Pag-IBIG Housing Loan Calculator

Pag-IBIG housing loan interest rates 2026

Pag-IBIG Fund's rates until 31 December 2026:

Promo rates (first 3 years of the loan term)

Regular rates (by repricing period)

What's a repricing period? It's how long your interest rate stays fixed. When it ends, Pag-IBIG reprices your loan to its rate at that time. A longer fixed period costs a higher rate. Pag-IBIG doesn't publish which rate applies after the 3-year promo. Circular No. 396 only says rates are repriced periodically under Pag-IBIG's risk-based pricing, based on the repricing period you choose, so ask for your post-promo rate when you apply.

Sample monthly amortization

Principal and interest only, before insurance, using the calculator's formula:

How the calculator works

1. Monthly payment: the standard amortization formula, with your annual rate divided by 12 and your term in months.
2. Promo rate: picks 4.5% for loans up to ₱4.9 million and 5.75% above that. It applies to the first 3 years only, so the result is your payment for those years.
3. Age check: your loan must be fully paid by age 70, and you must be 65 or younger when you apply, so the calculator warns you if your term is too long.

Who can get a Pag-IBIG housing loan

From Pag-IBIG Fund's Housing Loan FAQs, you need:

• At least 24 monthly membership savings (you may pay the required months in a lump sum)
• To be 65 or younger when you apply, and 70 or younger when the loan matures
• Legal capacity to encumber (mortgage) real property
• To pass Pag-IBIG's background, credit and employment or business checks
• No Pag-IBIG short-term loan in arrears (like the Multi-Purpose Loan)
• No Pag-IBIG housing loan that was foreclosed, cancelled, bought back due to default, or settled by dacion en pago
• If you already have a Pag-IBIG housing loan (as borrower or co-borrower), it must be updated

You can add up to two co-borrowers. Not a member yet? Get your Pag-IBIG MID number and start your monthly contributions.

How much you can borrow

Up to ₱10 million, but Pag-IBIG lends the lowest of:

• your actual need,
• your desired loan amount,
• your loanable amount based on your capacity to pay, and
• the loan-to-appraised value ratio of the property.

Capacity to pay: the 35% rule

Under Pag-IBIG Circular No. 396 (section 4.1.2), your monthly repayment can't exceed:

Example: a ₱2 million loan at the 4.5% promo rate over 30 years is about ₱10,133.71 a month, so you'd need a gross monthly income of at least ₱33,779 (₱10,133.71 ÷ 30%). Enter your income in the calculator above to check. Borrowing with co-borrowers? Each co-borrower's own income is counted.

Loan-to-appraised value (LTV)

The loan can't be more than this share of the property's appraised value:

So you'll usually need a down payment for the rest. For developer-assisted loans for socialized housing units, the LTV can be 100%. For retail loans, Pag-IBIG may adjust the LTV based on its Borrower's Evaluation System.

What you can use it for

• A fully developed residential lot (or adjoining lots) of up to 1,000 square meters
• A house and lot, townhouse or condominium unit, brand-new or pre-owned, including a property mortgaged with Pag-IBIG or adjoining units
• Building or completing a house on a lot you or a relative own
• Home improvement
• Refinancing an existing housing loan, if you've paid on time (nothing more than 30 days late) for the last 6 months

Term, payments and the reserve payment

• Term: up to 30 years, but no longer than 70 minus your age today.
• Paying: through your employer (salary deduction), post-dated checks, auto-debit with a Pag-IBIG partner bank, Virtual Pag-IBIG, or accredited payment partners. Payments start the month after your loan is released.
• Late payments: any unpaid amount after the due date is charged a penalty of 1/20 of 1% for every day of delay (Circular No. 396). Your payments go first to penalties, then insurance, then interest, then principal.
• Housing Loan Reserve Payment: when your loan is released, one month's amortization is set aside from the proceeds. It keeps your insurance active and protects you from late penalties if a payment is delayed. You still pay your first amortization on time. Any unused reserve goes to your last amortization.

How to apply

Submit the housing loan application form and requirements at any Pag-IBIG branch, or through the accredited developer you're buying from. You can also start online: on Virtual Pag-IBIG, go to Apply for or Manage Loans and choose Apply for a Housing Loan.

Official sources

• Pag-IBIG Fund Regular Housing Loan page (rates, qualifications and FAQs): pagibigfund.gov.ph
• Pag-IBIG Circular No. 396 (9 January 2018, End-User Home Financing guidelines) and Circular No. 491 (26 May 2026, maximum loan of ₱10 million), linked from that page
• Pag-IBIG's official Housing Loan Affordability Calculator: pagibigfundservices.com/ac

Frequently asked questions

Keep reading

Sources

• Pag-IBIG Fund: Regular Housing Loan (rates until 31 December 2026, qualifications, FAQs)
• Pag-IBIG Fund Circular No. 396, Modified Guidelines on the End-User Home Financing Program (PDF)
• Pag-IBIG Fund Circular No. 491, maximum loanable amount of up to ₱10 million (PDF)
• Pag-IBIG Fund: Housing Loan Affordability Calculator (official)
• Virtual Pag-IBIG: apply for a housing loan

Last checked 12 October 2026. See how we research and the updates log.