Mortgage calculator for a house, land or condo
Enter the price, down payment and rate to see the monthly instalment, the interest over the life of the loan and the income a bank will usually ask for. It handles the promo-then-floating structure Thai loans use, and estimates transfer-day costs.
- Loan amount
- ฿3,150,000
- Income needed (40% rule)
- ฿35,362
Cash needed on transfer day
- Down payment
- ฿350,000
- Transfer fee 2% (half)
- ฿35,000
- Mortgage registration 1%
- ฿31,500
- Estimated total
- ฿416,500
Transfer fee is normally split with the seller; the government has cut these rates in some years, so check what applies on the day.
Estimates for planning only. Banks compute instalments from their own rate schedule, appraised value and credit assessment.
How the instalment is calculated
Three inputs decide the instalment: the loan amount, the annual rate and the number of months. The annuity formula keeps the amount paid each month constant, but what it is made of changes over time.
Early instalments are mostly interest, because interest is charged on a balance that is still near its peak. As the principal falls the interest shrinks with it and more of each payment lands on the principal — which is why the amber bars in the chart above start tall and taper off.
What income does each price need?
Assuming 10% down, a 30-year term at 3.5% and the rule most banks apply — total instalments no more than 40% of gross monthly income.
| Price | Loan | Instalment | Income needed |
|---|---|---|---|
| 1 M | ฿900,000 | ฿4,041 | ฿10,104 |
| 2 M | ฿1,800,000 | ฿8,083 | ฿20,207 |
| 3 M | ฿2,700,000 | ฿12,124 | ฿30,311 |
| 4 M | ฿3,600,000 | ฿16,166 | ฿40,414 |
| 5 M | ฿4,500,000 | ฿20,207 | ฿50,518 |
| 7 M | ฿6,300,000 | ฿28,290 | ฿70,725 |
| 10 M | ฿9,000,000 | ฿40,414 | ฿101,035 |
Existing debts — a car loan, credit cards — count inside the same 40% ceiling, which lowers the amount you can borrow.
House, condo and land loans are not the same
| Type | Typical down payment | Term | Rate |
|---|---|---|---|
| House / townhome | 0–10% | up to 30–40 years | lowest of the three |
| Condo | 10–20% | up to 30 years | close to a house loan |
| Vacant land | 20–30% or more | usually 10–15 years | ~1–2% above a house loan |
Vacant land is the collateral lenders are most cautious about: nothing is built on it and it takes longer to sell. If the plan is to build, a land-plus-construction loan usually gets better terms than borrowing for the plot alone.
Browse real listings to put a real number in: land · houses · condos · search everything
Read the stepped rate before you sign
Thai home loans are advertised with an average rate for the first three years; from year four the loan moves to a floating rate (MRR/MLR minus a discount) that is usually several points higher. The instalment quoted at signing is not the instalment for the whole term.
Turn on the stepped-rate switch above to see both instalments, then plan for the moment the promotion ends: refinance to another bank, or ask your own bank to re-price (retention), which costs less and takes far less paperwork.
What paying extra actually saves
From the same engine: borrow ฿3,150,000 at 3.5% over 30 years and the interest comes to ฿1,942,167. Add ฿5,000 a month and the loan closes about 11.3 years earlier with ฿1,147,259 of interest — roughly ฿794,908 saved.
Two conditions: tell the bank the extra is to reduce principal, not to pre-pay future instalments, and check whether the contract charges a penalty for closing inside the first three years.
Frequently asked questions
- How much income do I need to buy a 3 million baht house?
- With 10% down and a 30-year loan at 3.5%, the instalment is about ฿12,124 a month, so banks typically want gross income of roughly ฿30,311 — they size the loan so the instalment stays inside about 40% of income.
- Why is a land loan more expensive than a home loan?
- Vacant land produces no housing use and is harder to resell quickly, so lenders treat it as higher risk: a larger down payment, a shorter term — often 10 to 15 years rather than 30 — and a rate one to two points above a house loan.
- Does a longer term cost more?
- Yes. The same ฿3,150,000 loan at 3.5% costs ฿1,234,495 in interest over 20 years and ฿1,942,167 over 30 — the lower instalment is paid for in interest.
- What does paying extra each month actually save?
- Adding ฿5,000 a month to that loan clears it about 11.3 years early and saves roughly ฿794,908 in interest, because every extra baht comes straight off the principal that interest is charged on.
- What cash do I need on transfer day?
- The down payment, your share of the 2% transfer fee (normally split with the seller) and the 1% mortgage registration fee on the loan amount, plus any fire insurance the bank requires.