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Panduan Cara Menghitung Cicilan KPR per Bulan dengan Mudah, Gen Z Wajib Tahu!
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Terakhir diperbarui 28 Mei 2026 · 7 min read · by Miyanti Rahman

cara menghitung cicilan kpr

Ringkasan Artikel:

  • Jenis suku bunga KPR adalah suku bunga fixed, floating, capped, hingga suku bunga kombinasi.
  • Semakin panjang tenor yang dipilih maka cicilan bulanan lebih ringan, namun total bunga yang dibayar lebih besar.
  • Sebaliknya, tenor pendek membuat cicilan lebih tinggi tetapi bunga lebih kecil.

Sebelum mengajukan Kredit Pemilikan Rumah (KPR), sebaiknya ketahui dulu cara menghitung cicilan KPR per bulan.

Dengan memahami simulasi cicilan KPR, kamu bisa menyesuaikan besaran angsuran dengan penghasilan sehingga tetap punya ruang untuk kebutuhan lain seperti tabungan, investasi, dan lifestyle.

Selain itu, perhitungan yang matang juga membantu menghindari risiko gagal bayar di masa depan.

Dengan memilih tenor dan skema bunga yang tepat, kamu bisa tetap produktif secara finansial tanpa harus terbebani cicilan yang terlalu berat.

Nah, untuk memulainya, kamu perlu tahu informasi tentang jenis suku bunga KPR.

Pasalnya, rate ini sangat memengaruhi besar atau kecilnya cicilan.

Makin panjang tenor yang dipilih, makin besar pula suku bunga yang dikenakan.

Sebaliknya, makin pendek tenor, makin kecil rate-nya.

Tidak perlu berlama-lama, berikut uraian tentang jenis suku bunga yang digunakan untuk cicilan kredit rumah mulai dari fixed sampai gabungan. Gen Z wajib tahu!

Daftar Isi:

Jenis Suku Bunga KPR

1. Suku Bunga Fixed

suku bunga fixed

Suku bunga ini memberikan kepastian angsuran.

Jika digunakan, cicilan per bulan tetap sampai akhir masa kredit rumah sehingga cara hitung suku bunga KPR fixed pun mudah!

Kelebihan

  • Debitur mendapatkan kepastian angsuran.
  • Bebas biaya penalti apabila melunasi cicilan di tengah masa tenor.
  • Tak akan dipengaruhi oleh kondisi ekonomi negara yang fluktuatif.
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Kekurangan

  • Cara menghitung bunga KPR fixed memang mudah sebab angsuran tetap. Namun nilai angsuran terkadang sedikit lebih tinggi dibandingkan jenis suku bunga lainnya.
  • Apabila terjadi penurunan suku bunga Bank Indonesia (BI), debitur tak bisa menikmatinya.
  • Suku bunga kredit terbilang mahal dan tak berlaku pengurangan cicilan saat suku bunga pasar berada di bawahnya.

Baca juga:

Panduan KPR, Cara Pengajuannya agar Cepat Disetujui Bank

2. Suku Bunga Floating

suku bunga floating

Selanjutnya ada suku bunga floating atau mengambang.

Jenis suku bunga ini cocok bagi kamu yang berani mengambil risiko selama masa angsuran KPR.

Kelebihan

  • Nilai suku bunga yang fluktuatif sehingga menguntungkan apabila terjadi penurunan suku bunga pasar.
  • Menguntungkan apabila kondisi ekonomi negara sedang baik. Pasalnya, ada kemungkinan turun.

Web-Banner-Campaign-Pindah-KPR-1280x305px

Kekurangan

  • Naik turunnya suku bunga itu sendiri, karena kenyataannya suku bunga floating rate lebih sering naik daripada turun.
  • Suku bunga ini sangat dipengaruhi oleh kebijakan pemerintah.

Lantas, bagaimanakah cara menghitung bunga yang diperhitungkan secara floating?

Perhitungannya menyesuaikan suku bunga pasar.

Tata cara menghitung cicilan dengan floating rate ini akan dijabarkan di bawah. 

Simulasi KPR Bank OCBC

Hitung pembiayaan KPR Bank OCBC dengan bunga terbaik di Rumah123

Rp
%
Rp
Bunga Fix
4.25%
Tenor maks.
25 tahun
Bunga Fix
4.5%
Tenor maks.
25 tahun
Bunga Fix
4.5%
Tenor maks.
25 tahun
Bunga Fix
4.85%
Tenor maks.
25 tahun
Bunga Fix
5.25%
Tenor maks.
25 tahun
Bunga Fix
5.85%
Tenor maks.
25 tahun
Bunga Fix
6.99%
Tenor maks.
25 tahun
Bunga Fix
6.99%
Tenor maks.
25 tahun
Bunga Fix
7%
Tenor maks.
25 tahun
Bunga Fix
7.25%
Tenor maks.
25 tahun
Bunga Fix
7.5%
Tenor maks.
3 tahun
Bunga Fix
7.75%
Tenor maks.
5 tahun
Bunga Fix
7.99%
Tenor maks.
6 tahun
Bunga Fix
7.99%
Tenor maks.
8 tahun
Bunga Fix
8.5%
Tenor maks.
15 tahun
Angsuran/bulan mulai dari
Tahun ke-3
Bunga 4.25%
Rp. 1.300.171
Tahun ke-4 dan Seterusnya
Estimasi Bunga 12%
Rp. 2.401.085

3. Suku Bunga Capped

suku bunga capped

Di luar suku bunga fixed dan floating, beberapa bank juga menawarkan suku bunga terbatas atau yang biasa disebut capped.

Dalam suku bunga capped, rate kredit dibiarkan mengambang sesuai perkembangan pasar.

Namun, bank tetap melakukan pembatasan.

Misalnya, suku bunga saat ini adalah 7,25%. Kemudian, bank menawarkan suku bunga capped di angka 10,5%.

Jika suku bunga pasar naik hingga 11%, bank akan menerapkan bunga maksimal sampai 10,5% pada cicilan kredit rumah kamu.

Hal ini memberikan keuntungan kepada nasabah ketika suku bunga pasar turun. Ketika naik pun tetap terkendali, karena tidak akan melebihi batas.

Bunga KPR Terbaru

Beli properti impian dengan memilih produk KPR terbaik di Rumah123
Bank BCA
Bunga mulai
1.69%
Tenor maks.
20 tahun
Angsuran mulai dari
Rp. 1.179.200
Bank Mandiri
Bunga mulai
2.6%
Tenor maks.
30 tahun
Angsuran mulai dari
Rp. 960.815
Bank BTN
Bunga mulai
2.65%
Tenor maks.
30 tahun
Angsuran mulai dari
Rp. 967.113
*Perhitungan angsuran berdasarkan tenor maksimal, harga rumah Rp 300 juta, dan uang muka 20%. Lihat Semua Bank

Baca juga:

Inilah Syarat KPR untuk Rumah Komersil dan Subsidi

4. Suku Bunga Gabungan

suku bunga gabungan

Suku bunga gabungan adalah suku bunga rumah yang mengombinasikan perhitungan fixed and floating. Bagaimana penerapannya?

Begini, misalnya kamu mengajukan cicilan dengan tenor 15 tahun. Lalu bank menawarkan skema hitung bunga KPR sebagai berikut.

  • 5% fixed di tiga tahun pertama;
  • 10%,5% capped dua tahun berikutnya; dan
  • 10 tahun sisanya menggunakan floating rate.

Itu berarti bunga KPR per tahun tetap pada tiga tahun pertama walaupun suku bunga pasar naik ataupun turun di bawah 5%.

Dua tahun berikutnya bunga rumah mengikuti tren rate pasar. Namun, tidak akan melebihi batas yang ditetapkan oleh bank, yakni 10,5%.

Tahun keenam dan seterusnya, bunga cicilan KPR akan benar-benar tergantung pada situasi rate pasar. Nah, begitulah suku bunga gabungan.

Nah, apabila mencari opsi bank dan bunga KPR yang pas di budget, kamu bisa diskusi dengan Rumah123 aja. Kendala KPR apa pun, pasti ada jawabannya!

Lalu bagaimana cara menghitung cicilan KPR? Berikut penjelasan selengkapnya.

Baca juga:

7 Cara Jitu Lolos KPR untuk Pasangan Muda

Cara Menghitung Suku Bunga KPR per Bulan dan Total Angsuran

1. Cara Menghitung Cicilan dengan Simulasi KPR Fixed Rate

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Misalnya, kamu membeli unit di Klaska Residence dengan skema pembayaran kredit.

Kemudian, bank menetapkan fixed rate sebesar 5% hingga akhir tenor.

Unit apartemen di Klaska Residence dibanderol dengan harga Rp749.000.000.

Asumsikan developer memberikan promo uang muka 0% dan gratis biaya lainnya.

Kemudian, kamu mengambil tenor kredit selama 20 tahun atau 240 bulan.

Berikut cara menghitung angsuran pokok KPR:

  • Harga Pokok Properti / Tenor dalam Satuan Bulan = Rp749.000.000 / 240 = Rp3.120.833 per bulan.

Maka besar bunga fixed-nya yaitu:

  • (Rp749.000.000 × 5% × 20) / 240 bulan = Rp3.120.833.

Jadi total cicilan KPR yang harus dibayar adalah Rp3.120.833 + Rp3.120.833 = Rp6.241.666 per bulan.

Selama 20 tahun, kamu akan membayar cicilan KPR dengan jumlah yang sama setiap bulannya, yakni sekitar Rp6.241.666.

Begitulah cara menghitung cicilan KPR secara manual dengan skema bunga tetap.

1280x305 KPR First Home Buyers Oct

2. Simulasi Cara Hitung Bunga KPR Floating Rate

cara menghitung cicilan dengan simulasi kpr floating rate

Simulasi KPR dengan skema floating rate pada dasarnya tidak jauh berbeda dengan fixed rate.

Namun, besaran cicilan dapat berubah sehingga perlu dihitung secara berkala mengikuti tren suku bunga pasar.

Misalnya, kamu mengambil rumah KPR di Grand City Balikpapan dengan harga Rp1.450.000.000 menggunakan KPR Mandiri.

KPR Mandiri menawarkan fixed rate satu tahun sebesar 4,5% dengan tenor maksimal 20 tahun.

Berikut estimasi cicilan per bulan selama satu tahun:

  • Rp1.450.000.000 / 240 = Rp6.041.667
    (Rp1.450.000.000 x 4,5% x 1) / 12 = Rp5.437.500

Adapun, total angsuran KPR selama satu tahun adalah sekitar Rp11.479.167 per bulan.

Pada tahun berikutnya, nasabah dikenai bunga floating sebesar 8%.

  • Perhitungan bunga cicilan per bulan menjadi:
    (Rp1.450.000.000 x 8% x 1) / 12 = Rp9.666.667, ditambah cicilan pokok Rp6.041.667

Total cicilan pada tahun kedua menjadi sekitar Rp15.708.334 per bulan.

Besaran ini akan terus menyesuaikan dengan perubahan suku bunga yang berlaku.

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Baca juga:

Cara Menghitung KPR yang Mudah sebelum Ajukan Kredit Rumah

3. Cara Hitung KPR Rumah dengan Simulasi KPR Capped Rate dan Gabungan

cara menghitung cicilan dengan simulasi kpr capped rate dan gabungan

Tata cara menghitung KPR dengan suku bunga capped dan gabungan sama seperti di atas.

Kamu hanya tinggal menyesuaikan saja rate-nya.

Selain menghitung secara manual, kamu pun dapat menggunakan kalkulator simulasi KPR otomatis dari Rumah123.

Dengan begitu kamu bisa mencoba cara menghitung KPR rumah dengan mudah dan cepat! Silakan akses kalkulator tersebut di halaman Simulasi KPR.

Baca juga:

Mengenal Cara Perhitungan KPR Rumah dan Istilah-istilahnya

Tabel Ringkasan Cara Menghitung Cicilan KPR

Jenis Suku BungaKarakteristikKelebihanKekurangan
FixedBunga tetap selama periode tertentuCicilan stabil dan mudah dihitungTidak ikut turun saat bunga pasar turun
FloatingBunga mengikuti kondisi pasarBisa lebih murah saat bunga turunCicilan bisa naik sewaktu-waktu
CappedFloating dengan batas maksimalLebih aman dari kenaikan ekstremTetap bisa naik hingga batas tertentu
KombinasiGabungan beberapa jenis bungaFleksibel dan umum digunakanSkema lebih kompleks

FAQ Suku Bunga KPR

Apa jenis suku bunga KPR yang paling aman?
Suku bunga fixed paling aman di awal karena cicilan tetap dan tidak terpengaruh kondisi pasar.
Kenapa bunga floating dianggap berisiko?
Karena nilainya bisa naik mengikuti kondisi ekonomi dan kebijakan bank, sehingga cicilan tidak stabil.
Apa keuntungan suku bunga capped?
Memberikan perlindungan karena bunga tidak akan naik melebihi batas yang ditentukan bank.
Apa itu suku bunga kombinasi?
Skema gabungan antara fixed, capped, dan floating dalam periode tertentu selama tenor KPR.
Lebih baik pilih tenor panjang atau pendek?
Tenor panjang cocok untuk cicilan ringan, sedangkan tenor pendek lebih hemat total bunga.

Semoga informasi ini dapat membantu kamu mewujudkan rumah impian.

Sedang mencari rumah idaman? Kunjungi Rumah123 sekarang juga.

Tersedia banyak pilihan rumah dengan lokasi dan harga bervariasi, karena #RumahUntukSemua.

Masih ada pertanyaan tentang cara hitung cicilan KPR? Yuk, tanya dan diskusi di Teras123 untuk cari tahu jawabannya!

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Mengenal Perbedaan Bunga KPR Fixed, Capped, dan Floating, Mana yang Harus Dipilih?
Sebelumnya
Mengenal Perbedaan Bunga KPR Fixed, Capped, dan Floating, Mana yang Harus Dipilih?
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