Planning to take out or review your Pag-IBIG (HDMF) housing loan? This calculator guide helps you estimate your monthly amortization based on your loan amount, interest rate, and repayment term — so you can budget with confidence before you sign anything. Whether you're a first-time borrower or an existing member looking to understand your payments better, the numbers here will give you a clear picture of what to expect in 2026.
Keep in mind that Pag-IBIG housing loan rates are subject to change and the figures below are based on publicly available information. If you're already paying a Pag-IBIG loan and feel your rate is too high, you may also want to explore how Pag-IBIG refinancing compares to a private bank loan — many Filipino homeowners are saving thousands per month by switching to a lower rate through a bank partner. Nook's service is 100% free to borrowers.
A Pag-IBIG housing loan calculator works by applying the standard amortizing loan formula to your three inputs: loan amount, annual interest rate, and loan term in years. The formula distributes your total principal and interest evenly across all monthly payments so that you pay a fixed amount every month.
The core formula is: M = P × [r(1+r)^n] ÷ [(1+r)^n − 1], where M is your monthly payment, P is your principal loan amount, r is your monthly interest rate (annual rate ÷ 12), and n is your total number of monthly payments (years × 12). For example, a loan of 2,000,000 at 6.375% per annum over 20 years gives a monthly rate of 0.53125%, n = 240 payments, and a monthly amortization of approximately 14,820.
Note: This formula gives you the principal-and-interest portion only. Your actual monthly billing from Pag-IBIG may also include MRI (Mortgage Redemption Insurance) and fire insurance premiums, which will add a small amount on top of your base amortization.
Based on publicly available information, Pag-IBIG (HDMF) offers tiered interest rates depending on your loan amount. Please note these rates are approximate, subject to change, and should be verified directly with Pag-IBIG before making any financial decisions.
| Loan Amount | Interest Rate (approx.) | Repricing Period |
|---|---|---|
| Up to 450,000 | ~3.00% p.a. | 1 year |
| 450,001 – 750,000 | ~5.375% p.a. | 1 year |
| 750,001 – 1,000,000 | ~6.375% p.a. | 1 year |
| 1,000,001 – 1,500,000 | ~7.270% p.a. | 1 year |
| 1,500,001 – 2,000,000 | ~8.045% p.a. | 1 year |
| 2,000,001 – 6,000,000 | ~9.050% p.a. | 1 year |
An important caveat: Pag-IBIG rates are repriced annually. This means your rate can go up or down every year based on prevailing market conditions. This is very different from a fixed-rate bank loan, where your rate is locked in for a set period (e.g., 3, 5, or 10 years). Always confirm the latest rates at www.pagibigfund.gov.ph or visit your nearest Pag-IBIG branch.
Below are sample monthly amortization estimates using approximate Pag-IBIG rates for 2026. These figures cover principal and interest only — your actual billing will be slightly higher after adding MRI and fire insurance. All figures are approximate and for illustration only.
| Loan Amount | Rate (approx.) | Term | Est. Monthly Payment |
|---|---|---|---|
| 500,000 | 5.375% | 20 years | ~3,400 |
| 1,000,000 | 6.375% | 20 years | ~7,410 |
| 1,500,000 | 7.270% | 20 years | ~11,870 |
| 2,000,000 | 8.045% | 20 years | ~16,720 |
| 3,000,000 | 9.050% | 20 years | ~27,090 |
| 6,000,000 | 9.050% | 25 years | ~50,380 |
For a more tailored estimate, use our Pag-IBIG housing loan monthly payment estimator where you can input your exact loan details.
As of 2026, the maximum Pag-IBIG housing loan amount is 6,000,000 pesos. However, the amount you can actually borrow depends on several factors:
- Your monthly income: Pag-IBIG uses a net disposable income test. Your monthly amortization must not exceed 35% of your net monthly income (or up to 40% in some cases).
- Property appraisal value: Pag-IBIG will lend up to a percentage of the appraised value of the property (typically 80–90%), whichever is lower between the appraised value and the selling price.
- Loan-to-value (LTV) ratio: Generally, Pag-IBIG finances up to 90% of the appraised value for socialized and economic housing, and up to 80% for loans above 1,500,000.
- Your Pag-IBIG contribution history: You must have made at least 24 monthly contributions to be eligible.
The practical borrowing capacity for most middle-income earners falls between 1,000,000 and 4,000,000 pesos. Always compute your affordability based on your current take-home pay before applying.
Pag-IBIG housing loans can be repaid over a maximum of 30 years, subject to the condition that the loan term does not extend beyond the borrower's age of 70 at loan maturity. Common repayment terms used by borrowers are:
- 10 years — Higher monthly payments but significantly less total interest paid
- 15 years — A popular middle-ground option
- 20 years — The most common term for balancing affordability and total cost
- 25 years — For larger loan amounts where monthly cash flow is a priority
- 30 years — Maximum term; lowest monthly payment but highest total interest cost
Choosing a longer term reduces your monthly amortization but increases the total amount of interest you pay over the life of the loan. For example, a 2,000,000 loan at 8.045% over 20 years costs approximately 16,720 per month, but stretching it to 30 years reduces the payment to roughly 14,700 — while costing you significantly more in total interest over the extra 10 years.
Here is a step-by-step walkthrough using a 1,500,000 loan at 7.270% per annum over 20 years:
- Identify your inputs: P = 1,500,000 | Annual rate = 7.270% | Term = 20 years
- Convert to monthly rate: r = 7.270% ÷ 12 = 0.60583% = 0.0060583
- Calculate number of payments: n = 20 × 12 = 240
- Calculate (1+r)^n: (1 + 0.0060583)^240 ≈ 4.2726
- Apply the formula: M = 1,500,000 × [0.0060583 × 4.2726] ÷ [4.2726 − 1]
- Numerator: 0.0060583 × 4.2726 = 0.025892
- Denominator: 4.2726 − 1 = 3.2726
- M = 1,500,000 × (0.025892 ÷ 3.2726) = 1,500,000 × 0.007912 ≈ 11,868
Your estimated monthly amortization would be approximately 11,868 pesos. Remember to add MRI and fire insurance premiums (typically 0.05%–0.10% of outstanding balance per year, divided monthly) for your total actual payment.
Your monthly amortization covers principal and interest, but a Pag-IBIG housing loan comes with additional costs you need to plan for:
- Mortgage Redemption Insurance (MRI): This is a life insurance component that pays off your loan balance if you pass away. It is typically 0.05%–0.14% of the outstanding loan balance per year, deducted monthly.
- Fire Insurance Premium: Required to protect the property. Rates vary based on property value and construction type, but expect around 0.05%–0.15% of the insured value annually.
- Processing Fee: A one-time fee of approximately 1,000 pesos upon loan application.
- Appraisal Fee: If Pag-IBIG conducts the appraisal, this may cost 2,000–5,000 pesos depending on property location and size.
- Documentary Stamp Tax (DST): 1.5% of the loan amount, paid to the BIR upon loan release.
- Transfer Tax and Registration Fees: Paid to the local government unit and Land Registration Authority when the title is transferred.
- Notarial Fees: For the real estate mortgage and other documents.
As a rule of thumb, budget an additional 3%–5% of your loan amount for upfront closing costs and fees beyond the property's purchase price.
Yes, you can pay off your Pag-IBIG housing loan ahead of schedule. Pag-IBIG generally allows early or accelerated payments, and many borrowers take advantage of this to reduce their total interest cost significantly.
Here are the key things to know about early repayment:
- Partial prepayments: You can make additional principal payments on top of your regular amortization. These reduce your outstanding balance and shorten your effective loan term.
- Full early payoff: You can settle the entire remaining balance at any time. Pag-IBIG typically does not charge a prepayment penalty, but you should confirm this with your fund administrator at the time of settlement, as policies can be updated.
- Annual repricing consideration: Since your Pag-IBIG rate is repriced annually, accelerating payments during a period of lower rates can be especially advantageous before your rate potentially increases.
- Required documents for full settlement: You will need to request a Statement of Account, prepare the settlement amount, and process the release of the real estate mortgage after full payment.
If you're considering early payoff because your current Pag-IBIG rate has become uncompetitive, refinancing to a private bank may also be worth exploring before committing to a lump-sum settlement.
This is one of the most important things to understand about Pag-IBIG housing loans: your interest rate is not fixed for the life of the loan. Pag-IBIG rates are repriced annually — meaning your rate can change every year based on a reference rate set by Pag-IBIG, which in turn reflects market conditions.
In practical terms, this means:
- Your monthly amortization can go up or down each year after repricing.
- During periods of rising interest rates (as the Philippines experienced in 2022–2024), many Pag-IBIG borrowers saw their rates — and monthly payments — increase significantly.
- You cannot lock in today's rate for 5 or 10 years the way you can with many private bank loans.
By contrast, most Philippine private banks (BDO, BPI, Metrobank, Security Bank, etc.) offer fixed-rate periods of 1, 2, 3, 5, or even 10 years. This gives borrowers more payment certainty during the fixed period. If rate stability is important to you, this is a key reason many homeowners explore refinancing out of Pag-IBIG into a private bank.
If your Pag-IBIG loan is currently at a rate of 8% or higher — which is common for loan amounts above 1,500,000 — refinancing to a private bank could meaningfully reduce your monthly payment. The best refinance rate currently available through Nook's bank partners is 5.99% per annum.
Here's a side-by-side illustration for a remaining loan balance of 2,000,000 over 20 years:
| Scenario | Rate | Monthly Payment | Total Interest (20 yrs) |
|---|---|---|---|
| Pag-IBIG (approx.) | 8.045% | ~16,720 | ~2,012,800 |
| Nook Partner Bank | 5.99% | ~14,320 | ~1,436,800 |
| Monthly Savings | — | ~2,400 | ~576,000 |
That's roughly 2,400 pesos back in your pocket every month, and over 576,000 pesos saved over the life of the loan. Nook is the Philippines' first digital mortgage broker, and our service is completely free to borrowers. We compare rates across multiple Pag-IBIG-accredited and private bank partners to find you the best deal. Use our Pag-IBIG refinancing calculator to estimate your personal savings in minutes. Note: refinancing involves bank processing fees and other costs, so a break-even analysis is recommended before proceeding. A Nook advisor can help you run the numbers.