Pag-IBIG Housing Loan Calculator · real numbers, 2026 rules

Loan

₱10M ceiling

Loan amount

Term

Up to 30 years, never past age 70.

First amortization

Due every 15th.

Repricing period (fixed rate)

Rate locks for that period, then reprices. Only 1, 3 and 5 years exist.

Borrower age (optional)

Caps the term at 70 − age.

Programme

until 31 Dec 2026

Apply the 3-year promo rate

4.5% up to ₱4.9M · 5.75% from ₱4.9M to ₱10M, fixed 36 months.

Insurance

impounded monthly

Mortgage redemption (MRI)

Rate / amount

Computed on

Fire and allied perils (FAPI)

Annual rate %

Insured value

+ 12% VAT

+ 12.5% DST

Extra principal

0 rules

Any month, any amount. Tick the request box only if you file it at Pag-IBIG: without it, an excess payment is treated as advance amortization and saves no interest.

Penalties

late months

Rate per day of delay

% per day. Pag-IBIG: 1/20 of 1% = 0.05%.

Scenarios

applied at each repricing

Pessimistic

points above the grid

Optimistic

points below the grid

Most likely = the published grid, no change. Pessimistic bites at every repricing date, so it matters most on a 1-year fixing.

Actions

Monthly amortization

Three futures

same loan, different repricing

Balance over time

Optimistic Most likely Pessimistic No extra payments

Where the money goes

Principal Interest Insurance Penalty

Year by year

base scenario

Monthly ledger

How to read this ledger

Each line is one due date. Interest is charged on the opening balance at the rate in force; the rest of your payment reduces principal. Extra principal appears in its own column and only exists when you file the request at Pag-IBIG. Advance payments show as a credit that covers future dues, which is why they do not reduce interest.

Upfront cash

at take-out

Indicative. Branch quotes vary, and the first year of insurance is usually deducted from the proceeds.