Pag-IBIG Housing Loan Calculator
Enter your loan amount, term, and program type to instantly see your monthly amortization, Mortgage Redemption Insurance (MRI) premium, total monthly payment, required gross monthly income, total interest paid, and a full year-by-year amortization schedule. Covers all 2026 Pag-IBIG (HDMF) interest rates including the 4PH 3% subsidized program and the Non-Socialized 4.5% promo rate.
How Pag-IBIG housing loans work
Pag-IBIG (Home Development Mutual Fund, or HDMF) is a government-run provident fund in the Philippines that offers housing loans at below-market interest rates to active members. To be eligible, you must have at least 24 monthly contributions, at least one within the last six months, and you must not have an existing Pag-IBIG housing loan. Loan amounts can reach PHP 10,000,000 (as of May 2026), and terms run up to 30 years. You must not be older than 65 at application and must not exceed age 70 at loan maturity. The monthly amortization (principal plus interest) may not exceed 35% of your gross monthly income, or of the combined income of co-borrowers.
Loan-to-value ratios and down payment
Pag-IBIG applies loan-to-value (LTV) ratios based on the HDMF-appraised value of the property. For properties priced at or below PHP 2,499,999 (the economic/socialized housing threshold), the LTV is 95%, meaning you need only a 5% down payment. For properties priced above that threshold, the LTV is 90%, requiring at least a 10% down payment. Residential lot-only loans are typically capped at 80% LTV. The loanable amount is also subject to the PHP 10,000,000 absolute cap regardless of property value or income. The actual Pag-IBIG-appraised value may differ from the seller asking price; it is the appraised value that governs the LTV computation.
Interest rate programs: Standard, 4PH, and Promo
Standard loans use the HDMF rate schedule tied to the fixed pricing period you choose, ranging from 5.75% (1-year fix) to 9.75% (30-year fix) as of 2026. The Pambansang Pabahay Para sa Pilipino (4PH) program offers a heavily subsidized 3.0% fixed rate for 5 years (10 years for early-bird members) to low-income borrowers earning up to PHP 47,856 per month in Metro Manila or PHP 34,686 outside NCR, as well as all overseas Filipino workers regardless of income. The 4PH program has its own property price ceilings (up to PHP 950,000 for house-and-lot, up to PHP 1.8 million for condominium). The Non-Socialized Promo offers 4.5% fixed for three years on higher-value properties but has limited annual slots (10,000 local, 1,000 OFW), so early application is important.
Mortgage Redemption Insurance and other costs
Pag-IBIG requires Mortgage Redemption Insurance (MRI) on every housing loan. MRI pays off the outstanding balance if the borrower dies during the loan term, protecting the family from foreclosure. The approximate premium is 0.225% of the outstanding loan balance per year (or about 0.01875% per month). In the early years the premium is higher because the balance is larger; it falls as you repay principal. You must also budget for fire insurance, transfer taxes, documentary stamp taxes, registration fees, and notarial charges - these closing costs typically range from 3% to 5% of the property value and are not included in this calculator.
Pag-IBIG 2026 Standard Interest Rates by Fixed Pricing Period
| Fixed Pricing Period | Annual Interest Rate | Typical use case |
|---|---|---|
| 1 year | 5.750% | Lowest entry rate; high repricing risk |
| 3 years | 6.250% | Short-term lock with moderate risk |
| 5 years | 6.500% | Balance of rate and stability |
| 10 years | 7.125% | Most popular for mid-term predictability |
| 15 years | 7.750% | Long stability, slightly higher rate |
| 20 years | 8.500% | High certainty over most of the term |
| 25 years | 9.125% | Near-full term lock |
| 30 years | 9.750% | Maximum lock for 30-year loans |
Rates apply to non-socialized loans under the Standard program. The 4PH rate is 3.0% fixed for 5 years (10 for early-bird). The Promo rate is 4.5% fixed for 3 years (limited slots). After the fixed period, the rate is re-priced based on HDMF prevailing rates.
Frequently asked questions
What is the maximum Pag-IBIG housing loan amount in 2026?
As of May 2026, Pag-IBIG raised the maximum housing loan ceiling to PHP 10,000,000 per borrower, up from PHP 6,000,000. However, the loanable amount is also limited by the appraised value of the property (90% or 95% LTV depending on the price tier) and by the 35% debt-to-income cap tied to your gross monthly income. The effective loan you qualify for is whichever of these limits is lowest.
What is the 4PH (Pambansang Pabahay Para sa Pilipino) program?
4PH is the government's socialized housing initiative offering a 3.0% annual interest rate fixed for 5 years (10 years for early-bird members). It targets members earning up to PHP 47,856 per month in the National Capital Region or PHP 34,686 outside NCR. All overseas Filipino workers auto-qualify regardless of income. The loan is limited to PHP 950,000 for a house-and-lot or PHP 1,800,000 for a condominium under 4PH property price ceilings.
How is monthly amortization calculated?
Pag-IBIG uses the standard annuity (PMT) formula: Monthly Payment = P x [r(1+r)^n] / [(1+r)^n - 1], where P is the loan principal, r is the monthly interest rate (annual rate divided by 12), and n is the total number of months. This produces equal monthly payments throughout the fixed-rate period. After repricing, the formula is reapplied using the new rate and remaining balance.
What is the 35% DTI (debt-to-income) rule?
Pag-IBIG requires that your monthly principal-and-interest amortization does not exceed 35% of your gross monthly income (before taxes and deductions). If you have a co-borrower, their income is added to yours. If the computed amortization for your desired loan would exceed that ceiling, Pag-IBIG will reduce the approved loan amount until the payment fits within 35% of your income. This calculator shows both your current DTI ratio and the minimum income needed.
What is Mortgage Redemption Insurance (MRI) and is it required?
Yes, MRI is mandatory for all Pag-IBIG housing loans. It is a life insurance policy tied to your outstanding loan balance - if you die before the loan is fully paid, MRI settles the remaining balance so your heirs inherit the property debt-free. The annual premium is approximately 0.225% of the outstanding balance, which decreases each year as the principal is paid down. MRI is separate from fire insurance, which is also required.
What happens after the fixed pricing period ends?
After your chosen fixed pricing period (e.g. 10 years at 7.125%), Pag-IBIG re-prices the interest rate on the remaining balance using the then-current HDMF market rate. Your monthly amortization is recalculated using the new rate and the remaining term. Choosing a longer fixed period gives more payment certainty but at a higher initial rate; a shorter period gives a lower entry rate but exposes you to rate changes sooner.
Can I pay off my Pag-IBIG loan early?
Yes. Pag-IBIG does not charge prepayment penalties, so you can make lump-sum payments at any time and reduce your outstanding balance. Extra payments go directly to principal, which shortens your loan term and reduces total interest paid. Even small additional monthly payments applied to the principal can significantly cut the total cost of the loan over 20 to 30 years.
What are the eligibility requirements for a Pag-IBIG housing loan?
You must be an active Pag-IBIG member with at least 24 monthly contributions, at least one within the last six months. You must not have an existing Pag-IBIG housing loan. Your age at application must not exceed 65 years, and you must not exceed 70 years old at loan maturity (meaning a 65-year-old can only take a loan up to 5 years). You must have legal capacity to acquire real property in the Philippines, and your monthly amortization must not exceed 35% of your gross monthly income.