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Simulasi Perhitungan Bunga Flat dan Perbedaannya dengan Bunga Efektif r123-share-title
Terakhir diperbarui 06 Nopember 2025 · 4 min read · by Septian Nugraha
Setidaknya ada beberapa jenis suku bunga yang umum diterapkan oleh perbankan, salah satunya adalah bunga flat atau fixed rate.
Hal ini penting untuk diketahui, apalagi jika Anda berencana untuk mengajukan Kredit Pemilikan Rumah (KPR) ke bank dalam waktu dekat.
Bunga flat adalah suku bunga yang perhitungannya mengacu pada pokok pinjaman di awal untuk setiap periode cicilan.
Suku bunga ini berbeda dengan bunga efektif, sebab nilai cicilannya tidak akan berubah hingga berakhir masa tenor.
Selain itu, bagaimana ketentuan mengenai bunga flat? Agar tidak bingung, simak ulasan lengkapnya di bawah ini.
Daftar Isi:
Simulasi Perhitungan Suku Bunga Flat
Perhitungan fixed rate didapatkan dengan membagi suku bunga pada utang awal secara proporsional berdasarkan panjang tenor pinjamannya.
Karena itu, jika mengambil suku bunga flat saat mengajukan KPR, debitur akan membayar jumlah bunga yang sama pada setiap bulannya.
Ini dikarenakan pokok pinjaman yang menjadi faktor pengali (plafon) dari bunga tersebut tidak berubah.
Rumus perhitungan bunga flat adalah sebagai berikut:
- (Pokok pinjaman x suku bunga per tahun x tenor pinjaman) : jumlah bulan dalam jangka waktu kredit
Supaya lebih jelas, mari simak contohnya berikut ini:
Dino mengajukan KPR untuk pembelian rumah di Podomoro Park Bandung seharga Rp800 juta.
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Asumsikan jika kredit rumah tersebut menerapkan skema bunga flat sebesar 10 persen dengan tenor 20 tahun atau 240 bulan.
Dalam pengajuan kredit tersebut, Dino menyetorkan uang muka pembelian rumah sebesar Rp240 juta atau 30 persen dari total harga hunian.
Jadi, total kredit yang diajukan ke bank adalah Rp560 juta.
Nah, untuk mengetahui estimasi cicilan Dino per bulan, berikut adalah perhitungannya:
- (560.000.000 x 10% x 20) : 240 = 4.666.666.
Berdasarkan perhitungan di atas, bisa diketahui bahwa total angsuran yang harus dibayar Dino setiap bulan adalah sebesar Rp4.666.666.
Skema Penerapan Suku Bunga Flat
Suku bunga flat biasanya diterapkan dalam pengajuan KPR bersubsidi.
Adapun, untuk pengajuan KPR non-subsidi, jarang ada bank yang menerapkan skema suku bunga flat murni dalam perhitungan cicilannya.
Pasalnya, dalam pengajuan KPR non-subsidi, bank konvensional biasanya akan menggabungkan skema bunga flat dan floating.
Penerapan suku bunga flat juga tidak berlangsung lama, biasanya hanya diberikan dalam jangka waktu selama 1–3 tahun saja.
Selebihnya, skema cicilan tersebut akan menerapkan sistem bunga floating.
Misalnya, Anda membeli rumah di Sutera Rasuna Alam Sutera dengan KPR OCBC NISP.
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Diketahui bahwa Bank OCBC NISP memiliki program KPR dengan suku bunga fixed 4,75 persen selama 1 tahun dengan tenor mencapai 25 tahun.
Artinya, selama 1 tahun pertama, cicilan Anda akan menerapkan skema bunga fixed dengan besaran 4,75 persen.
Setelah 1 tahun jenis suku bunga yang dipakai akan berubah menjadi floating rate sehingga dapat memengaruhi nilai cicilan.
Simulasi KPR Bank OCBC
Hitung pembiayaan KPR Bank OCBC dengan bunga terbaik di Rumah123
Rp
%
Rp
Bunga Fix
7.3%
Tenor maks.
25 tahun
Bunga Fix
7.3%
Tenor maks.
25 tahun
Bunga Fix
7.3%
Tenor maks.
25 tahun
Bunga Fix
7.5%
Tenor maks.
25 tahun
Angsuran/bulan mulai dari
Memuat hasil simulasi...
Tahun ke-1
Bunga 7.3%
Rp. 1.742.475
Tahun ke-2 dan Seterusnya
Estimasi Bunga 12%
Rp. 2.507.745
Kelebihan dan Kekurangan Suku Bunga Flat
Penerapan suku bunga flat tentu memiliki sejumlah kelebihan dan kekurangan.
Hal ini penting untuk menjadi pertimbangan sebelum Anda mengajukan KPR ke bank.
Apa saja kelebihan dan kekurangan suku bunga flat? Berikut uraiannya:
1. Kelebihan suku bunga flat:
- Perhitungannya mudah dan sederhana
- Jumlah angsuran tetap setiap bulannya
- Cocok untuk pinjaman jangka pendek
- Cocok untuk Anda yang enggan ambil risiko dalam kredit
2. Kekurangan suku bunga flat:
- Total jumlah pembayaran yang lebih besar
- Tidak memperhitungkan sisa pokok utang
- Tidak menguntungkan bila dilunasi secara cepat
Perbedaan Bunga Flat dan Efektif
Selain bunga flat, bank juga menerapkan jenis bunga KPR lain, seperti bunga efektif.
Keduanya memiliki perbedaan yang signifikan, sebab bunga efektif sendiri dihitung berdasarkan sisa pinjaman debitur.
Suku bunga efektif dianggap lebih menguntungkan karena makin sedikit jumlah pokok pinjaman, maka makin sedikit pula bunga yang harus dibayarkan.
Selain itu, bunga efektif cicilannya akan selalu setiap bulannya.
Bedanya, bunga cicilan makin berkurang seiring dengan sisa tenor pinjaman.
Suku bunga efektif lebih sering digunakan untuk pinjaman dengan jangka waktu panjang, misalnya KPR.
Karena itu, pikirkan baik-baik sebelum Anda memilih jenis suku bunga yang tepat saat mengajukan kredit, ya.
Itulah penjelasan mengenai suku bunga KPR flat beserta cara menghitungnya.
Punya pertanyaan lain seputar properti? Yuk, diskusikan di Teras123!
Semoga bermanfaat.
