KPR Calculator — Indonesia
Estimate your monthly KPR cicilan in Rupiah using current SBDK rates from Indonesia's major banks. See the full interest cost over the loan. No signup, no account needed.
Current rates (SBDK, Oct 2025 — verify with your bank)
| Lender / type | Typical rate | Notes |
|---|---|---|
| BTN | 8.04% | Lowest SBDK; KPR specialist |
| BNI | 9.10% | Competitive SBDK |
| BCA | 9.39% | Popular, fast approval |
| BRI | 10.0% | Wide branch network |
| Mandiri | 12.5% | Higher SBDK |
Major lenders
- BTN — the KPR market leader, strong for subsidized housing (KPR Subsidi/FLPP)
- BCA — fast online approval, competitive fixed-then-floating packages
- BRI — largest branch network, good for first-time buyers
- Bank Mandiri — flexible tenures up to 25–30 years
- BNI — competitive SBDK for salaried borrowers
The real cost — a worked example
Example: Rp 1,000,000,000 KPR at 9.4% for 20 years
- Monthly payment: Rp9,256,108
- Total paid over 20 years: Rp2,221,465,842
- Total interest: Rp1,221,465,842
KPR Subsidi (FLPP) vs commercial KPR
- KPR Subsidi / FLPP — government-subsidized fixed rate (around 5%) for eligible first-home, lower-income buyers. Much cheaper but income and price caps apply.
- Commercial KPR — bank SBDK rate (8–12.5%), usually fixed for an intro period then floating. Use the rates above.
- LTV up to 100% for 2026 under Bank Indonesia macroprudential easing — but a larger down payment lowers your cicilan and total interest.
A real-data rate check: KPR rates in Indonesia (2026)
Indonesian KPR pricing almost always has two phases: a low, marketed fixed promo rate for the first 1-3 years, then a much higher floating rate for the rest of the tenor. As of September 2026, Bank Central Asia (BCA)'s official Rumahsaya KPR page lists promotional fixed rates as low as 1.23%-5.81% p.a. in year 1, after which the loan reverts to BCA's prevailing floating rate of 11% p.a. Bank Tabungan Negara (BTN) runs similar developer-linked promos (e.g. 3.5% fixed for 3 years), but once the fixed period ends, the rate rises in steps until it reaches the floating rate — commonly 10%-13% p.a.
A more realistic example: on a Rp 500,000,000 KPR with a 15-year (180-month) tenor, a 5% p.a. fixed promo for the first 3 years gives a monthly payment of about Rp 3,953,850/month. Re-amortizing the remaining balance over the remaining 144 months at a floating 11% p.a. rate pushes the payment up to roughly Rp 5,359,300/month — a jump of about 35%.
Frequently Asked Questions
How is KPR cicilan calculated in Indonesia?
Banks use the reducing-balance (anuitas) formula: cicilan = P × r × (1+r)ⁿ ÷ ((1+r)ⁿ − 1), where P is the loan, r the monthly rate and n the months. Many KPR packages use a fixed rate for the first few years, then switch to a floating SBDK rate.
What is the current KPR rate in Indonesia?
As of the latest SBDK data (Oct 2025), KPR rates range from about 8.04% (BTN) to 12.5% (Mandiri). The BI-Rate is 5.75% (held September 2026). Floating KPR rates move with the bank's SBDK.
What is KPR Subsidi / FLPP?
A government program offering a fixed subsidized rate (around 5%) to eligible first-time, lower-income buyers, with income and property-price caps. It is far cheaper than commercial KPR if you qualify.
How much down payment (uang muka) do I need?
Bank Indonesia allows up to 100% LTV in 2026, so a 0% down payment is possible in theory, but most buyers still pay 10–20% to reduce the cicilan and total interest.
Can I pay off my KPR early?
Yes, though some banks charge an early-settlement penalty during the fixed-rate period. Even partial prepayments during the floating phase cut years of interest — check your contract's penalty clause first.
Why do Indonesian KPR calculators sometimes show a much lower payment than what borrowers actually end up paying?
Because many KPR offers use a low fixed "promo" rate for the first 1-3 years (as low as 1.23%-5.81% p.a. at BCA, or 2.65%-4.5% p.a. at BTN in 2025-2026) that then converts to a floating rate, which is commonly 10%-13% p.a. once the promo period ends. A calculator using only the promo rate for the full tenor will understate the true long-run payment.
What annual interest rate should I use in a KPR calculator to get a realistic picture?
For a rough but realistic estimate, model two phases: the bank's published fixed promo rate for years 1-3, and a floating rate around 9%-11% p.a. for the remaining tenor, since that is the range major lenders (BCA, BTN) are currently charging once fixed periods expire.
Related calculators
Sources
Bank Central Asia, Rumahsaya BCA (accessed September 2026): official KPR fixed promo and floating interest rate schedule. Bank Tabungan Negara / BTN (2025-2026 promo pages): KPR BTN Platinum fixed-rate promo terms. See our methodology and editorial policy for how we source and update this data.