How repricing works
When you take a Pag-IBIG loan you choose a repricing period (1, 3, 5, 10, 15, 20, 25 or 30 years). With the 2026 promo, the first 3 years are fixed at 4.5% (or 5.75% above ₱4.9 million). When that period ends, Pag-IBIG sets a new rate based on the repricing period you choose and its rates at that time.
The new amortization is computed on the balance you still owe over the months left — not on the original loan. Because early payments are mostly interest, the balance after 3 years is still high.
Example: ₱3,000,000 over 30 years
- Years 1–3 at 4.5%: ₱15,200.56 a month.
- Balance after 36 payments: about ₱2,848,037.
- Repriced at 6.25% (today’s regular 3-year rate) over the remaining 27 years: ₱18,218.38 a month, or ₱3,017.82 more.
Year-4 payment under different rates
| Rate after promo | New amortization | Change vs promo |
|---|---|---|
| 5.75% | ₱17,329.43 | +₱2,128.87 |
| 6.25% | ₱18,218.38 | +₱3,017.82 |
| 6.5% | ₱18,670.45 | +₱3,469.89 |
| 7.125% | ₱19,821.89 | +₱4,621.33 |
| 7.75% | ₱21,002.30 | +₱5,801.74 |
Nobody knows the exact rate in 2029, so the table shows a range based on Pag-IBIG’s current regular rates (5.75% to 7.75%).
Friendly tips
- Budget for the higher payment from day one and save the difference while the promo lasts.
- Prepay principal during the first 3 years — every peso lowers the balance that gets repriced.
- When repricing comes, compare a longer repricing period (more certainty) with a shorter one (usually lower rate).
How much does prepaying help?
Every extra peso you pay during the promo years goes straight to principal, so the balance that gets repriced is smaller. Even modest extra payments — for example, part of your 13th month pay each December — can noticeably reduce the year-4 amortization. Ask Pag-IBIG how partial prepayments are applied to your loan before you pay.
Mark the date
Write down the month your 36th payment is due. A few months before, check Pag-IBIG’s current rates and decide on your next repricing period, so you are not surprised by a new bill.
FAQ
Is the Pag-IBIG 4.5% rate fixed for the whole loan?
No. It is fixed for the first 3 years. After that the loan is repriced based on the repricing period you choose.
How much will my Pag-IBIG payment be after 3 years?
On a ₱3,000,000, 30-year loan, about ₱18,218.38 a month if the rate becomes 6.25%, up from ₱15,200.56.
How much do I still owe after 3 years?
On ₱3,000,000 at 4.5% over 30 years, about ₱2,848,037 after 36 payments.
Sources (checked 5 November 2026): Pag-IBIG Fund promo housing loan rates under the Expanded 4PH program — 4.5% and 5.75% fixed for 3 years, applications received until 31 December 2026, maximum loan ₱10 million (Pag-IBIG announcements reported by the Philippine Daily Inquirer, 19 June and 10 July 2026, and Daily Tribune, 18 June and 7 July 2026); regular rates by repricing period effective 1 July 2023 (Pag-IBIG Fund release via PCO); 3% subsidized rate and ₱950,000 socialized ceiling for house-and-lot (Pag-IBIG / DHSUD); capacity-to-pay limit of 35% of gross monthly income, 30-year maximum term and age 70 at maturity (HDMF Circular No. 403, Affordable Housing Program guidelines; same limits apply in Pag-IBIG regular housing loan guidelines). Always confirm your rate with Pag-IBIG (pagibigfund.gov.ph) before you sign.