π Pag-IBIG Housing Loan Calculator
2026 repricing rates and the 35% income rule.
Monthly amortization
Estimates for planning only, not financial advice.
Pag-IBIG housing loans price by repricing period: 5.75 percent for 1-year fixing up to 9.75 percent for 30-year fixing in 2026, on a diminishing balance. Borrow β±2.5 million at 6.25 percent over 20 years and the monthly amortization is β±18,273, with total interest of about β±1.89 million. Pag-IBIG also requires the payment to fit within 35 percent of gross monthly income, so this loan needs about β±52,209 of monthly income to qualify.
How to Use This Calculator
Enter the loan amount, pick the repricing period, and set the loan term up to 30 years. The calculator shows the monthly amortization, total interest, and the minimum gross monthly income the 35 percent rule demands.
Enter the loan amount within the β±6 million Pag-IBIG cap and your chosen repricing period.
Set the term. Longer terms cut the monthly payment but multiply total interest.
Check the income requirement against your gross pay, combining household incomes if needed.
Pag-IBIG Rates and Formula (2026)
Shorter repricing means a lower initial rate but earlier exposure to rate changes. The maximum loan is β±6 million, with up to 95 percent loan-to-value on properties under β±2.5 million. Eligibility needs at least 24 monthly contributions, active membership, and age limits (not over 65 at application, fully paid by 70).
Worked Example
β±2.5 million, 6.25 percent (3-year repricing), 20 years: monthly rate 0.52083 percent over 240 payments gives β±18,273.21 monthly. Total paid: β±4,385,569; total interest: β±1,885,569. Required income: β±18,273.21 / 0.35 = β±52,209. A borrower earning β±55,000 gross monthly clears the bar with a small cushion.
Reading Your Result
The 35 percent rule is the real gatekeeper: many borrowers qualify on paper for the loan amount but fail on income. Combine spousal income, add a co-borrower, or extend the term to pass. Remember the repricing cliff: a 1-year 5.75 percent rate is cheap until it resets, so budget for the higher rate, not just the teaser.
My rule: pick the repricing period to match your horizon. Selling or refinancing within 3 years? Take the 1-year or 3-year rate and pocket the savings. Staying put for decades? The longer fixing costs more but buys sleep. And verify current rates with Pag-IBIG before applying: the Fund reprices periodically and promotional rates (like the Expanded 4PH subsidized 3 percent for socialized housing) change the math completely. Always confirm the live schedule on the official Pag-IBIG site.
Estimates for planning only, not financial advice.
Frequently Asked Questions
How is Pag-IBIG monthly amortization computed?
With the standard amortization formula on a diminishing balance: monthly = P x r(1+r)^n / ((1+r)^n - 1), where r is the monthly rate and n is total payments. The rate depends on your chosen repricing period. Diminishing balance means early payments are interest-heavy: amortization tables show the shift.
What are the 2026 Pag-IBIG interest rates?
Indicative: 5.75% (1-yr), 6.25% (3-yr), 6.50% (5-yr), 7.125% (10-yr), 7.75% (15-yr), 8.50% (20-yr), 9.125% (25-yr), 9.75% (30-yr). Rates are subject to change; confirm with Pag-IBIG before applying. Promotional 4PH rates for socialized housing run far lower: check if you qualify.
What is the 35% rule?
Pag-IBIG requires your monthly amortization not to exceed 35% of gross monthly income. Required income = monthly payment / 0.35. Married couples may combine incomes; co-borrowers can be added to qualify. Two earners combining 30,000 each clear a 21,000 payment comfortably.
How much can I borrow from Pag-IBIG?
Up to β±6 million, limited by the lowest of: your desired amount, the appraised value within LTV caps (95% under β±2.5M, 90% above), and the amount whose payment fits the 35% income rule. Developers accredited with Pag-IBIG speed up the appraisal and approval process.
What is a repricing period?
How long your initial rate is fixed before it adjusts to prevailing rates. Shorter periods start cheaper but reset sooner. Choose based on how long you will actually hold the loan. One-year repricing suits flippers; 30-year suits forever-home buyers: match the horizon.
Who is eligible for a Pag-IBIG housing loan?
Active members with at least 24 monthly contributions, aged 21 to 65 at application, with the loan fully payable by age 70, no outstanding Pag-IBIG housing loan, and no prior foreclosed or cancelled Pag-IBIG loan. Voluntary contributions can fill gaps fast: 24 months is the magic number.
Is Pag-IBIG cheaper than bank financing?
Usually yes on rate (starting 5.75% vs 7.5%+ at banks) and down payment (5-10% vs 20%), with no prepayment penalties. The trade-off is longer processing times and the membership requirements. Banks process faster but charge more: Pag-IBIG trades speed for savings.
What insurance comes with the loan?
Mortgage Redemption Insurance (or Sales Redemption Insurance) plus Fire and Allied Perils Insurance, which protect the loan balance and the property. Premiums are typically built into the payment structure. MRI premiums are age-graded: older borrowers pay more for the same cover.
Can OFWs apply for Pag-IBIG housing loans?
Yes, through the Pag-IBIG Overseas Program with the same contribution and eligibility requirements. Document requirements differ slightly for overseas workers; check the OFW-specific checklist. The Overseas Program has dedicated Pag-IBIG desks in high-OFW cities: use them instead of flying home to file.
What happens after the repricing period ends?
Your rate adjusts to the prevailing Pag-IBIG rate for a new repricing period you select. Budget for the possibility of higher payments, or refinance elsewhere if better terms exist at the time. Refinancing to a bank mid-term is allowed: Pag-IBIG charges no prepayment penalty.