Which Banks Accept Home Loan Refinancing Transfers in the Philippines (2026)?

Not every bank in the Philippines will take over your existing home loan. Some lenders only refinance loans they originally issued. Others impose strict property or borrower requirements before they'll accept a transfer. If you're planning to refinance in 2026, understanding which banks actively accept takeovers — and what they require — can save you weeks of wasted effort and protect you from unnecessary credit inquiries.

This guide covers the major Philippine banks that accept home loan refinancing transfers, their indicative rates, key qualification requirements, and practical tips to maximise your chances of approval.

Why Banks Are Selective About Refinancing Takeovers

When a bank refinances your loan from another lender, they're essentially buying your debt. That means they're taking on risk. They want to know the property is worth more than the loan balance, that you have a reliable income, and that you've been a responsible borrower. Banks that are more aggressive in growing their mortgage book tend to be more flexible; those focused on existing client relationships may be more restrictive.

The good news: competition among Philippine banks for quality mortgage borrowers is strong in 2026, which means more banks are actively courting refinancing applications — especially from borrowers with solid payment histories.

Major Banks That Accept Home Loan Refinancing Transfers

BDO Unibank

BDO is one of the most active refinancing banks in the Philippines. They accept transfers from most other banks and even from Pag-IBIG (HDMF). BDO's fixed-rate periods run from 1 to 20 years, and their indicative refinancing rates in 2026 start in the low-to-mid 6% range for well-qualified borrowers. Minimum loan amount is typically 1,000,000, and they require the property to be free from adverse annotations on the title.

BPI (Bank of the Philippine Islands)

BPI actively accepts home loan takeovers and is known for competitive rates and a relatively streamlined process. They accept transfers from both private banks and government lenders like Pag-IBIG. BPI offers fixed rate periods of 1, 2, 3, 5, 10, 15, and 20 years. Their qualification criteria lean on stable employment or verifiable business income, and they typically require a loan-to-value (LTV) ratio not exceeding 80% for refinancing.

Security Bank

Security Bank has become increasingly competitive in the refinancing space. They accept loan transfers and are known for fast approval timelines — sometimes as quick as 5 business days for complete applications. Security Bank's rates are among the most competitive available through brokers like Nook, with the best-qualified borrowers accessing rates as low as 5.99% p.a. They generally require a minimum loan amount of 1,000,000 and accept both residential houses and condominium units.

Metrobank

Metrobank accepts home loan takeovers and offers a wide range of fixed-rate repricing periods. They are particularly active in refinancing loans for properties in major urban centres including Metro Manila, Cebu, and Davao. Metrobank typically requires at least 2 years of employment or business operation history and a clean credit record with no defaults in the past 12 months.

RCBC (Rizal Commercial Banking Corporation)

RCBC accepts transfers and has historically offered promotional refinancing rates for borrowers who qualify. They are flexible on property types and accept both house-and-lot and condominium refinancing. RCBC's process is generally borrower-friendly, and they work with employed, self-employed, and OFW borrowers.

UnionBank

UnionBank has invested heavily in digital mortgage processing and accepts refinancing takeovers. Their online application tools make it easier to submit documents, and they are known for clear communication throughout the process. They accept transfers from most private banks and from Pag-IBIG.

Chinabank (China Banking Corporation)

Chinabank is an underrated option for refinancing. They accept loan transfers and often offer competitive rates that aren't as widely advertised. Borrowers with properties in Metro Manila and major provincial cities tend to qualify more easily. Minimum loan amounts typically start at 1,000,000.

EastWest Bank

EastWest Bank accepts home loan transfers and has simplified its refinancing process in recent years. They are particularly worth considering for borrowers who may not qualify at the largest banks due to income type or documentation.

PNB (Philippine National Bank)

PNB accepts refinancing takeovers and is a solid option, especially for OFWs and borrowers with properties outside Metro Manila. Their branch network and familiarity with overseas Filipino documentation make them a practical choice for that segment.

Banks That Generally Do NOT Accept External Refinancing Transfers

Some banks and lenders only refinance loans they originally issued (sometimes called internal refinancing or repricing). These include certain cooperative banks and some rural banks. Pag-IBIG (HDMF) itself does not accept takeovers from private banks — it only refinances existing Pag-IBIG loans. However, you can refinance out of Pag-IBIG into a private bank. If you're currently on a Pag-IBIG loan and want to move to a private bank, read our guide on refinancing your Pag-IBIG loan to a private bank for the full process and what to expect.

What Do Banks Look For When You Apply to Transfer Your Loan?

1. Loan-to-Value Ratio (LTV)

Most banks cap refinancing at 70–80% of the property's current appraised value. If your outstanding loan balance is 3,500,000 but your property is now appraised at 5,000,000, your LTV is 70% — which sits comfortably within most banks' limits. Banks will commission their own appraisal, so the value isn't based on what you paid.

2. Payment History on Your Current Loan

Banks want to see that you've been paying on time. Most require zero missed payments in the last 12 months. Some are stricter and look back 24 months. A clean record significantly strengthens your application.

3. Income Stability

Employed borrowers typically need to show at least 2 years of employment with their current employer, or a Certificate of Employment and recent payslips. Self-employed borrowers generally need 2–3 years of ITR and audited financial statements. OFWs need a valid contract and proof of remittances.

4. Property Type and Location

Banks are more comfortable with properties in established residential areas, particularly in Metro Manila and major cities. Rural or provincial properties may face stricter LTV requirements or limited bank options. Condominiums are generally accepted, though some banks require the project to be from a reputable developer and the condominium to have proper permits. If you own a condo and want specifics on how refinancing works for that property type, see our guide to refinancing your condo loan.

5. Age of the Property and Title Status

Most banks require a clean Transfer Certificate of Title (TCT) or Condominium Certificate of Title (CCT) in the borrower's name. Properties with pending annotations, encumbrances, or title disputes will not be accepted. The property should also have a valid tax declaration and updated real property tax payments.

How to Compare Refinancing Offers Across Banks

When comparing offers, don't look only at the headline interest rate. Consider:

A Realistic Example: Refinancing a 4,000,000 Loan

Maria has an outstanding home loan balance of 4,000,000 with her current bank at 8.75% p.a. with 18 years remaining. Her monthly amortisation is around 36,200. After refinancing to a bank offering 5.99% p.a. over the same remaining term, her new monthly payment drops to approximately 29,400 — a saving of 6,800 per month. Over the next 5 years alone, that's 408,000 in savings, more than enough to cover all refinancing fees and still come out significantly ahead.

The Role of a Mortgage Broker in the Refinancing Process

Approaching each bank individually means multiple credit inquiries, repetitive document submissions, and no visibility into which bank will offer you the best deal until you've already spent weeks on the process. A mortgage broker like Nook submits your application to multiple banks simultaneously, letting them compete for your business. Nook's service is completely free to borrowers — the banks pay the broker fee. You get a single point of contact, one document submission, and competing offers presented side by side.

For a comprehensive overview of how the entire refinancing process works from start to finish, see our complete guide to refinancing your housing loan in the Philippines.

Key Takeaways