What is the maximum loan-to-value for a mortgage in Indonesia?

Bank Indonesia caps loan-to-value at 80% for a first home, meaning a minimum 20% deposit (uang muka). A second property is capped at 70%. These macroprudential limits have been loosened and tightened over the years, so confirm the current rule with your bank before committing.

What interest rate should I expect on an Indonesian KPR?

Commercial KPR rates typically run 7-12% per year, often as a fixed teaser rate for the first few years that then converts to a floating rate. FLPP subsidised loans for eligible lower-income first-time buyers are fixed at 5% for the full term. This calculator lets you model any of these.

What is FLPP and am I eligible?

FLPP (Fasilitas Likuiditas Pembiayaan Perumahan) is a government liquidity facility that funds 5% fixed-rate mortgages for first-time buyers below an income ceiling, buying a home below a price cap. Eligibility is administered by Kementerian PUPR through partner banks. It dramatically lowers monthly payments versus a commercial KPR.

Does this calculator include all the fees?

No. It models the loan principal, interest, and instalment only. Real KPR deals add provisi (origination fee, often around 1%), admin fees, mandatory credit life and fire insurance, appraisal, and notary/AJB costs. Budget several percent of the price on top of your deposit.

How is the monthly KPR payment calculated?

It uses the standard amortising annuity formula: payment = P x r x (1+r)^n / ((1+r)^n - 1), where P is the loan principal, r is the monthly rate (annual rate divided by 12), and n is the number of months. Each instalment is split between interest and principal, with interest falling over time.

Indonesia Mortgage Calculator

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The Indonesia mortgage calculator estimates the monthly instalment (cicilan) on a KPR home loan using local rate norms, the Bank Indonesia loan-to-value ceiling, and a full amortisation calculation. Whether you are comparing a commercial KPR against the subsidised FLPP scheme or just checking how big a deposit you need, you get the numbers in seconds.

How the calculation works

A KPR is repaid in equal monthly instalments using the standard amortising annuity formula:

payment = P x r x (1 + r)^n / ((1 + r)^n - 1)

where P is the loan principal (price minus deposit), r is the monthly interest rate (annual rate divided by 12), and n is the number of months. Early instalments are mostly interest; later ones are mostly principal.

The tool also checks your loan-to-value (LTV) against the Bank Indonesia limit. LTV is the loan principal divided by the property price. For a first home the ceiling is 80% (so you need at least a 20% deposit); for a second property it is 70%.

Worked example

A Rp 800,000,000 home with a Rp 160,000,000 deposit gives a Rp 640,000,000 loan (LTV 80%). At 9.5% per year over 15 years, the monthly payment works out to roughly Rp 6,685,000, and you repay well over a billion rupiah in total once interest is included. Switch the rate preset to FLPP 5% and the same loan drops to about Rp 5,060,000 per month.

Tips and notes

The 80%/70% LTV rules are macroprudential and have changed over time. Confirm the current ceiling with your bank.
Commercial rates are usually a fixed teaser, then floating. Model the floating rate too so a future reset does not surprise you.
Budget for provisi, admin, insurance, and notary fees on top of the deposit shown here.
All figures are calculated in your browser. Nothing is uploaded or stored.