Pag-IBIG Housing Loan Calculator

Enter your desired loan amount and term to see your monthly Pag-IBIG amortization, or check the maximum loan your income qualifies for using the 35% capacity rule.

🏡 Pag-IBIG Housing Loan Calculator
Loan Amount₱2,500,000
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₱100K₱6M
Repricing Period (sets your rate)
Loan Term20 yrs
yrs
1 yr30 yrs
Gross Monthly Income₱80,000
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₱10K₱500K
Repricing Period (sets your rate)
Loan Term20 yrs
yrs
1 yr30 yrs
Monthly Amortization
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Annual Interest Rate
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Total Interest Paid
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Total Amount Paid
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Maximum Loan Amount
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Max Monthly Amortization
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Interest Rate Applied
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Income for Max ₱6M Loan
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🏡 What is the Pag-IBIG Housing Loan?

The Pag-IBIG Housing Loan is a government-backed mortgage program administered by the Home Development Mutual Fund (HDMF), commonly known as the Pag-IBIG Fund, in the Philippines. It provides affordable long-term home financing to active Pag-IBIG members across all income brackets, with loan amounts up to PHP 6,000,000 and terms of up to 30 years. Because the rates are subsidized by the national government housing mandate, they are typically lower than commercial bank mortgage rates.

Borrowers can use a Pag-IBIG housing loan for several purposes: purchasing a lot, acquiring a house and lot or condominium unit, constructing a house on a lot they already own, improving or renovating an existing home, or refinancing a housing loan from another financial institution. The program is especially valuable for first-time homebuyers, government employees, and Overseas Filipino Workers (OFWs) who want access to mortgage financing at below-market rates.

The interest rate on a Pag-IBIG loan is set by the repricing period you choose at application. If you select a 5-year repricing period, your rate is fixed at 6.625% for the first five years. At the end of that period, your rate resets to whatever the Pag-IBIG prevailing rate is at that time for a new 5-year window. This mechanism is different from a fully fixed-rate mortgage (where the rate never changes) and from a variable-rate mortgage (where the rate moves every month or year). Choosing a longer repricing period means a higher starting rate but greater payment certainty for a longer period.

This calculator uses the official 2025 Pag-IBIG Fund rates from HDMF Circular 274. It computes your monthly amortization using the standard reducing-balance EMI formula and also shows total interest and total repayment over the full loan term. The Affordability Check mode applies the 35% capacity to pay rule to tell you the maximum loan amount your income supports at any rate and term combination.

📐 Formula

M  =  P × r × (1 + r)n ÷ [(1 + r)n − 1]
M = monthly amortization payment
P = loan principal (amount borrowed)
r = monthly interest rate = Annual Rate ÷ 12 ÷ 100
n = total number of monthly payments = Loan Term in Years × 12
Capacity to Pay: Max Amortization = Gross Monthly Income × 35%
Max Loan = Max Amortization × [(1+r)n − 1] ÷ [r × (1+r)n]
Example: PHP 2,500,000 loan at 6.625% (5-year repricing) for 20 years. r = 6.625 / 12 / 100 = 0.005521. n = 240. M = 2,500,000 × 0.005521 × (1.005521)240 / [(1.005521)240 − 1] = approximately PHP 18,777 per month.

📖 How to Use This Calculator

Steps

1
Choose a mode - Select Monthly Payment to calculate amortization for a specific loan, or Affordability Check to discover the maximum loan your income supports under the 35% Pag-IBIG capacity rule.
2
Enter your loan details - In Monthly Payment mode, enter your desired loan amount (up to PHP 6,000,000), choose the repricing period that matches your preferred rate lock, and adjust the loan term using the slider up to a maximum of 30 years.
3
Review the amortization results - The results show your monthly amortization, the 2025 Pag-IBIG interest rate for the selected repricing period, total interest paid over the full term, and the total amount repaid.
4
Check affordability - Switch to Affordability Check, enter your gross monthly income, and select your preferred repricing period and term. The calculator applies the 35% rule and shows the maximum loan you qualify for plus the monthly income needed for the full PHP 6,000,000 maximum.
5
Compare repricing periods - Change the repricing period dropdown to see how different rate locks affect your monthly payment. Note that a shorter repricing period gives a lower starting rate but resets sooner to the prevailing rate.

💡 Example Calculations

Example 1 - Middle-Income Buyer, PHP 2.5M Loan

PHP 2,500,000 loan, 5-year repricing at 6.625%, 20-year term

1
Monthly rate r = 6.625 / 12 / 100 = 0.005521. Number of months n = 20 × 12 = 240.
2
Monthly amortization M = 2,500,000 × 0.005521 × (1.005521)240 / [(1.005521)240 − 1] = approximately PHP 18,824.
3
Total paid ≈ PHP 4,517,703. Total interest ≈ PHP 4,517,703 − PHP 2,500,000 = PHP 2,017,703 over 20 years.
Monthly Amortization = PHP 18,824
Try this example →

Example 2 - Maximum Loan at Lowest Rate

PHP 6,000,000 maximum loan, 1-year repricing at 5.375%, 30-year term

1
Monthly rate r = 5.375 / 12 / 100 = 0.004479. Number of months n = 30 × 12 = 360.
2
Monthly amortization M = 6,000,000 × 0.004479 × (1.004479)360 / [(1.004479)360 − 1] = approximately PHP 33,598.
3
To qualify, gross monthly income must be at least PHP 33,598 / 0.35 = approximately PHP 95,995 per month (35% capacity to pay rule). Total interest over 30 years = approximately PHP 6,095,379.
Monthly Amortization = PHP 33,598 | Min. Income: PHP 95,995
Try this example →

Example 3 - Affordability Check for PHP 60,000 Monthly Income

Gross monthly income PHP 60,000, 5-year repricing at 6.625%, 20-year term

1
Maximum monthly amortization = PHP 60,000 × 35% = PHP 21,000.
2
Maximum loan P = PHP 21,000 × [(1.005521)240 − 1] / [0.005521 × (1.005521)240] = approximately PHP 2,789,028.
3
A PHP 60,000 monthly income qualifies for approximately PHP 2,789,028, well below the PHP 6,000,000 Pag-IBIG ceiling. The binding constraint is income, not the program limit.
Maximum Loan = PHP 2,789,028 on PHP 60,000 income
Try this example →

❓ Frequently Asked Questions

What are the 2025 Pag-IBIG housing loan interest rates?+
The 2025 Pag-IBIG Fund housing loan interest rates per HDMF Circular 274 are: 1-year repricing at 5.375%, 3-year at 6.375%, 5-year at 6.625%, 10-year at 7.375%, 15-year at 8.375%, 20-year at 8.875%, 25-year at 9.375%, and 30-year at 10.000%. These rates apply for the duration of the selected repricing period and are then reviewed at the next repricing date.
What is the maximum Pag-IBIG housing loan amount in 2025?+
The maximum Pag-IBIG housing loan is PHP 6,000,000 as of 2025 per HDMF Circular 274. The approved loan is the lowest of: the PHP 6,000,000 program ceiling, 80% of the property appraised value (or 90% for socialized housing), and the amount your gross monthly income supports under the 35% capacity to pay rule.
How do I qualify for a Pag-IBIG housing loan in the Philippines?+
To qualify you must be an active Pag-IBIG Fund member with at least 24 monthly contributions, not yet 65 years old at application and not older than 70 at loan maturity, with the legal capacity to acquire and mortgage real property. You must have no Pag-IBIG short-term loan in arrears and no previously foreclosed or cancelled Pag-IBIG housing loan.
How is monthly amortization computed for a Pag-IBIG loan?+
Pag-IBIG uses the standard reducing-balance EMI formula: M = P times r times (1+r)^n divided by ((1+r)^n minus 1), where P is the principal, r is the monthly rate (annual rate divided by 12), and n is the months. A PHP 2,500,000 loan at 6.625% for 20 years produces a monthly amortization of approximately PHP 18,777. Each month more of the payment goes to principal as the balance reduces.
What is the repricing period and how does it affect my payment?+
The repricing period is how long your chosen rate stays fixed before Pag-IBIG reviews and potentially adjusts it. A 1-year period gives the lowest initial rate (5.375%) but resets every 12 months. A 30-year period locks in the full loan at 10.000%, which is higher but never changes. Most borrowers choose 3 to 10 years as a balance between a low rate and medium-term payment stability.
What is the 35% capacity to pay rule for Pag-IBIG loans?+
Pag-IBIG limits your monthly amortization to 35% of your gross monthly income to ensure you can comfortably service the loan. If your gross income is PHP 80,000, your maximum monthly amortization is PHP 28,000. The calculator uses this rule in Affordability Check mode to compute the highest loan principal that produces an amortization within the 35% ceiling at your chosen rate and term.
Can I pay off my Pag-IBIG loan early without penalty?+
Yes. Pag-IBIG housing loans allow full or partial prepayment at any time with no prepayment penalty. Prepayments are applied directly to the outstanding principal, which reduces the remaining term and lowers total interest paid. You can make lump-sum payments from bonuses, savings, or asset proceeds at any point in the loan life.
Are Overseas Filipino Workers (OFWs) eligible for Pag-IBIG housing loans?+
Yes. OFWs with active Pag-IBIG membership and at least 24 monthly contributions are fully eligible. They can process applications through a local representative authorized by a Special Power of Attorney. OFW income is recognized using employment contracts or remittance records for the capacity to pay computation.
What is MRI and how much does it add to my monthly payment?+
Mortgage Redemption Insurance (MRI) is a decreasing-term life insurance that pays off your Pag-IBIG loan if you die or become permanently and totally disabled. The premium is charged monthly on the outstanding balance. The rate varies by age: approximately 0.21% per annum for borrowers in their 30s. On a PHP 2,500,000 loan, the first-year MRI adds roughly PHP 438 per month. This is separate from the amortization shown by this calculator.
How long can I repay a Pag-IBIG housing loan?+
The maximum loan term is 30 years, subject to the requirement that you are not older than 70 at loan maturity. A 35-year-old borrower can take the full 30-year term. A 50-year-old borrower is limited to 20 years so the loan ends before age 70. Shorter terms increase the monthly payment but reduce total interest significantly.
What is the difference between a Pag-IBIG loan and a bank housing loan?+
Pag-IBIG loans are government-backed and accessible to all active members regardless of income level. Rates range from 5.375% to 10% depending on repricing period. Bank loans may offer competitive rates on a case-by-case basis but typically require higher income thresholds, stricter credit scoring, and faster processing compared to the Pag-IBIG program. Pag-IBIG is often the best option for middle-income earners who qualify under the 35% rule.
What documents do I need to apply for a Pag-IBIG housing loan?+
Required documents typically include: the Pag-IBIG housing loan application form, two valid government-issued IDs, proof of membership and contributions, income documents (payslips, ITR, or COE for employees; audited financial statements for self-employed), property documents (TCT or CCT, lot plan, floor plan), and a contract to sell or deed of absolute sale. Requirements vary by employment type and loan purpose (purchase, construction, or improvement).
Tags: Pag-Ibig Housing Loan Calculator Hdmf Loan Calculator Philippines Pag-Ibig Loan Monthly Amortization Pag-Ibig 2025 Interest Rates Philippine Housing Loan Calculator Calculator Formula Free Online

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What are the 2025 Pag-IBIG housing loan interest rates?

The 2025 Pag-IBIG Fund housing loan interest rates per HDMF Circular 274 are: 1-year repricing at 5.375%, 3-year at 6.375%, 5-year at 6.625%, 10-year at 7.375%, 15-year at 8.375%, 20-year at 8.875%, 25-year at 9.375%, and 30-year at 10.000%. These rates are fixed for the selected repricing period and then repriced at the prevailing rate upon renewal.

What is the maximum Pag-IBIG housing loan amount in 2025?

The maximum Pag-IBIG housing loan is PHP 6,000,000 as of 2025, per HDMF Circular 274. The actual loan granted is the lowest of: the maximum loan amount, 80% of the property's appraised value (90% for socialized housing), and the amount supported by your capacity to pay (35% of gross monthly income rule).

How do I qualify for a Pag-IBIG housing loan?

To qualify, you must be an active Pag-IBIG Fund member with at least 24 monthly contributions, not more than 65 years old at application or 70 years old at loan maturity, and have the legal capacity to acquire and encumber real property. You must also have no outstanding Pag-IBIG short-term loan in arrears and no previous Pag-IBIG housing loan that was foreclosed, cancelled, bought back, or subjected to dacion en pago.

How is monthly amortization calculated for a Pag-IBIG loan?

Pag-IBIG uses the standard reducing-balance EMI formula: M equals P times r times (1+r)^n divided by ((1+r)^n minus 1), where P is the loan amount, r is the monthly interest rate (annual rate divided by 12), and n is the number of months. For example, a PHP 2,500,000 loan at 6.625% for 20 years produces a monthly amortization of approximately PHP 18,777.

What is the repricing period in a Pag-IBIG housing loan?

The repricing period is the length of time your interest rate remains fixed before it is reviewed and adjusted to the prevailing rate. You choose from 1, 3, 5, 10, 15, 20, 25, or 30 years. Shorter periods have lower initial rates but expose you to rate increases at the next repricing. Longer periods lock in a higher rate but protect you from future rate hikes throughout that window.

What is the 35% capacity to pay rule for Pag-IBIG loans?

Pag-IBIG uses a 35% capacity to pay guideline: your monthly amortization must not exceed 35% of your gross monthly income. If your income is PHP 60,000, your maximum allowable amortization is PHP 21,000. The Affordability Check mode on this calculator solves for the maximum loan amount that produces an amortization within that 35% ceiling for your chosen rate and term.

How long can I pay for a Pag-IBIG housing loan?

The maximum loan term for a Pag-IBIG housing loan is 30 years. The actual approved term is limited so that you will not exceed 70 years old at loan maturity. For example, a 40-year-old borrower can apply for a maximum term of 30 years (maturity at 70). A 50-year-old can only take a maximum of 20 years.

Can I prepay or pay in advance my Pag-IBIG housing loan?

Yes. Pag-IBIG housing loans allow full prepayment or partial prepayment at any time. There is no prepayment penalty. Any excess payment is applied to reduce the outstanding principal, which shortens your loan term and reduces total interest. You can make a lump-sum payment from a bonus or savings to accelerate payoff.

What documents are required for a Pag-IBIG housing loan application?

Required documents include: Pag-IBIG Member ID or proof of membership, housing loan application form, valid government-issued IDs, income documents (payslips, ITR, or Certificate of Employment for employees; financial statements for self-employed), property documents (TCT or CCT, lot plan, floor plan, contract to sell), and proof of contributions. Specific requirements vary by employment type and loan purpose.

How is the Pag-IBIG MRI premium computed?

Mortgage Redemption Insurance (MRI) is a decreasing-term life insurance that covers your Pag-IBIG loan in case of death or total and permanent disability. The premium is computed on the outstanding loan balance each month. The rate varies by age bracket: approximately 0.21% per annum for members in their 30s, rising with age. On a PHP 2,500,000 loan, the first-year MRI adds roughly PHP 438 per month for a 35-year-old borrower.

Are OFWs eligible for Pag-IBIG housing loans?

Yes. Overseas Filipino Workers with active Pag-IBIG Fund membership and at least 24 monthly contributions are eligible for housing loans. OFWs may authorize a representative in the Philippines through a Special Power of Attorney to process the application and comply with Pag-IBIG requirements. OFW income is recognized in the capacity to pay computation based on employment contracts or remittance records.

What is the difference between Pag-IBIG and bank housing loans?

Pag-IBIG loans are government-backed through the Home Development Mutual Fund and are accessible to all active members regardless of income level. Rates range from 5.375% to 10% depending on repricing period. Bank loans typically offer competitive rates but have stricter credit scoring, higher minimum incomes, and faster approval processes. Pag-IBIG is often the best option for middle-income earners due to subsidized rates and the maximum PHP 6,000,000 loan ceiling.

📌 Quick Tips

💡The repricing period determines both your initial interest rate and how long that rate is locked in. A 1-year period gives the lowest rate (5.375%) but resets annually. A 30-year period gives the highest fixed rate (10%) but you always know your payment. Most borrowers choose a 3-year or 5-year period as a balance between low rate and payment stability.
💡The maximum Pag-IBIG housing loan is PHP 6,000,000 as of 2025 under HDMF Circular 274. For properties valued above PHP 6 million, you must finance the difference through a commercial bank or in-house developer financing.
💡Pag-IBIG uses 35% of gross monthly income as the capacity to pay threshold. If your computed monthly amortization exceeds 35% of your gross income, your loan application will be reduced to the amount that fits within this limit. Use the Affordability Check mode to find exactly where that ceiling sits for your salary.
💡On top of the monthly amortization, you will pay Mortgage Redemption Insurance (MRI) and fire insurance. MRI is approximately 0.21% of the outstanding balance per annum (varies by age and loan amount). Fire insurance is about 0.10% per annum on the appraised property value. Factor these in when computing your total monthly outlay.
💡Overseas Filipino Workers (OFWs) are eligible for Pag-IBIG housing loans even without a local employer. OFWs must have at least 24 monthly Pag-IBIG contributions and may assign a Special Power of Attorney to a local representative to process the application in their absence.