If you work in Jakarta earning Rp 10-15 million a month, you've probably asked yourself: "When will I be able to own a home?" And if you've ever looked at house prices in Jakarta, yeah, it's pretty discouraging. A decent landed house in East Jakarta already starts above Rp 1.5 billion.
But shift your search slightly to North Bekasi. There, you can find a 2-story house with 70 m² of building area starting from around Rp 700 million. And what makes it interesting, monthly payments can start from around Rp 5 million.
So how does the math work? Let's break it down.
Mortgage Simulation: Rp 700 Million, Rp 5 Million Monthly
We'll use conservative numbers to keep things realistic. Say you're buying the Emerald 70 house at Kingspoint Residence, North Bekasi:
- House price: Rp 700,000,000
- Down payment (10%): Rp 70,000,000
- Mortgage principal: Rp 630,000,000
- Tenure: 25 years (300 months)
- Fixed rate for first 5 years: ~7.5% per year
With an annuity scheme at 7.5% interest, monthly payments come out to roughly Rp 4.6 - 5.2 million per month for the first 5 years. After the fixed-rate period ends, the amount may change depending on the floating rate, but most banks offer refinancing or restructuring options.
So the claim "payments starting at Rp 5 million per month" is not just talk. The numbers genuinely land in that range.
10% Down Payment — How Much Do You Need to Save?
Rp 70 million is not a small amount, sure. But when you break it down, it's more achievable than most people think:
- Saving Rp 3 million/month for 2 years = Rp 72 million
- Or Rp 2 million/month for 3 years = Rp 72 million
- Some developers offer installment plans for the down payment, so you don't have to pay it all at once
Most people get stuck thinking they need hundreds of millions saved before they can even think about buying a house. In reality, what you need to prepare first is the down payment, the bank handles the rest through the mortgage.
Comparison: Mortgage Payments vs Apartment Rent
Now compare that with the reality of living in Jakarta:
- Studio apartment rent in Jakarta: Rp 4-6 million/month (before electricity, water, and service charges)
- 2BR apartment rent: Rp 6-9 million/month
- 2-story house mortgage at Kingspoint: ~Rp 5 million/month
The difference? Rent money disappears every month, it never becomes an asset, and you can never sell it. Mortgage payments, on the other hand, go toward something that will fully belong to you. And property in North Bekasi, especially near Bekasi Station and toll access, tends to appreciate year after year.
Fact: With Rp 5 million/month in Jakarta, you get a cramped 21 m² studio apartment. In North Bekasi, that same amount can be your monthly payment for a 70 m² two-story house with a yard and full residential amenities.
Who Is This Mortgage Plan Best For?
The Rp 5 million monthly payment is best suited for:
- Employees earning Rp 10-15 million/month, the payment stays below 40% of income, in line with bank regulations
- Dual-income couples, combined earnings make the payment-to-income ratio even safer
- First-time home buyers who want to stop renting and start building real assets
- Jakarta workers who don't mind a 30-45 minute commute via commuter rail from Bekasi Station
If your income is below Rp 10 million, it's not impossible. Many banks accept joint income mortgage applications (husband and wife combined), and there are government subsidy programs that can bring down the interest rate in the early years.
Why North Bekasi, Not Somewhere Else?
Fair question. The short answer: prices are still reasonable but access is already very good.
Kingspoint Residence is on Jl. Raya Perjuangan, North Bekasi. From there:
- 10 minutes to Bekasi Station (commuter rail direct to Manggarai/Sudirman)
- 10 minutes to the Bekasi Barat toll gate
- Close to Summarecon Mall Bekasi, Mitra Keluarga Hospital, and Al-Azhar schools
So you're not living in the middle of nowhere, this is an area that's already developed and continues to grow. Roads, public transport, healthcare, and schools are all in place.
What You Get for Rp 700 Million
So there's no misunderstanding, here are the specs for the Emerald 70 house:
- 2 stories, land area 47.25 m², building area 70 m²
- Dimensions: 4.5m x 10.5m
- Structure: bored pile foundation, reinforced concrete
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Tips Before Taking a Mortgage
- Check your credit score (BI Checking), a clean credit history speeds up mortgage approval
- Prepare your last 3 months of pay slips and 6 months of bank statements
- Compare interest rates from at least 3 banks, don't just go with the first one
- Ask about grace periods, some banks give you 3-6 months before the first payment is due
- Calculate total costs, mortgage + maintenance fees + electricity + water. Make sure total expenses are still comfortable
The Bottom Line
A 2-story house with Rp 5 million monthly payments isn't a dream, it's an option that's available right now, in a location with solid access. It just comes down to when you decide to make a move.
If you're tired of paying apartment rent that never becomes your own, this might be the right time to start doing the math seriously. The numbers are laid out above, just match them to your financial situation.
Want to see the full mortgage simulation?
The Kingspoint team can help calculate your monthly payments based on your financial profile, free, no commitment.
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