A national housing expo runs 27–30 August 2026 at the convention centre in Pantai Indah Kapuk, North Jakarta. The organisers have brought in the state-owned banks and several hundred developers, with financing advertised as down payments from 1 percent, interest from 2.75 percent, terms up to 30 years, and instalments from Rp 1 million a month.
Every one of those numbers is accurate. The word worth slowing down for is "from", which appears four times in a single sentence.
What kind of rate is 2.75%?
A promotional mortgage is almost always built in two layers: a fixed period up front at a low rate, then a floating period that tracks the bank's base lending rate. Your instalment during the fixed window is set by the promo number. Your instalment across the rest of the term is set by the floating one.
And that's where this gets thin. Across the official announcements and the coverage circulating as this was written, the fixed period attached to 2.75 percent is never stated. Nothing says whether it holds for one year, two, three, or only for certain loan sizes and unit types.
Until the fixed period is known, 2.75 percent can't be used to calculate anything. It becomes information only once it's paired with a second word: until when.
For comparison, Bank Indonesia's Residential Property Price Survey put the average mortgage rate in Q2 2026 at 7.44 percent, identical to the quarter before. That's a market number rather than a promotional one, and it usually sits closer to where your instalment lands after the promo runs out.
What the gap looks like in rupiah
Take an example that's easy to picture: a Rp 700 million principal, 30-year term, annuity method.
| Rate scenario | Monthly instalment (illustrative) |
|---|---|
| 2.75% effective | ± Rp 2.86 million |
| 7.44% effective (Q2 2026 market average) | ± Rp 4.87 million |
| Monthly difference | ± Rp 2 million |
So if the fixed period turns out to be one year, what you've won is roughly Rp 24 million of relief in year one, with the remaining 29 years running at a very different number. If it's five years, the arithmetic changes completely. A poster can't tell those two outcomes apart.
How the switch from fixed to floating works, and what triggers it, is covered separately in our note on fixed-rate versus floating mortgages. If you're also weighing an offer quoted as a "flat" rate, the difference between flat and effective is in our guide to reading effective, flat, and annuity rates. Two numbers that look similar in a brochure can be nearly double each other in practice.
"Instalments from Rp 1 million" buys what, exactly?
This one you can answer yourself in under a minute. At 2.75 percent effective over 30 years, a Rp 1 million monthly instalment corresponds to a principal of about Rp 245 million.
Which means the Rp 1 million figure points at the lowest price tier present at the expo, generally subsidised housing. It isn't a number for a commercial house in the Rp 700 million range. Expo material is assembled from the floor of every variable: lowest deposit, lowest rate, longest term, smallest instalment. Those four don't necessarily meet on any single unit.
1 percent down doesn't mean 1 percent in cash
The deposit is one line item. Several others fall due on signing day, none of them financed by the mortgage:
- Bank provision and administration fees: either deducted from the principal or paid separately, depending on the lender.
- Appraisal: collateral valuation by the bank's appointed assessor.
- Life and fire insurance: premiums scale with age, term, and building value.
- Notary or PPAT fees: sale deed, mortgage deed, certificate verification.
- BPHTB: the buyer's transfer tax, calculated on acquisition value less the local exemption threshold.
We've listed these and the order they come due in our rundown of hidden costs when buying a house. The ones that tend to surprise people at the last minute are collected in our signing-day checklist.
Five questions to get answered at the bank's booth
An expo is efficient: many lenders and developers in one hall, comparable without driving across the metro. Use it by arriving with a list of questions, not just an ID card.
- How many years is 2.75 percent fixed for, and what does it track afterwards? Ask for the product name, not just the rate. One bank can run several promo schemes with different fixed windows.
- What's the estimated instalment in the first year after the fixed period ends? Have the officer compute it using the bank's base lending rate as of that day. This is the number that decides whether the loan still fits the household budget.
- What voids the promotional rate? Some schemes require payroll with the same bank, a minimum balance, or a prepayment lock during the fixed window. Ask what the penalty is if that condition lapses partway through.
- Which units does this apply to? The lowest rate is often ring-fenced to specific projects or loan bands. Confirm the unit you want is on the list.
- How long does the offer survive after the expo closes? Many expo promos carry a signing deadline, not just an application deadline. If the certificate or appraisal work runs past it, the rate can revert.
Get answers one through three in writing — an offering letter, or a screenshot of the official simulation showing the product name. Notes on promotional paper bind nobody.
If what you're looking for sits in the North Bekasi corridor
An expo is useful for one specific thing: comparing financing structures across banks quickly. What it can't do is let you assess the property — the real distance to the station, the condition of the access road, the elevation of the land, or what the neighbourhood feels like at six in the evening.
On Jl. Raya Perjuangan in North Bekasi, the Emerald 70 sits in the Rp 700 million range on a 47.25 m² plot with 70 m² of built area, bore-pile foundation, two storeys. Bekasi Station is about 5 minutes away, Summarecon Mall about 5 minutes, the Bekasi Barat toll gate about 10. The area is flood-free.
So the sequence that tends to work is this: visit the site first to confirm the unit is the one you want, then take those five questions to a lender, at the expo or at a branch, either is fine. A good promotional rate on the wrong house is still a thirty-year commitment.
Want to compare the financing first?
The Kingspoint team can break down the financing available on the Emerald 70 in North Bekasi, including the fixed period and the estimated instalment once the promotional window closes, before you sign anything.
Chat on WhatsAppRelated reading on the Kingspoint Blog
- Fixed vs Floating Mortgages: When the Instalment Changes
- Effective, Flat, and Annuity Rates: How to Read Them
- Mortgage Signing-Day Checklist
Sources: the announced 27–30 August 2026 housing expo at NICE PIK, North Jakarta, and its advertised terms of 1 percent minimum down payment, interest from 2.75 percent, terms up to 30 years, and instalments from Rp 1 million, as reported by ANTARA, Detik, and CNN Indonesia on 3 August 2026. None of those reports state the fixed period attached to the 2.75 percent figure. The 7.44 percent average mortgage rate for Q2 2026 comes from Bank Indonesia's Residential Property Price Survey as reported by Kompas on 7 August 2026. Instalment figures in the table are annuity illustrations on a Rp 700 million principal over 30 years, not a bank quotation; the final figure is set by the issuing bank.