What is exact and what is an estimate
- Exact: amortization (diminishing balance, monthly rests) for your loan, rate and term.
- Estimate: payments after the fixed period; Pag-IBIG reprices, the calculator keeps one rate.
- Not included: MRI and fire insurance, which Pag-IBIG adds.
- Guide only: the 35%-of-income check; Pag-IBIG sets the loanable amount after appraisal.
Results are planning estimates. The agency's own records and computation govern: posted contributions, the exact salary credits on file and rounding can change the figure. Pag-IBIG is the only authority on your benefit or loan.
Quick answer
Pag-IBIG's monthly housing loan amortization is loan × i ÷ (1 − (1 + i)^−n), with i = yearly rate ÷ 12 and n = months. ₱2,000,000 over 30 years costs ₱10,133.71 a month at the 2026 promo rate of 4.5%, fixed 3 years for applications filed by 31 December 2026 (Philstar, 21 Jun 2026), or ₱8,432.08 at the 4PH rate of 3%. The maximum loan is ₱10,000,000 (Philstar, 29 May 2026). Confirm your rate with Pag-IBIG.
Key points
- 2026 promo: 4.5% or 5.75%, fixed 3 years, filed by 31 December 2026.
- 4PH: 3% fixed 5 years for qualified first-time buyers; OFWs qualify regardless of income, but the other 4PH conditions (first-time buyer, price ceilings) still apply.
- Ceiling: ₱10,000,000, announced in late May 2026 (effective date not reported).
- 24 monthly savings for the regular loan (a Pag-IBIG presentation shows 12 for Expanded 4PH); age 65 or below; loan ends by 70.
- Repricing and insurance raise the bill.
On this page (11)
- Pag-IBIG housing loan interest rate 2026
- Pag-IBIG housing loan computation: worked example
- ₱2,000,000 over 30 years at each rate
- Maximum loanable amount
- How much income do you need?
- Principal vs interest, year by year
- What happens at repricing?
- What else is in the real amortization?
- Common mistakes
- Frequently asked questions
- Sources and references
Data used in this calculator
In force 2026Planning estimate- Maximum loan
- ₱10,000,000, up from ₱6,000,000 about 26 May 2026 (Philstar, 29 May 2026); circular number not reported
- Promo rates
- 4.5% and 5.75%, fixed 3 years, filed by 31 Dec 2026 (GMA, 18 Jun 2026; Philstar, 21 Jun 2026)
- 4PH rate
- 3% fixed 5 years; income up to ₱47,855.82 (NCR) or ₱34,685.82 (outside); OFWs regardless of income, other 4PH conditions still apply (Philstar, 31 Mar 2026)
- Age, term, savings
- Up to 30 years; age 65 or below at application, 70 at maturity; 24 monthly savings for the regular loan (Circular 403; Pag-IBIG housing loan FAQ, Nov 2024). Expanded 4PH: 12, per a Pag-IBIG presentation on Circular 473 (July 2026; circular not read)
Last verified against the issuances on November 12, 2026. Report an error on this page.
Pag-IBIG housing loan interest rate 2026
4.5% or 5.75% fixed for 3 years, or 3% under 4PH.
| Rate | Fixed for | Which loans | Reported by |
|---|---|---|---|
| 3% | 5 years | 4PH: qualified first-time buyers; OFWs regardless of income (first-time buyer and price ceilings still apply) | Philstar 31 Mar 2026 |
| 4.5% | 3 years | Above the socialized ceiling, up to ₱4.9M | GMA 18 Jun; Philstar 21 Jun 2026 (rate); PNA 14 Oct 2026 (₱4.9M) |
| 5.75% | 3 years | Above ₱4.9M, up to ₱10M | Same |
| 6.25% | 3 years | Before the promo | GMA 18 Jun 2026 |
Pag-IBIG announcements as reported. ₱4.9M is the breakpoint in Daily Tribune (30 Jun 2026), IBC13 (7 Jul 2026), a Philstar opinion column (10 Jul 2026) and PNA (14 Oct 2026); only the first reports, on 18–21 June, said ₱2.5M. As of November 2026.
Pag-IBIG housing loan computation: worked example
Age 35, ₱35,000 income, ₱2,000,000 over 30 years at 4.5%.
- 1
Monthly rate i = 4.5% ÷ 12 = 0.3750%; n = 360
30 × 12.
- 2
Amortization = ₱2,000,000 × i ÷ (1 − (1 + i)^−360) = ₱10,133.71
Before insurance.
- 3
Total interest: ₱1,648,132.53
At an unchanged rate.
- 4
Income needed: ₱10,133.71 ÷ 35% = ₱28,953.46
₱35,000 passes (up to about ₱2,417,674).
- 5
Age: 35 + 30 = 65
Under 70.
Monthly amortization, years 1–3
₱10,133.71
Plus insurance; repriced in year 4.
₱2,000,000 over 30 years at each rate
From ₱8,432 a month at 3% to ₱17,183 at 9.75%.
| Rate | Monthly | Total interest |
|---|---|---|
| 3% 4PH | ₱8,432.08 | ₱1,035,549 |
| 4.5% 2026 promo | ₱10,133.71 | ₱1,648,133 |
| 5.75% 2026 promo | ₱11,671.46 | ₱2,201,723 |
| 5.75% (Jul 2024 table, 1-yr) | ₱11,671.46 | ₱2,201,723 |
| 6.25% (Jul 2024 table, 3-yr) | ₱12,314.34 | ₱2,433,167 |
| 6.5% (Jul 2024 table, 5-yr) | ₱12,641.36 | ₱2,550,890 |
| 7.125% (Jul 2024 table, 10-yr) | ₱13,474.37 | ₱2,850,773 |
| 7.75% (Jul 2024 table, 15-yr) | ₱14,328.24 | ₱3,158,174 |
| 8.5% (Jul 2024 table, 20-yr) | ₱15,378.27 | ₱3,536,177 |
| 9.125% (Jul 2024 table, 25-yr) | ₱16,272.66 | ₱3,858,157 |
| 9.75% (Jul 2024 table, 30-yr) | ₱17,183.09 | ₱4,185,909 |
Each rate held 30 years. Table rows: Pag-IBIG's official rate table effective 1 July 2024 (housing loan FAQ, Nov 2024 copy); the same rates were first announced in July 2023 (Philstar). Not confirmed for 2026 outside the promo.
Monthly amortization on ₱2,000,000, 30 years
| Item | Monthly amortization |
|---|---|
| 3% 4PH | ₱8,432 |
| 4.5% 2026 promo | ₱10,134 |
| 5.75% 2026 promo | ₱11,671 |
| 5.75% (Jul 2024 table, 1-yr) | ₱11,671 |
| 6.25% (Jul 2024 table, 3-yr) | ₱12,314 |
| 6.5% (Jul 2024 table, 5-yr) | ₱12,641 |
| 7.125% (Jul 2024 table, 10-yr) | ₱13,474 |
| 7.75% (Jul 2024 table, 15-yr) | ₱14,328 |
| 8.5% (Jul 2024 table, 20-yr) | ₱15,378 |
| 9.125% (Jul 2024 table, 25-yr) | ₱16,273 |
| 9.75% (Jul 2024 table, 30-yr) | ₱17,183 |
Maximum loanable amount
You get the lowest of these limits.
| Limit | Rule | Basis |
|---|---|---|
| Ceiling | ₱10,000,000 (was ₱6,000,000) | Philstar, 29 May 2026 |
| Income | Amortization up to 35% of gross income | Circ. 403 (AHP); guide otherwise |
| Loan-to-value | 4PH 100%; other tiers unconfirmed | Philstar 31 Mar 2026; check with Pag-IBIG |
| Age | Up to 65 at application, 70 at maturity; term up to 30 years | Circ. 403 |
| Membership | 24 monthly savings (regular loan); Expanded 4PH: 12, per a Pag-IBIG presentation on Circular 473 (July 2026; circular not read) | Circ. 403; Pag-IBIG housing loan FAQ (Nov 2024) |
Circular 403 read via mirror. As of November 2026.
Short of 24 savings? See Pag-IBIG contributions or register with the MDF. More: Pag-IBIG hub, all benefits.
How much income do you need?
About ₱28,953 a month for ₱2,000,000 at 4.5%.
| Loan, 30 years | Monthly at 4.5% | Income needed | Monthly at 5.75% | Income needed |
|---|---|---|---|---|
| ₱1,000,000 | ₱5,067 | ₱14,477 | ₱5,836 | ₱16,674 |
| ₱2,000,000 | ₱10,134 | ₱28,953 | ₱11,671 | ₱33,347 |
| ₱3,000,000 | ₱15,201 | ₱43,430 | ₱17,507 | ₱50,021 |
| ₱5,000,000 | ₱25,334 | ₱72,384 | ₱29,179 | ₱83,368 |
Income needed = amortization ÷ 35% (guide). ₱5M is in the 5.75% tier (above ₱4.9M).
Principal vs interest, year by year
Interest takes most of each payment until year 16.
₱2,000,000 at 4.5% over 30 years
- Interest
- Principal
| Point | Interest | Principal |
|---|---|---|
| Yr 1 | ₱89,340 | ₱32,265 |
| Yr 2 | ₱87,858 | ₱33,747 |
| Yr 3 | ₱86,307 | ₱35,297 |
| Yr 4 | ₱84,686 | ₱36,919 |
| Yr 5 | ₱82,990 | ₱38,615 |
| Yr 6 | ₱81,216 | ₱40,389 |
| Yr 7 | ₱79,360 | ₱42,244 |
| Yr 8 | ₱77,420 | ₱44,185 |
| Yr 9 | ₱75,390 | ₱46,215 |
| Yr 10 | ₱73,267 | ₱48,338 |
| Yr 11 | ₱71,046 | ₱50,558 |
| Yr 12 | ₱68,724 | ₱52,881 |
| Yr 13 | ₱66,294 | ₱55,310 |
| Yr 14 | ₱63,753 | ₱57,851 |
| Yr 15 | ₱61,096 | ₱60,509 |
| Yr 16 | ₱58,316 | ₱63,289 |
| Yr 17 | ₱55,408 | ₱66,196 |
| Yr 18 | ₱52,367 | ₱69,237 |
| Yr 19 | ₱49,187 | ₱72,418 |
| Yr 20 | ₱45,860 | ₱75,745 |
| Yr 21 | ₱42,380 | ₱79,225 |
| Yr 22 | ₱38,740 | ₱82,864 |
| Yr 23 | ₱34,934 | ₱86,671 |
| Yr 24 | ₱30,952 | ₱90,653 |
| Yr 25 | ₱26,787 | ₱94,817 |
| Yr 26 | ₱22,431 | ₱99,173 |
| Yr 27 | ₱17,876 | ₱103,729 |
| Yr 28 | ₱13,110 | ₱108,494 |
| Yr 29 | ₱8,126 | ₱113,479 |
| Yr 30 | ₱2,913 | ₱118,689 |
What happens at repricing?
After 3 years the rate resets; the amortization is recomputed on the balance.
| Rate from year 4 | Balance | New monthly | Change |
|---|---|---|---|
| Stays at 4.5% | ₱1,898,691 | ₱10,133.71 | None |
| 6.25% (pre-promo 3-year rate) | ₱1,898,691 | ₱12,145.59 | +₱2,012 |
| 9.75% (July 2024 table, 30-year rate) | ₱1,898,691 | ₱16,635.74 | +₱6,502 |
Illustrative rates: Pag-IBIG has not announced repricing rates.
What else is in the real amortization?
Pag-IBIG adds mortgage redemption insurance (MRI) and fire insurance; rates unconfirmed, so ask Pag-IBIG.
Budget title transfer costs and the deed of absolute sale (property guides). Cash: multi-purpose loan. Saving: MP2.
Common mistakes
| Mistake | What happens | Do this instead |
|---|---|---|
| Promo rate for 30 years | Payment jumps | Plan for repricing |
| Price = loan | Cash shortfall | Plan for equity |
| Ignoring insurance | Higher bill | Ask for MRI, fire figures |
| Using ₱6M as the cap | Undersized plan | Cap is ₱10M |
| 30-year term at 60 | Rejected | Term = 70 minus age |
Buod sa Tagalog
Sa ₱2,000,000 na Pag-IBIG housing loan sa 30 taon, mga ₱10,133.71 ang buwanang hulog sa promo rate na 4.5%, fixed sa unang 3 taon. Sa 4PH na 3%, mga ₱8,432.08. Hanggang ₱10,000,000 na ang puwedeng utangin.
Frequently asked questions
+What is the maximum Pag-IBIG housing loan in 2026?
₱10,000,000 per borrower, up from ₱6,000,000, as reported by Philstar on 29 May 2026. It is a ceiling, not an entitlement: income, appraised value and the age-70 limit also cap the amount you get. The circular number has not been reported.
+What is the Pag-IBIG housing loan interest rate for 2026?
Promo rates of 4.5% and 5.75%, fixed 3 years, for applications filed by 31 December 2026 (GMA News, 18 Jun 2026). 4PH loans pay 3% fixed 5 years. Pag-IBIG's official rate table effective 1 July 2024 ran up to 9.75% for 30-year fixing; we have not confirmed it for 2026 outside the promo.
+How much housing loan can I get on a ₱40,000 monthly salary?
About ₱2,763,056 over 30 years at 4.5%, or ₱2,399,015 at 5.75%, keeping the amortization within 35% of gross income. That 35% is official for the Affordable Housing Program and used here as a guide. Pag-IBIG may lend less after appraisal and income review.
+How much is the monthly payment on a ₱4 million Pag-IBIG loan?
Over 30 years: ₱20,267.41 at 4.5% or ₱23,342.91 at 5.75%, before insurance. ₱4M is in the 4.5% tier, which covers loans above the socialized housing ceiling up to ₱4.9M (PNA, 14 Oct 2026). At 4.5% you need a gross income of about ₱57,907.
+What happens after the fixed-rate period ends?
Pag-IBIG reprices the loan for your chosen repricing period and recomputes the amortization on the balance. The rate can go up or down. On ₱2,000,000 over 30 years, a move from 4.5% to 6.25% after year 3 adds about ₱2,012 a month.
+Which repricing period should I choose?
Longer fixing protects you from increases but costs more: Pag-IBIG's official table effective 1 July 2024 ran from 5.75% for 1 year to 9.75% for 30 years. Shorter fixing starts cheaper but reprices sooner. Compare both payments in the calculator before you choose.
+Who qualifies for the 4PH 3% rate?
First-time buyers earning up to ₱47,855.82 a month in NCR or ₱34,685.82 outside, and OFWs regardless of income, who must still meet the other 4PH conditions such as being first-time buyers (GMA 18 Aug 2025; Philstar 31 Mar 2026), for units within ₱950,000 (house-and-lot) or ₱1.8M (condominium; up to about ₱2M in NCR and highly urbanized cities, per Pag-IBIG's July 2026 briefing and Tribune, 30 Jun 2026). Whether 10-year early-bird slots remain is unconfirmed; check with Pag-IBIG.
+How long do the Pag-IBIG promo rates last?
They cover housing loan and acquired-assets long-term installment applications filed on or before 31 December 2026 (Philstar, 21 Jun 2026). Each approved loan keeps its promo rate for the first 3 years, then reprices. No extension had been announced as of November 2026.
Sources and references
- Pag-IBIG Fund — official site; not machine-readable on 12 Nov 2026, so confirm figures there (checked November 12, 2026)
- Virtual Pag-IBIG — official member portal (checked November 12, 2026)
- HDMF Circular No. 403 (2018), text via mirror — age limits, 24 savings, 30-year term, 35% rule (checked November 12, 2026)
- Philstar, 29 May 2026 — ₱10M ceiling (checked November 12, 2026)
- GMA News, 18 Jun 2026 — 4.5%/5.75% promo; prior 6.25% (checked November 12, 2026)
- Philstar, 21 Jun 2026 — promo deadline (checked November 12, 2026)
- Philstar, 10 Jul 2026 (opinion column) — ₱4.9M breakpoint; also reported by Daily Tribune (30 Jun 2026), IBC13 (7 Jul 2026) and PNA (14 Oct 2026) (checked November 12, 2026)
- Philstar, 31 Mar 2026 — 4PH 3%, caps, 100% loan-to-value (checked November 12, 2026)
- GMA News, 18 Aug 2025 — 4PH caps, OFWs, early-bird fixing (checked November 12, 2026)
- Daily Tribune, 20 Oct 2026 — 4PH 3% maintained (checked November 12, 2026)
- Philstar, 19 Jul 2023 — first report of the eight-rate table; Pag-IBIG's housing loan FAQ (Nov 2024 copy) lists the same rates as effective 1 July 2024 (checked November 12, 2026)
This page is part of our Pag-IBIG guides and calculators, inside the SSS, Pag-IBIG, PhilHealth and GSIS benefits hub.
Related calculators and guides
Author and editorial review
Deepak Middha, Chartered Accountant
Chartered Accountant with 18 years in hedge funds; writes and maintains sulat.ph. Every rate, ceiling, deadline and fee on this page is taken from the law or the agency's own circulars and official announcements and was checked against that source on November 12, 2026. Where a figure could not be confirmed officially, the page says so.
Spotted an error or an outdated rule? Send a correction.
Next step
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