Simulasi KPR 400 Juta Tenor 15 Tahun
Cicilan per fase untuk pinjaman Rp400 juta, tenor 15 tahun.
Hasil. Cicilan Awal per Bulan (Fase Fixed) pada skenario ini adalah Rp2.859.530. Artinya, cicilan awal Rp2.859.530. Saat masuk floating, cicilan menjadi Rp4.112.574 — naik 43,82%. ⚠️ Lonjakan >30%: siapkan strategi pelunasan sebagian/refinance sebelum fase floating. Total bunga Rp281.505.089.
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 Rp400.000.000; Total bunga (fixed+cap+floating) Rp281.505.089; Total pembayaran Rp681.505.089.
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)
Rp2.859.530
Cicilan awal Rp2.859.530. Saat masuk floating, cicilan menjadi Rp4.112.574 — naik 43,82%. ⚠️ Lonjakan >30%: siapkan strategi pelunasan sebagian/refinance sebelum fase floating. Total bunga Rp281.505.089.
💡 Fakta Mengejutkan dari Angkamu
💡 Tahukah kamu? Total bunga yang kamu bayarkan ke bank selama masa KPR ini mencapai Rp281.505.089 (70,4% dari pokok pinjamanmu!).
Hasil Hitungan
| + Pokok pinjaman | Rp400.000.000 | 100,0% |
| + Total bunga (fixed+cap+floating) | Rp281.505.089 | 70,4% |
| Total pembayaran | Rp681.505.089 | 170,4% |
| Cicilan fase floating | Rp4.112.574 |
+ Pokok pinjaman
Rp400.000.000
+ Total bunga (fixed+cap+floating)
Rp281.505.089
Total pembayaran
Rp681.505.089
Cicilan fase floating
Rp4.112.574
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 3,50% selama 3 th → cicilan awal Rp2.859.530 (anuitas dari Rp400.000.000, sisa tenor 180 bln)
- Fase cap 7,50% selama 2 th, cicilan dihitung ulang dari sisa pokok
- Fase floating 11,00% → cicilan Rp4.112.574
- Total bunga sepanjang tenor = Rp281.505.089
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 | 2.859.530 | 1.166.667 | 1.692.863 | 398.307.137 |
| 2 | 1 | 2.859.530 | 1.161.729 | 1.697.801 | 396.609.335 |
| 3 | 1 | 2.859.530 | 1.156.777 | 1.702.753 | 394.906.583 |
| 4 | 1 | 2.859.530 | 1.151.811 | 1.707.719 | 393.198.863 |
| 5 | 1 | 2.859.530 | 1.146.830 | 1.712.700 | 391.486.163 |
| 6 | 1 | 2.859.530 | 1.141.835 | 1.717.696 | 389.768.468 |
| 7 | 1 | 2.859.530 | 1.136.825 | 1.722.705 | 388.045.762 |
| 8 | 1 | 2.859.530 | 1.131.800 | 1.727.730 | 386.318.032 |
| 9 | 1 | 2.859.530 | 1.126.761 | 1.732.769 | 384.585.263 |
| 10 | 1 | 2.859.530 | 1.121.707 | 1.737.823 | 382.847.440 |
| 11 | 1 | 2.859.530 | 1.116.638 | 1.742.892 | 381.104.548 |
| 12 | 1 | 2.859.530 | 1.111.555 | 1.747.975 | 379.356.573 |
| 13 | 1 | 2.859.530 | 1.106.457 | 1.753.073 | 377.603.499 |
| 14 | 1 | 2.859.530 | 1.101.344 | 1.758.187 | 375.845.313 |
| 15 | 1 | 2.859.530 | 1.096.215 | 1.763.315 | 374.081.998 |
| 16 | 1 | 2.859.530 | 1.091.072 | 1.768.458 | 372.313.540 |
| 17 | 1 | 2.859.530 | 1.085.914 | 1.773.616 | 370.539.925 |
| 18 | 1 | 2.859.530 | 1.080.741 | 1.778.789 | 368.761.136 |
| 19 | 1 | 2.859.530 | 1.075.553 | 1.783.977 | 366.977.159 |
| 20 | 1 | 2.859.530 | 1.070.350 | 1.789.180 | 365.187.979 |
| 21 | 1 | 2.859.530 | 1.065.132 | 1.794.399 | 363.393.580 |
| 22 | 1 | 2.859.530 | 1.059.898 | 1.799.632 | 361.593.948 |
| 23 | 1 | 2.859.530 | 1.054.649 | 1.804.881 | 359.789.067 |
| 24 | 1 | 2.859.530 | 1.049.385 | 1.810.145 | 357.978.922 |
| 25 | 1 | 2.859.530 | 1.044.105 | 1.815.425 | 356.163.497 |
| 26 | 1 | 2.859.530 | 1.038.810 | 1.820.720 | 354.342.777 |
| 27 | 1 | 2.859.530 | 1.033.500 | 1.826.030 | 352.516.746 |
| 28 | 1 | 2.859.530 | 1.028.174 | 1.831.356 | 350.685.390 |
| 29 | 1 | 2.859.530 | 1.022.832 | 1.836.698 | 348.848.692 |
| 30 | 1 | 2.859.530 | 1.017.475 | 1.842.055 | 347.006.637 |
| 31 | 1 | 2.859.530 | 1.012.103 | 1.847.427 | 345.159.210 |
| 32 | 1 | 2.859.530 | 1.006.714 | 1.852.816 | 343.306.394 |
| 33 | 1 | 2.859.530 | 1.001.310 | 1.858.220 | 341.448.174 |
| 34 | 1 | 2.859.530 | 995.891 | 1.863.640 | 339.584.534 |
| 35 | 1 | 2.859.530 | 990.455 | 1.869.075 | 337.715.459 |
| 36 | 1 | 2.859.530 | 985.003 | 1.874.527 | 335.840.932 |
| 37 | 2 | 3.543.882 | 2.099.006 | 1.444.876 | 334.396.056 |
| 38 | 2 | 3.543.882 | 2.089.975 | 1.453.907 | 332.942.150 |
| 39 | 2 | 3.543.882 | 2.080.888 | 1.462.993 | 331.479.156 |
| 40 | 2 | 3.543.882 | 2.071.745 | 1.472.137 | 330.007.019 |
| 41 | 2 | 3.543.882 | 2.062.544 | 1.481.338 | 328.525.681 |
| 42 | 2 | 3.543.882 | 2.053.286 | 1.490.596 | 327.035.085 |
| 43 | 2 | 3.543.882 | 2.043.969 | 1.499.913 | 325.535.172 |
| 44 | 2 | 3.543.882 | 2.034.595 | 1.509.287 | 324.025.885 |
| 45 | 2 | 3.543.882 | 2.025.162 | 1.518.720 | 322.507.165 |
| 46 | 2 | 3.543.882 | 2.015.670 | 1.528.212 | 320.978.953 |
| 47 | 2 | 3.543.882 | 2.006.118 | 1.537.763 | 319.441.190 |
| 48 | 2 | 3.543.882 | 1.996.507 | 1.547.374 | 317.893.815 |
| 49 | 2 | 3.543.882 | 1.986.836 | 1.557.046 | 316.336.770 |
| 50 | 2 | 3.543.882 | 1.977.105 | 1.566.777 | 314.769.993 |
| 51 | 2 | 3.543.882 | 1.967.312 | 1.576.569 | 313.193.423 |
| 52 | 2 | 3.543.882 | 1.957.459 | 1.586.423 | 311.607.000 |
| 53 | 2 | 3.543.882 | 1.947.544 | 1.596.338 | 310.010.662 |
| 54 | 2 | 3.543.882 | 1.937.567 | 1.606.315 | 308.404.347 |
| 55 | 2 | 3.543.882 | 1.927.527 | 1.616.355 | 306.787.992 |
| 56 | 2 | 3.543.882 | 1.917.425 | 1.626.457 | 305.161.535 |
| 57 | 2 | 3.543.882 | 1.907.260 | 1.636.622 | 303.524.913 |
| 58 | 2 | 3.543.882 | 1.897.031 | 1.646.851 | 301.878.062 |
| 59 | 2 | 3.543.882 | 1.886.738 | 1.657.144 | 300.220.918 |
| 60 | 2 | 3.543.882 | 1.876.381 | 1.667.501 | 298.553.417 |
| 61 | 3 | 4.112.574 | 2.736.740 | 1.375.834 | 297.177.583 |
| 62 | 3 | 4.112.574 | 2.724.128 | 1.388.446 | 295.789.137 |
| 63 | 3 | 4.112.574 | 2.711.400 | 1.401.173 | 294.387.964 |
| 64 | 3 | 4.112.574 | 2.698.556 | 1.414.017 | 292.973.946 |
| 65 | 3 | 4.112.574 | 2.685.595 | 1.426.979 | 291.546.967 |
| 66 | 3 | 4.112.574 | 2.672.514 | 1.440.060 | 290.106.907 |
| 67 | 3 | 4.112.574 | 2.659.313 | 1.453.260 | 288.653.647 |
| 68 | 3 | 4.112.574 | 2.645.992 | 1.466.582 | 287.187.065 |
| 69 | 3 | 4.112.574 | 2.632.548 | 1.480.026 | 285.707.040 |
| 70 | 3 | 4.112.574 | 2.618.981 | 1.493.592 | 284.213.447 |
| 71 | 3 | 4.112.574 | 2.605.290 | 1.507.284 | 282.706.163 |
| 72 | 3 | 4.112.574 | 2.591.473 | 1.521.100 | 281.185.063 |
| 73 | 3 | 4.112.574 | 2.577.530 | 1.535.044 | 279.650.019 |
| 74 | 3 | 4.112.574 | 2.563.459 | 1.549.115 | 278.100.904 |
| 75 | 3 | 4.112.574 | 2.549.258 | 1.563.315 | 276.537.589 |
| 76 | 3 | 4.112.574 | 2.534.928 | 1.577.646 | 274.959.943 |
| 77 | 3 | 4.112.574 | 2.520.466 | 1.592.108 | 273.367.835 |
| 78 | 3 | 4.112.574 | 2.505.872 | 1.606.702 | 271.761.133 |
| 79 | 3 | 4.112.574 | 2.491.144 | 1.621.430 | 270.139.704 |
| 80 | 3 | 4.112.574 | 2.476.281 | 1.636.293 | 268.503.410 |
| 81 | 3 | 4.112.574 | 2.461.281 | 1.651.292 | 266.852.118 |
| 82 | 3 | 4.112.574 | 2.446.144 | 1.666.429 | 265.185.689 |
| 83 | 3 | 4.112.574 | 2.430.869 | 1.681.705 | 263.503.984 |
| 84 | 3 | 4.112.574 | 2.415.453 | 1.697.120 | 261.806.864 |
| 85 | 3 | 4.112.574 | 2.399.896 | 1.712.677 | 260.094.186 |
| 86 | 3 | 4.112.574 | 2.384.197 | 1.728.377 | 258.365.809 |
| 87 | 3 | 4.112.574 | 2.368.353 | 1.744.220 | 256.621.589 |
| 88 | 3 | 4.112.574 | 2.352.365 | 1.760.209 | 254.861.380 |
| 89 | 3 | 4.112.574 | 2.336.229 | 1.776.344 | 253.085.035 |
| 90 | 3 | 4.112.574 | 2.319.946 | 1.792.627 | 251.292.408 |
| 91 | 3 | 4.112.574 | 2.303.514 | 1.809.060 | 249.483.348 |
| 92 | 3 | 4.112.574 | 2.286.931 | 1.825.643 | 247.657.705 |
| 93 | 3 | 4.112.574 | 2.270.196 | 1.842.378 | 245.815.327 |
| 94 | 3 | 4.112.574 | 2.253.307 | 1.859.266 | 243.956.061 |
| 95 | 3 | 4.112.574 | 2.236.264 | 1.876.310 | 242.079.751 |
| 96 | 3 | 4.112.574 | 2.219.064 | 1.893.509 | 240.186.241 |
| 97 | 3 | 4.112.574 | 2.201.707 | 1.910.866 | 238.275.375 |
| 98 | 3 | 4.112.574 | 2.184.191 | 1.928.383 | 236.346.992 |
| 99 | 3 | 4.112.574 | 2.166.514 | 1.946.060 | 234.400.933 |
| 100 | 3 | 4.112.574 | 2.148.675 | 1.963.898 | 232.437.034 |
| 101 | 3 | 4.112.574 | 2.130.673 | 1.981.901 | 230.455.133 |
| 102 | 3 | 4.112.574 | 2.112.505 | 2.000.068 | 228.455.065 |
| 103 | 3 | 4.112.574 | 2.094.171 | 2.018.402 | 226.436.663 |
| 104 | 3 | 4.112.574 | 2.075.669 | 2.036.904 | 224.399.759 |
| 105 | 3 | 4.112.574 | 2.056.998 | 2.055.576 | 222.344.183 |
| 106 | 3 | 4.112.574 | 2.038.155 | 2.074.419 | 220.269.764 |
| 107 | 3 | 4.112.574 | 2.019.140 | 2.093.434 | 218.176.330 |
| 108 | 3 | 4.112.574 | 1.999.950 | 2.112.624 | 216.063.706 |
| 109 | 3 | 4.112.574 | 1.980.584 | 2.131.990 | 213.931.716 |
| 110 | 3 | 4.112.574 | 1.961.041 | 2.151.533 | 211.780.184 |
| 111 | 3 | 4.112.574 | 1.941.318 | 2.171.255 | 209.608.928 |
| 112 | 3 | 4.112.574 | 1.921.415 | 2.191.158 | 207.417.770 |
| 113 | 3 | 4.112.574 | 1.901.330 | 2.211.244 | 205.206.526 |
| 114 | 3 | 4.112.574 | 1.881.060 | 2.231.514 | 202.975.012 |
| 115 | 3 | 4.112.574 | 1.860.604 | 2.251.969 | 200.723.042 |
| 116 | 3 | 4.112.574 | 1.839.961 | 2.272.612 | 198.450.430 |
| 117 | 3 | 4.112.574 | 1.819.129 | 2.293.445 | 196.156.985 |
| 118 | 3 | 4.112.574 | 1.798.106 | 2.314.468 | 193.842.517 |
| 119 | 3 | 4.112.574 | 1.776.890 | 2.335.684 | 191.506.833 |
| 120 | 3 | 4.112.574 | 1.755.479 | 2.357.094 | 189.149.739 |
| 121 | 3 | 4.112.574 | 1.733.873 | 2.378.701 | 186.771.038 |
| 122 | 3 | 4.112.574 | 1.712.068 | 2.400.506 | 184.370.532 |
| 123 | 3 | 4.112.574 | 1.690.063 | 2.422.510 | 181.948.022 |
| 124 | 3 | 4.112.574 | 1.667.857 | 2.444.717 | 179.503.305 |
| 125 | 3 | 4.112.574 | 1.645.447 | 2.467.127 | 177.036.178 |
| 126 | 3 | 4.112.574 | 1.622.832 | 2.489.742 | 174.546.436 |
| 127 | 3 | 4.112.574 | 1.600.009 | 2.512.565 | 172.033.872 |
| 128 | 3 | 4.112.574 | 1.576.977 | 2.535.596 | 169.498.275 |
| 129 | 3 | 4.112.574 | 1.553.734 | 2.558.839 | 166.939.436 |
| 130 | 3 | 4.112.574 | 1.530.278 | 2.582.295 | 164.357.140 |
| 131 | 3 | 4.112.574 | 1.506.607 | 2.605.967 | 161.751.174 |
| 132 | 3 | 4.112.574 | 1.482.719 | 2.629.855 | 159.121.319 |
| 133 | 3 | 4.112.574 | 1.458.612 | 2.653.962 | 156.467.358 |
| 134 | 3 | 4.112.574 | 1.434.284 | 2.678.290 | 153.789.068 |
| 135 | 3 | 4.112.574 | 1.409.733 | 2.702.841 | 151.086.228 |
| 136 | 3 | 4.112.574 | 1.384.957 | 2.727.617 | 148.358.611 |
| 137 | 3 | 4.112.574 | 1.359.954 | 2.752.620 | 145.605.991 |
| 138 | 3 | 4.112.574 | 1.334.722 | 2.777.852 | 142.828.139 |
| 139 | 3 | 4.112.574 | 1.309.258 | 2.803.316 | 140.024.823 |
| 140 | 3 | 4.112.574 | 1.283.561 | 2.829.013 | 137.195.811 |
| 141 | 3 | 4.112.574 | 1.257.628 | 2.854.945 | 134.340.865 |
| 142 | 3 | 4.112.574 | 1.231.458 | 2.881.116 | 131.459.750 |
| 143 | 3 | 4.112.574 | 1.205.048 | 2.907.526 | 128.552.224 |
| 144 | 3 | 4.112.574 | 1.178.395 | 2.934.178 | 125.618.045 |
| 145 | 3 | 4.112.574 | 1.151.499 | 2.961.075 | 122.656.970 |
| 146 | 3 | 4.112.574 | 1.124.356 | 2.988.218 | 119.668.752 |
| 147 | 3 | 4.112.574 | 1.096.964 | 3.015.610 | 116.653.142 |
| 148 | 3 | 4.112.574 | 1.069.320 | 3.043.253 | 113.609.889 |
| 149 | 3 | 4.112.574 | 1.041.424 | 3.071.150 | 110.538.739 |
| 150 | 3 | 4.112.574 | 1.013.272 | 3.099.302 | 107.439.438 |
| 151 | 3 | 4.112.574 | 984.862 | 3.127.712 | 104.311.725 |
| 152 | 3 | 4.112.574 | 956.191 | 3.156.383 | 101.155.343 |
| 153 | 3 | 4.112.574 | 927.257 | 3.185.316 | 97.970.026 |
| 154 | 3 | 4.112.574 | 898.059 | 3.214.515 | 94.755.511 |
| 155 | 3 | 4.112.574 | 868.592 | 3.243.981 | 91.511.530 |
| 156 | 3 | 4.112.574 | 838.856 | 3.273.718 | 88.237.812 |
| 157 | 3 | 4.112.574 | 808.847 | 3.303.727 | 84.934.085 |
| 158 | 3 | 4.112.574 | 778.562 | 3.334.011 | 81.600.073 |
| 159 | 3 | 4.112.574 | 748.001 | 3.364.573 | 78.235.501 |
| 160 | 3 | 4.112.574 | 717.159 | 3.395.415 | 74.840.086 |
| 161 | 3 | 4.112.574 | 686.034 | 3.426.540 | 71.413.546 |
| 162 | 3 | 4.112.574 | 654.624 | 3.457.949 | 67.955.597 |
| 163 | 3 | 4.112.574 | 622.926 | 3.489.647 | 64.465.949 |
| 164 | 3 | 4.112.574 | 590.938 | 3.521.636 | 60.944.313 |
| 165 | 3 | 4.112.574 | 558.656 | 3.553.917 | 57.390.396 |
| 166 | 3 | 4.112.574 | 526.079 | 3.586.495 | 53.803.901 |
| 167 | 3 | 4.112.574 | 493.202 | 3.619.371 | 50.184.530 |
| 168 | 3 | 4.112.574 | 460.025 | 3.652.549 | 46.531.981 |
| 169 | 3 | 4.112.574 | 426.543 | 3.686.030 | 42.845.950 |
| 170 | 3 | 4.112.574 | 392.755 | 3.719.819 | 39.126.131 |
| 171 | 3 | 4.112.574 | 358.656 | 3.753.917 | 35.372.214 |
| 172 | 3 | 4.112.574 | 324.245 | 3.788.328 | 31.583.886 |
| 173 | 3 | 4.112.574 | 289.519 | 3.823.055 | 27.760.831 |
| 174 | 3 | 4.112.574 | 254.474 | 3.858.099 | 23.902.731 |
| 175 | 3 | 4.112.574 | 219.108 | 3.893.465 | 20.009.266 |
| 176 | 3 | 4.112.574 | 183.418 | 3.929.155 | 16.080.111 |
| 177 | 3 | 4.112.574 | 147.401 | 3.965.173 | 12.114.938 |
| 178 | 3 | 4.112.574 | 111.054 | 4.001.520 | 8.113.418 |
| 179 | 3 | 4.112.574 | 74.373 | 4.038.201 | 4.075.217 |
| 180 | 3 | 4.112.574 | 37.356 | 4.075.217 | 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)
Rp2.859.530