KPR Mortgage Calculator: Fixed and Floating Installments

Most KPR loans use an effective rate with annuity installments: installment = P × i ÷ (1 − (1 + i)^−n), where P is the loan principal, i is the monthly rate (annual rate ÷ 12) and n is the number of months. Early in the term the interest share is large and the principal share is small, then it shifts over time.

Many KPR loans give a fixed rate for the first few years, then a floating rate that follows the bank’s interest rates. When the rate changes, the bank recalculates the installment from the remaining principal and the remaining term, and so does this tool. The floating rate is only your guess, so try several figures to see the risk.

Besides the down payment, buyers usually pay the bank’s origination fee, administration fees, life and fire insurance, notary fees, the sale and purchase deed and the credit binding, as well as BPHTB (land and building acquisition duty). BPHTB is charged at up to 5% of the acquisition value minus NPOPTKP; NPOPTKP is at least Rp80 million under the HKPD Law and is set by each region through a regional regulation (DKI Jakarta uses Rp250 million). The fee, insurance and notary amounts in this tool are only assumptions that you can change.

This tool assumes the price already includes VAT (PPN). For new landed houses or apartments, the government bears the VAT under PMK 90/2025 on the part of the price up to Rp2 billion for handovers in 2026, with a maximum selling price of Rp5 billion, subject to conditions. According to the sources we read, this applies until the end of 2026.

Bank Indonesia decided on 20–21 October 2026 to extend the relaxed LTV/FTV ratio of up to 100% until the end of 2027 for banks that meet certain non-performing-loan criteria, so a 0% down payment is possible but not automatic; approval still depends on the bank and your profile. FLPP subsidized KPR uses a fixed rate of 5% (6% for apartments); a 40-year term was approved by the Tapera Committee in June 2026, but the implementing rules still need to be confirmed with the distributing bank.

As a general rule, the installment should not exceed about 30% of monthly income. This tool shows the minimum income based on that rule of thumb; each bank has its own rules.