Kalkulator KPR Bunga Berjenjang (Fixed → Cap → Floating)
Simulasi cicilan per fase bunga lengkap dengan jadwal amortisasi dan peringatan lonjakan saat floating.
Data terverifikasi. Dasar hukum: Praktik perbankan Indonesia & transparansi SBDK Bank Indonesia · diverifikasi 2026-10-18
Cicilan Awal per Bulan (Fase Fixed)
Rp3.574.413
Cicilan awal Rp3.574.413. Saat masuk floating, cicilan menjadi Rp5.140.717 — naik 43,82%. ⚠️ Lonjakan >30%: siapkan strategi pelunasan sebagian/refinance sebelum fase floating. Total bunga Rp351.881.361.
Rincian Perhitungan
| + Pokok pinjaman | Rp500.000.000 | 100,0% |
| + Total bunga (fixed+cap+floating) | Rp351.881.361 | 70,4% |
| Total pembayaran | Rp851.881.361 | 170,4% |
| Cicilan fase floating | Rp5.140.717 |
Bedah Rumus & Regulasi
Cicilan Anuitas = P × r(1+r)^n / ((1+r)^n − 1), r = bunga tahunan ÷ 12, n = sisa tenor (bulan) Setiap pergantian fase (fixed → cap → floating), cicilan dihitung ulang dari sisa pokok & sisa tenor dengan bunga fase baru.
- Fase fixed 3,50% selama 3 th → cicilan awal Rp3.574.413 (anuitas dari Rp500.000.000, sisa tenor 180 bln)
- Fase cap 7,50% selama 2 th, cicilan dihitung ulang dari sisa pokok
- Fase floating 11,00% → cicilan Rp5.140.717
- Total bunga sepanjang tenor = Rp351.881.361
Asumsi & Batasan
- Bunga floating diasumsikan konstan di angka input selama sisa tenor (kenyataannya mengikuti SBDK/BI-Rate dan ditinjau bank berkala).
- Belum termasuk asuransi jiwa/kebakaran, provisi, dan penalti pelunasan.
- Pembayaran tepat waktu tanpa tunggakan.
Jadwal Bulanan (180 baris)
| Bulan | Fase | Cicilan | Bunga | Pokok | Sisa |
|---|---|---|---|---|---|
| 1 | 1 | 3.574.413 | 1.458.333 | 2.116.079 | 497.883.921 |
| 2 | 1 | 3.574.413 | 1.452.161 | 2.122.251 | 495.761.669 |
| 3 | 1 | 3.574.413 | 1.445.972 | 2.128.441 | 493.633.228 |
| 4 | 1 | 3.574.413 | 1.439.764 | 2.134.649 | 491.498.579 |
| 5 | 1 | 3.574.413 | 1.433.538 | 2.140.875 | 489.357.704 |
| 6 | 1 | 3.574.413 | 1.427.293 | 2.147.119 | 487.210.584 |
| 7 | 1 | 3.574.413 | 1.421.031 | 2.153.382 | 485.057.203 |
| 8 | 1 | 3.574.413 | 1.414.750 | 2.159.663 | 482.897.540 |
| 9 | 1 | 3.574.413 | 1.408.451 | 2.165.962 | 480.731.579 |
| 10 | 1 | 3.574.413 | 1.402.134 | 2.172.279 | 478.559.300 |
| 11 | 1 | 3.574.413 | 1.395.798 | 2.178.615 | 476.380.685 |
| 12 | 1 | 3.574.413 | 1.389.444 | 2.184.969 | 474.195.716 |
| 13 | 1 | 3.574.413 | 1.383.071 | 2.191.342 | 472.004.374 |
| 14 | 1 | 3.574.413 | 1.376.679 | 2.197.733 | 469.806.641 |
| 15 | 1 | 3.574.413 | 1.370.269 | 2.204.143 | 467.602.497 |
| 16 | 1 | 3.574.413 | 1.363.841 | 2.210.572 | 465.391.925 |
| 17 | 1 | 3.574.413 | 1.357.393 | 2.217.020 | 463.174.906 |
| 18 | 1 | 3.574.413 | 1.350.927 | 2.223.486 | 460.951.420 |
| 19 | 1 | 3.574.413 | 1.344.442 | 2.229.971 | 458.721.449 |
| 20 | 1 | 3.574.413 | 1.337.938 | 2.236.475 | 456.484.974 |
| 21 | 1 | 3.574.413 | 1.331.415 | 2.242.998 | 454.241.975 |
| 22 | 1 | 3.574.413 | 1.324.872 | 2.249.540 | 451.992.435 |
| 23 | 1 | 3.574.413 | 1.318.311 | 2.256.101 | 449.736.334 |
| 24 | 1 | 3.574.413 | 1.311.731 | 2.262.682 | 447.473.652 |
| 25 | 1 | 3.574.413 | 1.305.131 | 2.269.281 | 445.204.371 |
| 26 | 1 | 3.574.413 | 1.298.513 | 2.275.900 | 442.928.471 |
| 27 | 1 | 3.574.413 | 1.291.875 | 2.282.538 | 440.645.933 |
| 28 | 1 | 3.574.413 | 1.285.217 | 2.289.195 | 438.356.737 |
| 29 | 1 | 3.574.413 | 1.278.540 | 2.295.872 | 436.060.865 |
| 30 | 1 | 3.574.413 | 1.271.844 | 2.302.569 | 433.758.297 |
| 31 | 1 | 3.574.413 | 1.265.128 | 2.309.284 | 431.449.012 |
| 32 | 1 | 3.574.413 | 1.258.393 | 2.316.020 | 429.132.992 |
| 33 | 1 | 3.574.413 | 1.251.638 | 2.322.775 | 426.810.218 |
| 34 | 1 | 3.574.413 | 1.244.863 | 2.329.550 | 424.480.668 |
| 35 | 1 | 3.574.413 | 1.238.069 | 2.336.344 | 422.144.324 |
| 36 | 1 | 3.574.413 | 1.231.254 | 2.343.158 | 419.801.166 |
| 37 | 2 | 4.429.852 | 2.623.757 | 1.806.095 | 417.995.071 |
| 38 | 2 | 4.429.852 | 2.612.469 | 1.817.383 | 416.177.687 |
| 39 | 2 | 4.429.852 | 2.601.111 | 1.828.742 | 414.348.946 |
| 40 | 2 | 4.429.852 | 2.589.681 | 1.840.171 | 412.508.774 |
| 41 | 2 | 4.429.852 | 2.578.180 | 1.851.673 | 410.657.102 |
| 42 | 2 | 4.429.852 | 2.566.607 | 1.863.245 | 408.793.856 |
| 43 | 2 | 4.429.852 | 2.554.962 | 1.874.891 | 406.918.965 |
| 44 | 2 | 4.429.852 | 2.543.244 | 1.886.609 | 405.032.357 |
| 45 | 2 | 4.429.852 | 2.531.452 | 1.898.400 | 403.133.957 |
| 46 | 2 | 4.429.852 | 2.519.587 | 1.910.265 | 401.223.691 |
| 47 | 2 | 4.429.852 | 2.507.648 | 1.922.204 | 399.301.487 |
| 48 | 2 | 4.429.852 | 2.495.634 | 1.934.218 | 397.367.269 |
| 49 | 2 | 4.429.852 | 2.483.545 | 1.946.307 | 395.420.962 |
| 50 | 2 | 4.429.852 | 2.471.381 | 1.958.471 | 393.462.491 |
| 51 | 2 | 4.429.852 | 2.459.141 | 1.970.712 | 391.491.779 |
| 52 | 2 | 4.429.852 | 2.446.824 | 1.983.029 | 389.508.750 |
| 53 | 2 | 4.429.852 | 2.434.430 | 1.995.423 | 387.513.328 |
| 54 | 2 | 4.429.852 | 2.421.958 | 2.007.894 | 385.505.434 |
| 55 | 2 | 4.429.852 | 2.409.409 | 2.020.443 | 383.484.990 |
| 56 | 2 | 4.429.852 | 2.396.781 | 2.033.071 | 381.451.919 |
| 57 | 2 | 4.429.852 | 2.384.074 | 2.045.778 | 379.406.141 |
| 58 | 2 | 4.429.852 | 2.371.288 | 2.058.564 | 377.347.577 |
| 59 | 2 | 4.429.852 | 2.358.422 | 2.071.430 | 375.276.147 |
| 60 | 2 | 4.429.852 | 2.345.476 | 2.084.376 | 373.191.771 |
| 61 | 3 | 5.140.717 | 3.420.925 | 1.719.792 | 371.471.978 |
| 62 | 3 | 5.140.717 | 3.405.160 | 1.735.557 | 369.736.421 |
| 63 | 3 | 5.140.717 | 3.389.251 | 1.751.467 | 367.984.955 |
| 64 | 3 | 5.140.717 | 3.373.195 | 1.767.522 | 366.217.433 |
| 65 | 3 | 5.140.717 | 3.356.993 | 1.783.724 | 364.433.709 |
| 66 | 3 | 5.140.717 | 3.340.642 | 1.800.075 | 362.633.634 |
| 67 | 3 | 5.140.717 | 3.324.142 | 1.816.575 | 360.817.059 |
| 68 | 3 | 5.140.717 | 3.307.490 | 1.833.227 | 358.983.831 |
| 69 | 3 | 5.140.717 | 3.290.685 | 1.850.032 | 357.133.800 |
| 70 | 3 | 5.140.717 | 3.273.726 | 1.866.991 | 355.266.809 |
| 71 | 3 | 5.140.717 | 3.256.612 | 1.884.105 | 353.382.704 |
| 72 | 3 | 5.140.717 | 3.239.341 | 1.901.376 | 351.481.329 |
| 73 | 3 | 5.140.717 | 3.221.912 | 1.918.805 | 349.562.524 |
| 74 | 3 | 5.140.717 | 3.204.323 | 1.936.394 | 347.626.130 |
| 75 | 3 | 5.140.717 | 3.186.573 | 1.954.144 | 345.671.986 |
| 76 | 3 | 5.140.717 | 3.168.660 | 1.972.057 | 343.699.928 |
| 77 | 3 | 5.140.717 | 3.150.583 | 1.990.134 | 341.709.794 |
| 78 | 3 | 5.140.717 | 3.132.340 | 2.008.377 | 339.701.417 |
| 79 | 3 | 5.140.717 | 3.113.930 | 2.026.787 | 337.674.629 |
| 80 | 3 | 5.140.717 | 3.095.351 | 2.045.366 | 335.629.263 |
| 81 | 3 | 5.140.717 | 3.076.602 | 2.064.115 | 333.565.148 |
| 82 | 3 | 5.140.717 | 3.057.681 | 2.083.037 | 331.482.111 |
| 83 | 3 | 5.140.717 | 3.038.586 | 2.102.131 | 329.379.980 |
| 84 | 3 | 5.140.717 | 3.019.316 | 2.121.401 | 327.258.579 |
| 85 | 3 | 5.140.717 | 2.999.870 | 2.140.847 | 325.117.733 |
| 86 | 3 | 5.140.717 | 2.980.246 | 2.160.471 | 322.957.262 |
| 87 | 3 | 5.140.717 | 2.960.442 | 2.180.276 | 320.776.986 |
| 88 | 3 | 5.140.717 | 2.940.456 | 2.200.261 | 318.576.725 |
| 89 | 3 | 5.140.717 | 2.920.287 | 2.220.430 | 316.356.294 |
| 90 | 3 | 5.140.717 | 2.899.933 | 2.240.784 | 314.115.510 |
| 91 | 3 | 5.140.717 | 2.879.392 | 2.261.325 | 311.854.185 |
| 92 | 3 | 5.140.717 | 2.858.663 | 2.282.054 | 309.572.131 |
| 93 | 3 | 5.140.717 | 2.837.745 | 2.302.973 | 307.269.159 |
| 94 | 3 | 5.140.717 | 2.816.634 | 2.324.083 | 304.945.076 |
| 95 | 3 | 5.140.717 | 2.795.330 | 2.345.387 | 302.599.688 |
| 96 | 3 | 5.140.717 | 2.773.830 | 2.366.887 | 300.232.802 |
| 97 | 3 | 5.140.717 | 2.752.134 | 2.388.583 | 297.844.219 |
| 98 | 3 | 5.140.717 | 2.730.239 | 2.410.478 | 295.433.740 |
| 99 | 3 | 5.140.717 | 2.708.143 | 2.432.574 | 293.001.166 |
| 100 | 3 | 5.140.717 | 2.685.844 | 2.454.873 | 290.546.293 |
| 101 | 3 | 5.140.717 | 2.663.341 | 2.477.376 | 288.068.917 |
| 102 | 3 | 5.140.717 | 2.640.632 | 2.500.085 | 285.568.832 |
| 103 | 3 | 5.140.717 | 2.617.714 | 2.523.003 | 283.045.829 |
| 104 | 3 | 5.140.717 | 2.594.587 | 2.546.130 | 280.499.698 |
| 105 | 3 | 5.140.717 | 2.571.247 | 2.569.470 | 277.930.229 |
| 106 | 3 | 5.140.717 | 2.547.694 | 2.593.023 | 275.337.205 |
| 107 | 3 | 5.140.717 | 2.523.924 | 2.616.793 | 272.720.413 |
| 108 | 3 | 5.140.717 | 2.499.937 | 2.640.780 | 270.079.633 |
| 109 | 3 | 5.140.717 | 2.475.730 | 2.664.987 | 267.414.646 |
| 110 | 3 | 5.140.717 | 2.451.301 | 2.689.416 | 264.725.229 |
| 111 | 3 | 5.140.717 | 2.426.648 | 2.714.069 | 262.011.160 |
| 112 | 3 | 5.140.717 | 2.401.769 | 2.738.948 | 259.272.212 |
| 113 | 3 | 5.140.717 | 2.376.662 | 2.764.055 | 256.508.157 |
| 114 | 3 | 5.140.717 | 2.351.325 | 2.789.392 | 253.718.765 |
| 115 | 3 | 5.140.717 | 2.325.755 | 2.814.962 | 250.903.803 |
| 116 | 3 | 5.140.717 | 2.299.952 | 2.840.766 | 248.063.038 |
| 117 | 3 | 5.140.717 | 2.273.911 | 2.866.806 | 245.196.232 |
| 118 | 3 | 5.140.717 | 2.247.632 | 2.893.085 | 242.303.147 |
| 119 | 3 | 5.140.717 | 2.221.112 | 2.919.605 | 239.383.542 |
| 120 | 3 | 5.140.717 | 2.194.349 | 2.946.368 | 236.437.174 |
| 121 | 3 | 5.140.717 | 2.167.341 | 2.973.376 | 233.463.798 |
| 122 | 3 | 5.140.717 | 2.140.085 | 3.000.632 | 230.463.165 |
| 123 | 3 | 5.140.717 | 2.112.579 | 3.028.138 | 227.435.027 |
| 124 | 3 | 5.140.717 | 2.084.821 | 3.055.896 | 224.379.131 |
| 125 | 3 | 5.140.717 | 2.056.809 | 3.083.908 | 221.295.223 |
| 126 | 3 | 5.140.717 | 2.028.540 | 3.112.178 | 218.183.045 |
| 127 | 3 | 5.140.717 | 2.000.011 | 3.140.706 | 215.042.340 |
| 128 | 3 | 5.140.717 | 1.971.221 | 3.169.496 | 211.872.844 |
| 129 | 3 | 5.140.717 | 1.942.168 | 3.198.549 | 208.674.295 |
| 130 | 3 | 5.140.717 | 1.912.848 | 3.227.869 | 205.446.425 |
| 131 | 3 | 5.140.717 | 1.883.259 | 3.257.458 | 202.188.967 |
| 132 | 3 | 5.140.717 | 1.853.399 | 3.287.318 | 198.901.649 |
| 133 | 3 | 5.140.717 | 1.823.265 | 3.317.452 | 195.584.197 |
| 134 | 3 | 5.140.717 | 1.792.855 | 3.347.862 | 192.236.335 |
| 135 | 3 | 5.140.717 | 1.762.166 | 3.378.551 | 188.857.784 |
| 136 | 3 | 5.140.717 | 1.731.196 | 3.409.521 | 185.448.264 |
| 137 | 3 | 5.140.717 | 1.699.942 | 3.440.775 | 182.007.489 |
| 138 | 3 | 5.140.717 | 1.668.402 | 3.472.315 | 178.535.174 |
| 139 | 3 | 5.140.717 | 1.636.572 | 3.504.145 | 175.031.029 |
| 140 | 3 | 5.140.717 | 1.604.451 | 3.536.266 | 171.494.763 |
| 141 | 3 | 5.140.717 | 1.572.035 | 3.568.682 | 167.926.082 |
| 142 | 3 | 5.140.717 | 1.539.322 | 3.601.395 | 164.324.687 |
| 143 | 3 | 5.140.717 | 1.506.310 | 3.634.407 | 160.690.280 |
| 144 | 3 | 5.140.717 | 1.472.994 | 3.667.723 | 157.022.557 |
| 145 | 3 | 5.140.717 | 1.439.373 | 3.701.344 | 153.321.213 |
| 146 | 3 | 5.140.717 | 1.405.444 | 3.735.273 | 149.585.940 |
| 147 | 3 | 5.140.717 | 1.371.204 | 3.769.513 | 145.816.428 |
| 148 | 3 | 5.140.717 | 1.336.651 | 3.804.066 | 142.012.361 |
| 149 | 3 | 5.140.717 | 1.301.780 | 3.838.937 | 138.173.424 |
| 150 | 3 | 5.140.717 | 1.266.590 | 3.874.127 | 134.299.297 |
| 151 | 3 | 5.140.717 | 1.231.077 | 3.909.640 | 130.389.657 |
| 152 | 3 | 5.140.717 | 1.195.239 | 3.945.479 | 126.444.178 |
| 153 | 3 | 5.140.717 | 1.159.072 | 3.981.645 | 122.462.533 |
| 154 | 3 | 5.140.717 | 1.122.573 | 4.018.144 | 118.444.389 |
| 155 | 3 | 5.140.717 | 1.085.740 | 4.054.977 | 114.389.412 |
| 156 | 3 | 5.140.717 | 1.048.570 | 4.092.147 | 110.297.265 |
| 157 | 3 | 5.140.717 | 1.011.058 | 4.129.659 | 106.167.606 |
| 158 | 3 | 5.140.717 | 973.203 | 4.167.514 | 102.000.092 |
| 159 | 3 | 5.140.717 | 935.001 | 4.205.716 | 97.794.376 |
| 160 | 3 | 5.140.717 | 896.448 | 4.244.269 | 93.550.107 |
| 161 | 3 | 5.140.717 | 857.543 | 4.283.174 | 89.266.933 |
| 162 | 3 | 5.140.717 | 818.280 | 4.322.437 | 84.944.496 |
| 163 | 3 | 5.140.717 | 778.658 | 4.362.059 | 80.582.437 |
| 164 | 3 | 5.140.717 | 738.672 | 4.402.045 | 76.180.392 |
| 165 | 3 | 5.140.717 | 698.320 | 4.442.397 | 71.737.995 |
| 166 | 3 | 5.140.717 | 657.598 | 4.483.119 | 67.254.876 |
| 167 | 3 | 5.140.717 | 616.503 | 4.524.214 | 62.730.662 |
| 168 | 3 | 5.140.717 | 575.031 | 4.565.686 | 58.164.976 |
| 169 | 3 | 5.140.717 | 533.179 | 4.607.538 | 53.557.438 |
| 170 | 3 | 5.140.717 | 490.943 | 4.649.774 | 48.907.664 |
| 171 | 3 | 5.140.717 | 448.320 | 4.692.397 | 44.215.267 |
| 172 | 3 | 5.140.717 | 405.307 | 4.735.410 | 39.479.857 |
| 173 | 3 | 5.140.717 | 361.899 | 4.778.818 | 34.701.039 |
| 174 | 3 | 5.140.717 | 318.093 | 4.822.624 | 29.878.414 |
| 175 | 3 | 5.140.717 | 273.885 | 4.866.832 | 25.011.583 |
| 176 | 3 | 5.140.717 | 229.273 | 4.911.444 | 20.100.139 |
| 177 | 3 | 5.140.717 | 184.251 | 4.956.466 | 15.143.673 |
| 178 | 3 | 5.140.717 | 138.817 | 5.001.900 | 10.141.773 |
| 179 | 3 | 5.140.717 | 92.966 | 5.047.751 | 5.094.022 |
| 180 | 3 | 5.140.717 | 46.695 | 5.094.022 | 0 |
Pertanyaan Umum
Kenapa cicilan naik saat floating?
Cicilan dihitung ulang dari sisa pokok dengan bunga floating yang biasanya jauh lebih tinggi (SBDK ± 9–13%). Pada contoh 500 jt/15 th, cicilan bisa naik >50% dari masa fixed.
Apa beda bunga cap dan fixed?
Fixed: bunga dikunci persis. Cap: bunga mengikuti pasar tapi dibatasi plafon maksimum (cap) selama fase itu.
Strategi menghadapi floating?
Siapkan dana pelunasan sebagian sebelum fase floating, atau refinance ke bank dengan promo fixed lebih panjang. Simulasikan di kalkulator Pelunasan Dipercepat KPR.