PAG-IBIG Housing Loan Calculator

The rate you type in has an expiry date

Three inputs, one output. Loan amount, annual interest rate, term in years, and out comes a monthly amortisation using the standard formula every lender in the world uses:

M = P × [ r(1 + r)ⁿ ] / [ (1 + r)ⁿ - 1 ]

Nothing unusual there. What is unusual is the second box, because a Pag-IBIG housing loan does not have one interest rate for its life. It has a rate that is fixed for a period you choose, and then it reprices.

Which makes the number you enter a statement about a window rather than about the loan. A rate quoted for a one year repricing period is genuinely your rate, for one year. After that it becomes whatever the Fund's prevailing rate is at the time, and your amortisation is recalculated.

So this calculator answers the question exactly as asked: what is the monthly payment at this rate for this term. Understanding how long that rate actually lasts is the rest of this page, and it is the part that decides whether the figure means anything.

Choosing a repricing period is choosing who carries the risk

When you take the loan you pick how long the rate stays fixed. Options run from one year up to thirty, and the pricing follows a simple logic: the longer you want certainty, the more you pay for it.

Indicative rate tiers, as published for 2026 and subject to the Fund's periodic revisions:

Read that as a price list for peace of mind. Four full percentage points separate the shortest window from complete certainty, and that gap is the cost of never having to think about rates again.

Two other tiers exist and are worth knowing about. Socialized and low cost housing carries substantially lower rates, and the government's Pambansang Pabahay para sa Pilipino programme has offered a 3 percent subsidised rate to qualifying borrowers within income and property price ceilings. Promotional rates for particular loan bands have also appeared and been withdrawn.

All of which means one thing for anybody using this tool: get your actual rate from Pag-IBIG rather than from any calculator page, including this one. Rates, tiers, promotional windows and the maximum loanable amount are all set by Fund issuances and revised. The figures above are indicative of 2026 and are here to show you the shape of the choice, not to be typed in.

Two million pesos, six ways

A loan of ₱2,000,000 over 30 years, run at each of the tiers above. Same loan, same term, only the repricing choice differs.

From top to bottom the monthly payment rises by ₱5,512, which is 47 percent, and the total paid over thirty years differs by nearly ₱2 million. On a two million peso loan.

That bottom row is worth sitting with. At 9.75 percent for thirty years you hand back more than three times what you borrowed. Not because anything went wrong, but because thirty years of compound interest on a fixed rate is simply expensive. Our repayment calculator shows the same effect month by month, and the pattern is universal: interest dominates the early years and principal barely moves.

None of which makes the cheapest row the right answer, because that 5.75 percent lasts twelve months.

What happens on the day it reprices

This is the part the calculator cannot show you and the part that decides whether the low rate was a bargain.

Take the 5.75 percent loan above. After twelve payments the balance has fallen from ₱2,000,000 to about ₱1,974,271. Barely twenty six thousand of principal repaid, which is what a first year looks like on a thirty year loan.

Now the rate resets, and the remaining balance is re-amortised over the remaining twenty nine years.

A move to 9 percent lifts the payment by 37 percent, and it can happen with one year's notice.

Which gives the honest way to choose a repricing period, and it is not about predicting rates. It is this: run the calculator at your quoted rate, then run it again a few points higher, and ask whether you could still pay it.

If the higher figure is survivable, the short repricing period is a reasonable bet and you pocket the saving in the meantime. If it is not, you are not choosing between rates, you are choosing between a loan you can hold and one you might not be able to. Pay for the longer fixed period.

Two practical notes on the mechanics. Pag-IBIG does not charge prepayment penalties, so anything extra you pay goes against principal and shortens the loan, and paying extra during a cheap fixed period is a good use of it. And the term is capped at thirty years with the further limit that you cannot be over 65 at maturity, so an older borrower's maximum term is shorter regardless.

Working backwards from your income

The calculator runs one direction: loan amount to monthly payment. Pag-IBIG assesses in the other direction, and knowing their rule saves a wasted application.

The rule is that your monthly amortisation cannot exceed 35 percent of gross monthly income. Gross, before tax and deductions, and documented overtime and commissions generally count.

So work out 35 percent of your gross, then use this calculator by trial to find the loan amount that produces roughly that payment. At the common 6.25 percent over thirty years:

Which explains something that disappoints a lot of applicants. The programme ceiling is a large number and almost nobody qualifies for it, because the binding constraint is income rather than the ceiling. A borrower on ₱50,000 gross is looking at under three million whatever the maximum happens to be that year.

Two ways the constraint loosens. A co-borrower, typically a spouse, parent, child or sibling, whose income is combined with yours. And a longer term, which lowers the payment and therefore raises the qualifying loan, at the cost of far more total interest.

One more cap that applies regardless: the property is appraised by Pag-IBIG and the loan cannot exceed a percentage of that appraised value. If the appraisal comes in below the selling price, the difference becomes cash you have to find.

What sits outside the amortisation

The figure this calculator produces is principal and interest. Several other things attach to a Pag-IBIG housing loan and belong in a monthly budget.

Insurance. Mortgage redemption insurance and fire insurance are required and are collected alongside the amortisation, so the amount actually debited each month is higher than the figure here.

Equity. The gap between the appraised value and the loan is cash up front, commonly in the region of ten to twenty percent of the price.

Transaction costs. Processing fees, documentary stamp tax, transfer taxes and registration, all payable around closing.

Twenty four contributions. Membership qualification requires at least twenty four monthly contributions posted before you can apply, which is a timing constraint rather than a cost but catches people planning a purchase.

Ongoing ownership costs. Property tax, association dues, maintenance. None of these are in any loan calculator and all of them are real.

If you are weighing this against continuing to rent, our rent or buy calculator sets out the four categories a full comparison needs, and the amortisation figure from this page is one input into that.

Hope this makes the repricing choice clearer than a rate table alone can. Rates and ceilings do move, so check anything that matters directly with Pag-IBIG, and do tell us if something here has gone out of date.

Questions people ask

What interest rate should I enter?

The rate Pag-IBIG quotes for your chosen repricing period, loan amount and programme. Rates differ by tier and are revised periodically, so confirm directly rather than using a figure from any calculator page.

What does repricing mean?

Your rate is fixed only for the period you select, from one to thirty years. When it expires the rate resets to the prevailing rate and your amortisation is recalculated on the remaining balance and term.

Which repricing period should I pick?

Run the calculator at your quoted rate, then again two or three points higher. If the higher payment is survivable, a short period is reasonable. If it is not, buy the longer fixed period.

How much can I borrow?

The binding limit is usually income, not the programme ceiling. Amortisation cannot exceed 35 percent of gross monthly income, and the appraised value caps it separately.

Is insurance included in the result?

No. This is principal and interest only. Mortgage redemption and fire insurance are collected on top, so your actual monthly debit is higher.

Can I pay extra?

Yes, and there are no prepayment penalties. Extra payments reduce principal and shorten the loan, and they are especially worthwhile during a low fixed rate period.

Is the term really up to 30 years?

Up to thirty, with the additional rule that you cannot be over 65 at maturity, so an older borrower has a shorter maximum term.

Can I use this for a non-Pag-IBIG loan?

Yes, the formula is the standard amortisation used by every lender. Only the labels are Pag-IBIG specific.

References

A note on the sources and on dates. Pag-IBIG housing loan rates, tiers, promotional windows and the maximum loanable amount are set by Fund issuances and are revised, so every figure quoted on this page is indicative of published 2026 rates rather than a guarantee, and published sources have at times disagreed with each other on the prevailing ceiling. The Fund's own website is the authority and should be checked before any application. What does not go stale, and what this page is really about, is the structure: a rate fixed for a chosen repricing period, an amortisation cap of 35 percent of gross monthly income, a maximum term of thirty years subject to age at maturity, and the requirement of at least twenty four posted contributions. Nothing here is financial advice.

1. Pag-IBIG Fund (Home Development Mutual Fund), End-User Home Financing Program, the authoritative source for current interest rate tiers, repricing periods, loanable amount ceilings and eligibility requirements. https://www.pagibigfund.gov.ph/
2. Republic of the Philippines, Republic Act No. 9679, Home Development Mutual Fund Law of 2009, the statute establishing the Fund and its housing loan mandate.
3. Omni Calculator, Pag-IBIG Housing Loan Calculator, on the derivation of loanable amount from gross monthly income under the 35 percent amortisation rule. https://www.omnicalculator.com/finance/pag-ibig-housing-loan
4. Consumer Financial Protection Bureau, Auto loan answers: key terms, on amortisation and how each payment divides between principal and finance charge, which is the mechanism this calculator applies. https://www.consumerfinance.gov/consumer-tools/auto-loans/answers/key-terms/