated (repriced) using the floating/effective rate in effect at that time. Since floating rates are usually higher than the promotional fixed rate, your monthly payment will likely increase in that year.

• The floating rate follows the bank's policy and Bank Indonesia's benchmark rate (BI-Rate), so it can change over time
• Many borrowers refinance (take over) their KPR to another bank near the end of the fixed period to lock in a new, lower fixed rate
• Always confirm the exact reprice mechanics with your bank — some adjust the term instead of the payment amount, or vice versa

03Down payment and Loan-to-Value (LTV) rules

Bank Indonesia sets maximum financing ratio (LTV/FTV) rules that determine the minimum down payment, which vary by property type (landed house vs. apartment), floor area, whether it's a first or subsequent KPR, and the lender's own policy. These rules can change, so the actual minimum DP should be confirmed directly with your lender.

04Costs beyond the monthly payment

Besides the down payment, KPR applicants typically need extra cash upfront for several one-time components paid at signing:

• Bank provision fee — a percentage of the approved loan amount
• Administration fee — a flat amount set by the bank
• Life and fire insurance — protects the bank and the borrower's heirs, usually mandatory
• Notary fees for the Sale and Purchase Deed (AJB) and collateral binding (SKMHT/APHT)
• BPHTB (land and building acquisition tax) paid to the local government
• Appraisal fee for an independent property valuation appointed by the bank

05Example

For a property worth IDR 800 million with a 20% down payment (IDR 160 million), a 4.75% fixed rate for 3 years, then an 11% floating rate for the remaining 15-year term, the fixed-period monthly payment is significantly lower than after repricing to the floating rate. The upfront cash needed is also higher than just the down payment, since it includes the provision fee, admin fee, insurance, notary, and BPHTB.