Which Philippine Banks Accept Housing Loan Transfers in 2026?

If you're paying more than 7% interest on your home loan, you're almost certainly overpaying — and switching lenders is one of the most effective ways to fix that. But here's the thing most borrowers don't realize: not every bank in the Philippines will take on a loan that originated somewhere else. Understanding which banks actively accept housing loan transfers — and which ones quietly don't — is the first step to unlocking real savings.

This guide breaks down the current landscape for housing loan refinancing in the Philippines: which lenders are open to transfer loans in 2026, what rates and conditions to expect, and exactly how the process works.

What Does 'Loan Transfer' Actually Mean?

A housing loan transfer — also called refinancing — means paying off your existing home loan with a new loan from a different bank, ideally at a lower interest rate. You don't move house. You don't change your mortgage amount (though you can sometimes top it up). You simply change lenders, and in doing so, change the interest rate and monthly payment attached to your property.

For example, if you have a ₱4,000,000 loan balance at 9.5% interest with 20 years remaining, your monthly payment is roughly ₱37,300. Refinancing that same balance to 5.99% would bring your monthly payment down to approximately ₱28,600 — a saving of around ₱8,700 every month, or more than ₱104,000 per year.

For a deeper look at how this works from start to finish, see our complete guide to refinancing your home loan in the Philippines.

The Philippine Banks That Accept Housing Loan Transfers

Most of the major commercial banks in the Philippines have a refinancing or loan assumption product, but the appetite for transfer loans varies significantly. Here's a practical overview of the key players in 2026:

BDO Unibank

BDO is the country's largest bank by assets and one of the most active in the home loan refinancing space. They accept transfers from most other banks and Pag-IBIG. BDO's refinance rates typically start in the 6.5%–7.5% range for a fixed period of 1–3 years, after which the rate re-prices. Loan amounts from ₱1,500,000 are accepted, and the property must be titled and free of adverse claims.

Bank of the Philippine Islands (BPI)

BPI is widely regarded as one of the more competitive lenders for housing loan transfers. Their rates are among the more transparent in the market, and they have a dedicated home loan refinancing desk. BPI accepts transfers from other commercial banks and Pag-IBIG, and they're known for relatively efficient processing. Expect rates from approximately 6.25% for short fixed periods, rising for longer lock-ins.

Metrobank

Metrobank accepts housing loan transfers and is particularly active among mid-to-high value properties. They offer fixed-rate periods of 1, 2, 3, 5, and 10 years. Their rates tend to be competitive but borrowers should watch for the re-pricing terms — the rate after the fixed period ends can jump significantly. Minimum loan amount is generally ₱500,000, making them accessible across a wider range of property values.

Security Bank

Security Bank has been aggressive in growing its home loan portfolio and regularly offers promotional rates for loan transfers. In recent years, they've offered some of the sharpest introductory rates in the market. They accept transfers from all major banks and Pag-IBIG. Security Bank is worth including in any comparison because their promotional windows can offer genuine value — though borrowers must plan for the rate reset.

RCBC

Rizal Commercial Banking Corporation (RCBC) accepts transfer loans and offers fixed-rate terms from 1 to 20 years. Their longer fixed-rate periods (10–20 years) are particularly useful for borrowers who want long-term payment certainty. While their headline rates are slightly higher than some competitors at the short end, their long-term fixed offers can be more competitive when you model total interest paid over the life of the loan.

China Banking Corporation (Chinabank)

Chinabank accepts housing loan transfers and has been quietly competitive in this space. They offer rates across various fixed periods and are known for a relatively straightforward application process. Less promoted than the Big Three, but worth including when you're comparing multiple offers.

EastWest Bank

EastWest accepts transfer loans with rates that are generally in line with market averages. They tend to be more flexible on certain property types and borrower profiles that other banks might decline. If you've been turned down elsewhere, EastWest can be worth approaching.

UnionBank

UnionBank accepts housing loan transfers and has invested in digital processing in recent years, which can make parts of the application experience smoother. Their rates are competitive and they have active promotions for loan transfers periodically throughout the year.

PNB and Landbank

Both Philippine National Bank and Land Bank of the Philippines accept housing loan transfers, and their rates can be competitive — particularly Landbank for borrowers with stable government-sector income. Processing times at these institutions can be longer than at private commercial banks, but for the right borrower profile, the rates can justify the wait.

Pag-IBIG (HDMF)

Pag-IBIG is a special case. It accepts loan transfers from commercial banks (bringing a commercial bank loan into the Pag-IBIG system), and it also allows refinancing within Pag-IBIG for existing Pag-IBIG borrowers. Pag-IBIG rates can be very competitive — often below 6% for qualifying amounts and terms — and they serve a wide range of income levels. However, the requirements and processing timelines are distinct from commercial banks. For full details on this route, read our step-by-step guide to Pag-IBIG refinancing requirements.

Banks That Are More Restrictive About Loan Transfers

PSBank and Robinsons Bank both offer home loans but tend to be more conservative about accepting transfer loans from other institutions. This doesn't mean they never do it — but you're less likely to get a competitive offer here compared to the banks listed above. UCPB, now merged with Landbank, processes home loan cases under the Landbank umbrella.

What Rate Can You Actually Get?

The best refinance rate currently available through Nook is 5.99% per annum. This is significantly below what most Filipino homeowners are currently paying. The average borrower we speak to is on a rate somewhere between 7.5% and 9.5%, often on a loan that re-priced years ago and was never reviewed.

Here's a concrete illustration of what rate differences mean at common loan sizes:

These are not small numbers. For most Filipino families, a saving of ₱5,000–₱10,000 per month represents a meaningful improvement in monthly cash flow.

Key Conditions Banks Apply to Loan Transfers

Even if a bank accepts loan transfers in principle, they apply conditions that your application must meet. Understanding these upfront saves time and avoids surprises:

The Hidden Cost Problem: Prepayment Penalties

Before you refinance, check your existing loan agreement for prepayment penalties. Many Philippine banks charge a penalty of 2%–5% of the outstanding balance if you pay off the loan early during the fixed-rate period. On a ₱5,000,000 balance, a 3% penalty means ₱150,000 in exit costs.

This doesn't mean you shouldn't refinance — the long-term savings often dwarf the one-time penalty — but you need to factor it into your breakeven calculation. If your penalty is ₱150,000 and your monthly saving from refinancing is ₱8,000, you break even in about 19 months and save money every month thereafter.

How to Compare Multiple Banks Without Doing It Yourself

The process of gathering offers from five or six banks, submitting the same documents repeatedly, and comparing loan offers on different terms and re-pricing schedules is genuinely time-consuming. Most borrowers who try to do this alone either give up halfway through or end up accepting the first offer they receive rather than the best one.

This is what a mortgage broker does for you — and in the Philippines, using a broker like Nook costs you nothing. Nook submits your application to multiple lenders simultaneously, manages the follow-up, and presents you with comparable offers so you can make an informed decision. The lender pays the broker's fee, not you.

If you want to understand how the broker model works and why it can result in better outcomes than going direct, the complete guide to using a Filipino mortgage broker walks through the mechanics in detail.

What to Do Next

If you know your current interest rate is above 7%, and your loan has been running for at least 12–24 months, there's a strong chance you qualify for a lower rate today. The process starts with a simple check: find out what rate you can qualify for across multiple banks, compare it against what you're currently paying, and decide if the savings justify the switch.

With rates as low as 5.99% available through Nook, and the service completely free to borrowers, there's no cost to finding out where you stand.