KPR 350 Juta Tanpa Fase Cap (Langsung Floating)
Skema fixed 2 tahun lalu langsung floating tanpa fase cap.
Hasil. Cicilan Awal per Bulan (Fase Fixed) pada skenario ini adalah Rp3.150.029. Artinya, cicilan awal Rp3.150.029. Saat masuk floating, cicilan menjadi Rp4.101.270 — naik 30,20%. ⚠️ Lonjakan >30%: siapkan strategi pelunasan sebagian/refinance sebelum fase floating. Total bunga Rp217.753.082.
Cara hitung. Kalkulator ini mensimulasikan cicilan KPR-mu per fase bunga: fixed di awal, lalu cap, lalu floating. Setiap fase berganti, cicilan dihitung ulang dari sisa pokok dan sisa tenor — jadi kamu bisa melihat persis kapan cicilan melonjak dan menyiapkan strateginya. Rincian: Pokok pinjaman Rp350.000.000; Total bunga (fixed+cap+floating) Rp217.753.082; Total pembayaran Rp567.753.082.
Aturan. Perhitungan di atas mengacu pada Praktik perbankan Indonesia & transparansi SBDK Bank Indonesia (terverifikasi 2026-10-18). Coba ubah angkanya di kalkulator Kalkulator KPR Bunga Berjenjang (Fixed → Cap → Floating).
Data terverifikasi. Dasar hukum: Praktik perbankan Indonesia & transparansi SBDK Bank Indonesia · diverifikasi 2026-10-18
Cicilan Awal per Bulan (Fase Fixed)
Rp3.150.029
Cicilan awal Rp3.150.029. Saat masuk floating, cicilan menjadi Rp4.101.270 — naik 30,20%. ⚠️ Lonjakan >30%: siapkan strategi pelunasan sebagian/refinance sebelum fase floating. Total bunga Rp217.753.082.
💡 Fakta Mengejutkan dari Angkamu
💡 Tahukah kamu? Total bunga yang kamu bayarkan ke bank selama masa KPR ini mencapai Rp217.753.082 (62,2% dari pokok pinjamanmu!).
Hasil Hitungan
| + Pokok pinjaman | Rp350.000.000 | 100,0% |
| + Total bunga (fixed+cap+floating) | Rp217.753.082 | 62,2% |
| Total pembayaran | Rp567.753.082 | 162,2% |
| Cicilan fase floating | Rp4.101.270 |
+ Pokok pinjaman
Rp350.000.000
+ Total bunga (fixed+cap+floating)
Rp217.753.082
Total pembayaran
Rp567.753.082
Cicilan fase floating
Rp4.101.270
100% Gratis.
Lihat Cara Hitung & Aturan Resminya
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 4,50% selama 2 th → cicilan awal Rp3.150.029 (anuitas dari Rp350.000.000, sisa tenor 144 bln)
- Fase cap 7,50% selama 0 th, cicilan dihitung ulang dari sisa pokok
- Fase floating 10,50% → cicilan Rp4.101.270
- Total bunga sepanjang tenor = Rp217.753.082
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 (144 baris)
| Bulan | Fase | Cicilan | Bunga | Pokok | Sisa |
|---|---|---|---|---|---|
| 1 | 1 | 3.150.029 | 1.312.500 | 1.837.529 | 348.162.471 |
| 2 | 1 | 3.150.029 | 1.305.609 | 1.844.419 | 346.318.052 |
| 3 | 1 | 3.150.029 | 1.298.693 | 1.851.336 | 344.466.716 |
| 4 | 1 | 3.150.029 | 1.291.750 | 1.858.278 | 342.608.438 |
| 5 | 1 | 3.150.029 | 1.284.782 | 1.865.247 | 340.743.191 |
| 6 | 1 | 3.150.029 | 1.277.787 | 1.872.242 | 338.870.949 |
| 7 | 1 | 3.150.029 | 1.270.766 | 1.879.263 | 336.991.687 |
| 8 | 1 | 3.150.029 | 1.263.719 | 1.886.310 | 335.105.377 |
| 9 | 1 | 3.150.029 | 1.256.645 | 1.893.383 | 333.211.994 |
| 10 | 1 | 3.150.029 | 1.249.545 | 1.900.484 | 331.311.510 |
| 11 | 1 | 3.150.029 | 1.242.418 | 1.907.610 | 329.403.900 |
| 12 | 1 | 3.150.029 | 1.235.265 | 1.914.764 | 327.489.136 |
| 13 | 1 | 3.150.029 | 1.228.084 | 1.921.944 | 325.567.192 |
| 14 | 1 | 3.150.029 | 1.220.877 | 1.929.152 | 323.638.040 |
| 15 | 1 | 3.150.029 | 1.213.643 | 1.936.386 | 321.701.654 |
| 16 | 1 | 3.150.029 | 1.206.381 | 1.943.647 | 319.758.007 |
| 17 | 1 | 3.150.029 | 1.199.093 | 1.950.936 | 317.807.071 |
| 18 | 1 | 3.150.029 | 1.191.777 | 1.958.252 | 315.848.819 |
| 19 | 1 | 3.150.029 | 1.184.433 | 1.965.595 | 313.883.223 |
| 20 | 1 | 3.150.029 | 1.177.062 | 1.972.966 | 311.910.257 |
| 21 | 1 | 3.150.029 | 1.169.663 | 1.980.365 | 309.929.892 |
| 22 | 1 | 3.150.029 | 1.162.237 | 1.987.791 | 307.942.100 |
| 23 | 1 | 3.150.029 | 1.154.783 | 1.995.246 | 305.946.854 |
| 24 | 1 | 3.150.029 | 1.147.301 | 2.002.728 | 303.944.126 |
| 25 | 3 | 4.101.270 | 2.659.511 | 1.441.759 | 302.502.368 |
| 26 | 3 | 4.101.270 | 2.646.896 | 1.454.374 | 301.047.993 |
| 27 | 3 | 4.101.270 | 2.634.170 | 1.467.100 | 299.580.893 |
| 28 | 3 | 4.101.270 | 2.621.333 | 1.479.937 | 298.100.956 |
| 29 | 3 | 4.101.270 | 2.608.383 | 1.492.887 | 296.608.070 |
| 30 | 3 | 4.101.270 | 2.595.321 | 1.505.949 | 295.102.120 |
| 31 | 3 | 4.101.270 | 2.582.144 | 1.519.126 | 293.582.994 |
| 32 | 3 | 4.101.270 | 2.568.851 | 1.532.419 | 292.050.575 |
| 33 | 3 | 4.101.270 | 2.555.443 | 1.545.827 | 290.504.748 |
| 34 | 3 | 4.101.270 | 2.541.917 | 1.559.353 | 288.945.394 |
| 35 | 3 | 4.101.270 | 2.528.272 | 1.572.998 | 287.372.396 |
| 36 | 3 | 4.101.270 | 2.514.508 | 1.586.762 | 285.785.635 |
| 37 | 3 | 4.101.270 | 2.500.624 | 1.600.646 | 284.184.989 |
| 38 | 3 | 4.101.270 | 2.486.619 | 1.614.651 | 282.570.338 |
| 39 | 3 | 4.101.270 | 2.472.490 | 1.628.780 | 280.941.558 |
| 40 | 3 | 4.101.270 | 2.458.239 | 1.643.031 | 279.298.527 |
| 41 | 3 | 4.101.270 | 2.443.862 | 1.657.408 | 277.641.119 |
| 42 | 3 | 4.101.270 | 2.429.360 | 1.671.910 | 275.969.209 |
| 43 | 3 | 4.101.270 | 2.414.731 | 1.686.539 | 274.282.670 |
| 44 | 3 | 4.101.270 | 2.399.973 | 1.701.297 | 272.581.373 |
| 45 | 3 | 4.101.270 | 2.385.087 | 1.716.183 | 270.865.190 |
| 46 | 3 | 4.101.270 | 2.370.070 | 1.731.200 | 269.133.990 |
| 47 | 3 | 4.101.270 | 2.354.922 | 1.746.348 | 267.387.643 |
| 48 | 3 | 4.101.270 | 2.339.642 | 1.761.628 | 265.626.015 |
| 49 | 3 | 4.101.270 | 2.324.228 | 1.777.042 | 263.848.972 |
| 50 | 3 | 4.101.270 | 2.308.679 | 1.792.591 | 262.056.381 |
| 51 | 3 | 4.101.270 | 2.292.993 | 1.808.277 | 260.248.104 |
| 52 | 3 | 4.101.270 | 2.277.171 | 1.824.099 | 258.424.005 |
| 53 | 3 | 4.101.270 | 2.261.210 | 1.840.060 | 256.583.945 |
| 54 | 3 | 4.101.270 | 2.245.110 | 1.856.160 | 254.727.785 |
| 55 | 3 | 4.101.270 | 2.228.868 | 1.872.402 | 252.855.383 |
| 56 | 3 | 4.101.270 | 2.212.485 | 1.888.785 | 250.966.598 |
| 57 | 3 | 4.101.270 | 2.195.958 | 1.905.312 | 249.061.285 |
| 58 | 3 | 4.101.270 | 2.179.286 | 1.921.984 | 247.139.302 |
| 59 | 3 | 4.101.270 | 2.162.469 | 1.938.801 | 245.200.501 |
| 60 | 3 | 4.101.270 | 2.145.504 | 1.955.766 | 243.244.735 |
| 61 | 3 | 4.101.270 | 2.128.391 | 1.972.879 | 241.271.857 |
| 62 | 3 | 4.101.270 | 2.111.129 | 1.990.141 | 239.281.715 |
| 63 | 3 | 4.101.270 | 2.093.715 | 2.007.555 | 237.274.160 |
| 64 | 3 | 4.101.270 | 2.076.149 | 2.025.121 | 235.249.039 |
| 65 | 3 | 4.101.270 | 2.058.429 | 2.042.841 | 233.206.198 |
| 66 | 3 | 4.101.270 | 2.040.554 | 2.060.716 | 231.145.483 |
| 67 | 3 | 4.101.270 | 2.022.523 | 2.078.747 | 229.066.736 |
| 68 | 3 | 4.101.270 | 2.004.334 | 2.096.936 | 226.969.800 |
| 69 | 3 | 4.101.270 | 1.985.986 | 2.115.284 | 224.854.515 |
| 70 | 3 | 4.101.270 | 1.967.477 | 2.133.793 | 222.720.722 |
| 71 | 3 | 4.101.270 | 1.948.806 | 2.152.464 | 220.568.259 |
| 72 | 3 | 4.101.270 | 1.929.972 | 2.171.298 | 218.396.961 |
| 73 | 3 | 4.101.270 | 1.910.973 | 2.190.297 | 216.206.664 |
| 74 | 3 | 4.101.270 | 1.891.808 | 2.209.462 | 213.997.203 |
| 75 | 3 | 4.101.270 | 1.872.476 | 2.228.794 | 211.768.408 |
| 76 | 3 | 4.101.270 | 1.852.974 | 2.248.296 | 209.520.112 |
| 77 | 3 | 4.101.270 | 1.833.301 | 2.267.969 | 207.252.143 |
| 78 | 3 | 4.101.270 | 1.813.456 | 2.287.814 | 204.964.329 |
| 79 | 3 | 4.101.270 | 1.793.438 | 2.307.832 | 202.656.497 |
| 80 | 3 | 4.101.270 | 1.773.244 | 2.328.026 | 200.328.472 |
| 81 | 3 | 4.101.270 | 1.752.874 | 2.348.396 | 197.980.076 |
| 82 | 3 | 4.101.270 | 1.732.326 | 2.368.944 | 195.611.131 |
| 83 | 3 | 4.101.270 | 1.711.597 | 2.389.673 | 193.221.459 |
| 84 | 3 | 4.101.270 | 1.690.688 | 2.410.582 | 190.810.877 |
| 85 | 3 | 4.101.270 | 1.669.595 | 2.431.675 | 188.379.202 |
| 86 | 3 | 4.101.270 | 1.648.318 | 2.452.952 | 185.926.250 |
| 87 | 3 | 4.101.270 | 1.626.855 | 2.474.415 | 183.451.835 |
| 88 | 3 | 4.101.270 | 1.605.204 | 2.496.066 | 180.955.768 |
| 89 | 3 | 4.101.270 | 1.583.363 | 2.517.907 | 178.437.861 |
| 90 | 3 | 4.101.270 | 1.561.331 | 2.539.939 | 175.897.922 |
| 91 | 3 | 4.101.270 | 1.539.107 | 2.562.163 | 173.335.759 |
| 92 | 3 | 4.101.270 | 1.516.688 | 2.584.582 | 170.751.177 |
| 93 | 3 | 4.101.270 | 1.494.073 | 2.607.197 | 168.143.980 |
| 94 | 3 | 4.101.270 | 1.471.260 | 2.630.010 | 165.513.970 |
| 95 | 3 | 4.101.270 | 1.448.247 | 2.653.023 | 162.860.947 |
| 96 | 3 | 4.101.270 | 1.425.033 | 2.676.237 | 160.184.710 |
| 97 | 3 | 4.101.270 | 1.401.616 | 2.699.654 | 157.485.057 |
| 98 | 3 | 4.101.270 | 1.377.994 | 2.723.276 | 154.761.781 |
| 99 | 3 | 4.101.270 | 1.354.166 | 2.747.104 | 152.014.677 |
| 100 | 3 | 4.101.270 | 1.330.128 | 2.771.142 | 149.243.535 |
| 101 | 3 | 4.101.270 | 1.305.881 | 2.795.389 | 146.448.146 |
| 102 | 3 | 4.101.270 | 1.281.421 | 2.819.849 | 143.628.297 |
| 103 | 3 | 4.101.270 | 1.256.748 | 2.844.522 | 140.783.775 |
| 104 | 3 | 4.101.270 | 1.231.858 | 2.869.412 | 137.914.363 |
| 105 | 3 | 4.101.270 | 1.206.751 | 2.894.519 | 135.019.844 |
| 106 | 3 | 4.101.270 | 1.181.424 | 2.919.846 | 132.099.997 |
| 107 | 3 | 4.101.270 | 1.155.875 | 2.945.395 | 129.154.602 |
| 108 | 3 | 4.101.270 | 1.130.103 | 2.971.167 | 126.183.435 |
| 109 | 3 | 4.101.270 | 1.104.105 | 2.997.165 | 123.186.270 |
| 110 | 3 | 4.101.270 | 1.077.880 | 3.023.390 | 120.162.880 |
| 111 | 3 | 4.101.270 | 1.051.425 | 3.049.845 | 117.113.035 |
| 112 | 3 | 4.101.270 | 1.024.739 | 3.076.531 | 114.036.504 |
| 113 | 3 | 4.101.270 | 997.819 | 3.103.451 | 110.933.054 |
| 114 | 3 | 4.101.270 | 970.664 | 3.130.606 | 107.802.448 |
| 115 | 3 | 4.101.270 | 943.271 | 3.157.999 | 104.644.450 |
| 116 | 3 | 4.101.270 | 915.639 | 3.185.631 | 101.458.819 |
| 117 | 3 | 4.101.270 | 887.765 | 3.213.505 | 98.245.313 |
| 118 | 3 | 4.101.270 | 859.646 | 3.241.623 | 95.003.690 |
| 119 | 3 | 4.101.270 | 831.282 | 3.269.988 | 91.733.702 |
| 120 | 3 | 4.101.270 | 802.670 | 3.298.600 | 88.435.102 |
| 121 | 3 | 4.101.270 | 773.807 | 3.327.463 | 85.107.639 |
| 122 | 3 | 4.101.270 | 744.692 | 3.356.578 | 81.751.061 |
| 123 | 3 | 4.101.270 | 715.322 | 3.385.948 | 78.365.113 |
| 124 | 3 | 4.101.270 | 685.695 | 3.415.575 | 74.949.538 |
| 125 | 3 | 4.101.270 | 655.808 | 3.445.462 | 71.504.076 |
| 126 | 3 | 4.101.270 | 625.661 | 3.475.609 | 68.028.467 |
| 127 | 3 | 4.101.270 | 595.249 | 3.506.021 | 64.522.446 |
| 128 | 3 | 4.101.270 | 564.571 | 3.536.699 | 60.985.747 |
| 129 | 3 | 4.101.270 | 533.625 | 3.567.645 | 57.418.103 |
| 130 | 3 | 4.101.270 | 502.408 | 3.598.862 | 53.819.241 |
| 131 | 3 | 4.101.270 | 470.918 | 3.630.352 | 50.188.889 |
| 132 | 3 | 4.101.270 | 439.153 | 3.662.117 | 46.526.772 |
| 133 | 3 | 4.101.270 | 407.109 | 3.694.161 | 42.832.612 |
| 134 | 3 | 4.101.270 | 374.785 | 3.726.485 | 39.106.127 |
| 135 | 3 | 4.101.270 | 342.179 | 3.759.091 | 35.347.036 |
| 136 | 3 | 4.101.270 | 309.287 | 3.791.983 | 31.555.052 |
| 137 | 3 | 4.101.270 | 276.107 | 3.825.163 | 27.729.889 |
| 138 | 3 | 4.101.270 | 242.637 | 3.858.633 | 23.871.255 |
| 139 | 3 | 4.101.270 | 208.873 | 3.892.396 | 19.978.859 |
| 140 | 3 | 4.101.270 | 174.815 | 3.926.455 | 16.052.404 |
| 141 | 3 | 4.101.270 | 140.459 | 3.960.811 | 12.091.593 |
| 142 | 3 | 4.101.270 | 105.801 | 3.995.469 | 8.096.124 |
| 143 | 3 | 4.101.270 | 70.841 | 4.030.429 | 4.065.695 |
| 144 | 3 | 4.101.270 | 35.575 | 4.065.695 | 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.
Cicilan Awal per Bulan (Fase Fixed)
Rp3.150.029