KPR Mortgage Calculator

How a KPR installment is calculated

Indonesian mortgages normally use an annuity: the same payment every month, with a large interest share early on that shrinks over time.

Installment = P × i / (1 − (1 + i)^−n)
i = annual rate / 12
n = remaining months
P = remaining principal

1. This month's interest = remaining principal × i. The rest of the installment reduces principal.
2. When the fixed period ends, the remaining principal is recalculated with the new rate and the remaining months. That is why the installment can jump even though the tenor has not changed.
3. Extra payments reduce the remaining principal. The installment stays the same, so the loan ends sooner. The prepayment penalty is charged on the amount paid early.
4. BPHTB = rate × (transaction value − NPOPTKP), and zero when the price does not exceed the NPOPTKP.

Worked example

A Rp1,000,000,000 second-hand home in Jakarta, 20% down payment (Rp200,000,000), loan of Rp800,000,000, 20-year tenor.

• Fixed rate of 6.75% for 3 years: installment of Rp6,082,912 a month.
• Then floating at 11%: the remaining principal of about Rp737,030,911 is recalculated over 204 months, and the installment rises to Rp7,999,591 (up Rp1,916,679, about 31.5%).
• Total interest is about Rp1,050,901,311 and the total paid to the bank is about Rp1,850,901,311.
• Costs beyond the down payment come to Rp62,500,000 (BPHTB Rp37,500,000, notary Rp10,000,000, provisi Rp8,000,000, insurance Rp5,000,000, administration and appraisal Rp2,000,000), so the cash needed on day one is Rp262,500,000.

KPR costs beyond the down payment

The down payment is not the only cash you need. BPHTB is paid by the buyer to the local government and is usually the largest item. Then come the notary/PPAT for the sale deed and title transfer, the bank's provisi and administration fees, the appraisal, and the life and fire insurance the bank requires. A new home from a developer carries PPN unless the PPN DTP incentive applies. Together these often come to 5% to 8% of the price.

Legal basis

• Law No. 1 of 2022 on Financial Relations between the Central and Regional Governments (HKPD): BPHTB capped at 5% and an NPOPTKP of at least Rp80,000,000 for a first acquisition (Article 46).
• DKI Jakarta Regional Regulation No. 1 of 2024 on Regional Taxes and Levies: BPHTB at 5% and an NPOPTKP of Rp250,000,000 for a first acquisition.
• Minister of Finance Regulation (PMK) No. 90 of 2025: PPN borne by the government for new landed houses and apartment units in 2026.
• PMK No. 131 of 2024: 12% PPN on a tax base of 11/12 of the price, which works out to 11% effective.
• Government Regulation No. 24 of 2016: PPAT fee capped at 1% of the transaction value.

Rules and default figures last checked: 2026-11-14

Frequently asked questions

More money calculators

• THR Calculator

  Work out THR (Indonesian holiday bonus) for permanent, contract, new and daily workers, with the estimated PPh 21 withholding and the payment deadline.

• PPh 21 and Take-Home Pay Calculator

  Work out monthly PPh 21 (TER), the December true-up, and take-home pay after BPJS and income tax.

• BPJS Calculator

  Calculate BPJS Kesehatan and BPJS Ketenagakerjaan (JHT, JP, JKK, JKM) contributions from salary, split between employer and employee.

• Kos vs Apartment Calculator

  Compare monthly cost, upfront cash, and 12-month total for a kos and an apartment, including commute fare and time.

• Car Installment Calculator

  Calculate car loan installments for Indonesian market

• FIRE Retirement Calculator

  Calculate your Financial Independence Retire Early number using the 4% rule