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Begini Cara Menghitung Bunga KPR Berdasarkan Jenisnya

Terakhir diperbarui 28 Februari 2024 · 6 min read · by Septian Nugraha

cara menghitung bunga kpr

Memahami cara menghitung bunga KPR (Kredit Pemilikan Rumah) merupakan salah satu aspek esensial yang perlu diketahui.

Apalagi jika saat ini kalian berencana untuk membeli hunian dengan cara mencicil.

Perhitungan bunga KPR biasanya dilakukan oleh kreditur atau penyedia dana.

Namun, tidak ada salahnya untuk memahami dan mengetahui caranya.

Setidaknya, hal tersebut akan membantumu menentukan pilihan tepat saat memilih jenis-jenis KPR yang akan diambil.

Pada umumnya, suku bunga KPR terbagi dalam tiga jenis; fixed rate (tetap), floating rate (mengambang), dan anuitas (modifikasi).

Dalam artikel ini, kami akan mengulas pengertian, keunggulan, dan cara menghitung angsuran KPR berdasarkan suku bunganya.

Agar tidak keliru, baca artikel terkait cara hitung bunga KPR sampai selesai, ya.

Suku Bunga KPR Fixed

Suku Bunga KPR Fixed

Penghitungan suku bunga ini mengacu plafon kredit dan besaran bunga.

Karena itu, besaran bunga pada kredit ini bersifat tetap.

Begitu pula dengan cicilan yang harus dibayarkan setiap bulannya, tidak akan mengalami kenaikan meski terjadi kenaikan suku bunga.

Rumus perhitungan bunga KPR ini adalah; pokok kredit (p) x bunga per tahun (i) x tenor dalam satuan tahun (t) : tenor dalam satuan bulan.

Simulasi perhitungan KPR fixed adalah sebagai berikut: 

Misalnya kamu akan membeli rumah di Parkland Podomoro seharga Rp1,5 miliar, dengan mengajukan KPR Bank OCBC.

Kamu menyiapkan uang muka sebesar Rp450 juta, atau 30% dari total harga rumah. 

Dengan begitu, plafon kreditmu untuk membayar sisa harga rumah adalah Rp1,050 miliar.

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Lalu, kamu mengajukan tenor pinjaman selama 20 tahun dengan estimasi bunga sebesar 11,5%.

Mengacu pada rumus yang telah dijabarkan di atas, maka penghitungannya adalah;

Rp1,050 miliar x 11,5% x 20 : 240 = Rp11.197.511 (jumlah cicilan yang harus kamu bayarkan pada setiap bulannya). 

Bila ingin menyesuaikan jumlah cicilan yang harus dikeluarkan dengan bunga KPR fixed, silakan manfaatkan fitur Simulasi KPR dari Rumah123, ya.

Keunggulan Suku Bunga Fixed

Setelah memahami rumus penghitungan suku bunga fixed, cari tahu pula keunggulan dari jenis KPR tersebut. Berikut di antaranya:

1. Teraturnya Pengelolaan Finansial

Seperti diketahui, besaran angsuran KPR dengan bunga fixed bersifat tetap.

Artinya jumlah cicilan yang harus dibayar setiap bulannya akan sama, selama berjalannya masa tenor.

Dengan begitu, pengelolaan finansial setiap bulan akan lebih teratur.

Karena adanya kepastian nilai angsuran, kamu tidak akan dipusingkan dengan potensi terjadinya kenaikan suku bunga.

Kamu bisa mengatur pengeluaran untuk kebutuhan sehari-hari dan cicilan rumah dengan cermat.

Bunga KPR Terbaru

Beli properti impian dengan memilih produk KPR terbaik di Rumah123

Bank OCBC
Bank OCBC
Suku bunga mulai dari2.83%
Tenor Max.25 Tahun
Bank Mandiri
Bank Mandiri
Suku bunga mulai dari2.65%
Tenor Max.30 Tahun
Bank BRI
Bank BRI
Suku bunga mulai dari5%
Tenor Max.20 Tahun

2. Tidak Ada Biaya Penalti dan Provisi

Jika berniat melunasi utang sebelum berakhirnya masa tenor, kamu tidak perlu khawatir terkena penalti dan provisi.

Sebab, jenis KPR suku bunga fixed tidak menetapkan dua biaya tersebut, ketika debitur hendak melunasi utangnya di tengah pinjaman.

3. Minim Risiko 

Mengambil jenis KPR dengan suku bunga fixed, merupakan salah satu opsi realistis bagi kamu yang tak ingin ambil risiko.

Suku bunga bisa mengalami naik-turun dalam situasi tertentu.

Hal tersebut disebabkan oleh permintaan pinjaman yang bertambah, sementara persediaan simpanan dana masyarakat terbatas.

Dengan membuat pengajuan KPR suku bunga fixed, nilai cicilan rumah yang harus dibayar tiap bulannya tidak akan terpengaruh oleh naik-turunnya suku bunga.

Hal tersebut bisa meminimalisasi risiko terjadinya permasalahan finansial.

Baca juga:

Panduan KPR Lengkap, Kurang dari 1 Bulan Disetujui Bank

Suku Bunga KPR Floating

Suku Bunga KPR Floating

Suku bunga ini bersifat mengambang, artinya bisa berubah sesuai dengan naik-turunnya suku bunga.

Sehingga nilai angsuran yang harus dibayar setiap bulannya bisa berubah.

Jenis suku bunga ini cocok bagi kamu yang bisa mengambil risiko finansial.

Adapun rumus penghitungan suku bunga floating adalah; Bunga = Saldo Pokok Pinjaman (SP) x Suku Bunga Setiap Tahun (i) : 12 (jumlah bulan dalam setahun). 

Berikut cara menghitung cicilan KPR bunga floating:

Misalnya kamu hendak mengajukan KPR untuk pembelian rumah di Casa Valli seharga Rp1,6 miliar, dengan plafon Rp800 juta dan tenor 10 tahun.

Misalnya Anda mengajukan KPR Mandiri, lalu bank menerapkan bunga floating sebesar 4,75% selama 1–3 tahun. 

Besaran bunga tersebut akan naik menjadi 12% pada tahun keempat dan seterusnya.

Maka, besaran cicilan yang harus dibayar selama tiga tahun pertama adalah Rp8.387.819, dengan penghitungan;

Rp800.000.000 (plafon) x 10% x 3 : 36 = Rp8.387.819.

Simulasi Kemampuan KPR

Cari tahu kemampuan cicilan KPR berdasarkan penghasilan.

Rp /bulan
Tahun
Hasil Simulasi
Harga Properti Maksimal Rp. 3.673.377.053
Angsuran maksimal yang disarankan Rp. 30.000.000
Uang muka yang harus disiapkan Rp. 734.675.411
*Hasil berdasarkan suku bunga terendah di Rumah123, dan asumsi kamu tidak memiliki cicilan bulanan lain yang berjalan saat ini.

Memasuki tahun keempat, besaran cicilan akan naik menjadi Rp10 juta-an, sebab terjadi kenaikan suku bunga sebesar 2 persen dari sebelumnya.

Berikut penghitungan cicilan di tahun keempat, setelah terjadi kenaikan suku bunga;

Rp500.0000.000 x 12% x 3 : 36 = Rp 10.563.653.

Hal yang perlu diingat, cara menghitung cicilan rumah suku bunga KPR sistem floating menyesuaikan dengan suku bunga pasar.

Keunggulan Suku Bunga Floating

Bunga ini memang terkesan berisiko, tetapi bukan berarti tidak ada keuntungan yang didapatkan, misalnya:

1. Potensi Jumlah Cicilan Berkurang

Keuntungan memang dapat dirasakan secara signifikan jika suku bunga mengalami penurunan.

Jika hal tersebut terjadi, maka besaran cicilan yang harus dibayarkan pun jumlahnya akan berkurang dari sebelumnya.

Misalnya, pada bulan pertama Anda diwajibkan membayar cicilan rumah Rp2 juta.

Namun, karena di bulan kedua terjadi penurunan suku bunga, jumlah cicilan yang harus dibayarkan pun bisa berkurang, misalnya menjadi Rp1,5 juta.

2. Dampak Pertumbuhan Ekonomi

Ketika pertumbuhan ekonomi negara bergerak ke arah positif, keuntungan pun bisa turut kamu rasakan.

Pasalnya ketika laju pertumbuhan ekonomi melaju pesat, suku bunga berpotensi mengalami penurunan dan semakin rendah.

Suku Bunga KPR Anuitas

Suku Bunga KPR Anuitas

Anuitas adalah metode perhitungan bunga yang mengatur jumlah angsuran pokok dengan angsuran bunga yang dibayar sama setiap bulannya.

Skema perhitungannya mengacu pada porsi bunga yang besar pada masa awal, sementara porsi angsuran pokok sangat kecil.

Adapun rumus menghitung bunga kombinasi ini adalah sebagai berikut; P x (i/12) : ((1-(1+(i/12)t).

‘P’ merupakan pokok pinjaman, sedangkan ‘i’ adalah suku bunga.

Sementara, ‘t’ adalah periode kredit dalam satuan bulan.

Simulasinya, misalnya kamu hendak mengajukan KPR BRI sebesar Rp314 juta,  untuk pembelian rumah di Orchard Park Batam.

Uang muka yang kamu ajukan sebesar Rp157 juta, dengan tenor KPR selama 10 tahun

Jika suku bunga pinjaman adalah 11% per tahun, maka rumus penghitungannya;

Rp157.000.000 (plafon) x (11%/12) : (1-(1+(1/12)10) = Rp 4.325.350

Simulasi KPR Syariah

Hitung pembiayaan KPR syariah dengan rekomendasi bank terbaik di Rumah123

Rp
%
Rp
Angsuran/bulan mulai dari
Tahun ke 1 dan seterusnya
Margin 9%
Rp. 2.434.240

Besar angsuran bunga setiap bulan;

  • Angsuran bunga bank bulan 1: Rp157.000.000 x 11% : 12 = Rp 1.439.166
  • Angsuran bunga bank bulan 2: Rp155.560.834 x 11% : 12 = Rp 1.425.974
  • Angsuran bunga bank bulan 3: Rp154.134.860 x 11% : 12 = Rp 1.412.902

Besar angsuran pokok setiap bulan;

  • Angsuran pokok bulan 1: Rp 4.325.350 – Rp 1.439.166 = Rp 2.886.184
  • Angsuran pokok bulan 2: Rp 4.325.350 – Rp 1.425.974 = Rp 2.899.376 
  • Angsuran pokok bulan 3: Rp 4.325.350 – Rp 1.412.902 = Rp 2.912.448

Keunggulan Suku Bunga Anuitas

Meski rumus penghitungannya rumit, tetapi tetap ada keuntungan yang bisa didapat dari jenis KPR bunga anuitas, di antaranya:

  • Nilai angsuran bulanan bersifat tetap, sehingga tidak memengaruhi arus kas kita
  • Bunga dihitung secara jelas, yaitu dari sisa pokok yang belum dibayar
  • Tidak merepotkan bagi peminjam yang harus terus menghitung sisa pokok pinjaman, seperti dalam pinjaman dengan bunga efektif.

Itulah ulasan mengenai cara menghitung bunga KPR beserta pengertiannya.

Punya pertanyaan seputar properti? Yuk, ngobrol di Teras123!

Semoga bermanfaat, ya.

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