Home loan capacity calculator
See instantly, at this income, how many million you can borrow, what you pay each month and what down payment you need. Calculated by the criteria Thai banks actually use, with a test of whether you can still keep up if interest rises. Free to use, no sign-up needed
Your details
Gross income before tax. Include side income if you can document it.
Banks count income differently by occupation - salaried staff with payslips count in full, while traders and self-employed are assessed from tax filings and bank statements
Car, credit card, personal loan - everything you are currently paying off
The older you are, the shorter the term, so the monthly installment is higher
Don't enter the promotional rate for the first 3 years because after the promotion it becomes a floating rate (tied to MRR) which is much higher. The real average over the term is usually around 5-7%.
Counts only homes you are still paying off or have only recently closed - a Bank of Thailand rule
The longer the term, the lower the installment and the more you can borrow, but total interest over the term is also much higher - every bank limits it with the rule borrower's age + term must not exceed 70
Banks look at whether all your payments combined - home, car, credit cards and personal loans - stay within this share of income. The figures above already deduct what you are currently paying. 60% and 70% are the maximum ceilings the Bank of Thailand allows, set by income level, not by occupation - most banks actually approve far lower
Assessment
Enter your monthly income to see how much you can borrow
How much can you borrow at this salary?
Based on a salaried employee aged 30, no other debts, a 30-year term, average interest of 6% per year and payments up to 40% of income - with existing debts or as a trader / self-employed you can borrow less. Use the calculator above for your own figures.
| Monthly income | Estimated loan | Monthly installment |
|---|---|---|
| ฿15,000 | ฿1,000,750 | ฿6,000 |
| ฿20,000 | ฿1,334,333 | ฿8,000 |
| ฿25,000 | ฿1,667,916 | ฿10,000 |
| ฿30,000 | ฿2,001,499 | ฿12,000 |
| ฿40,000 | ฿2,668,666 | ฿16,000 |
| ฿50,000 | ฿3,335,832 | ฿20,000 |
| ฿70,000 | ฿4,670,165 | ฿28,000 |
| ฿100,000 | ฿6,671,665 | ฿40,000 |
Home loan FAQ
How much can I borrow with a 30,000 baht salary?
With no other debts, age 30, a 30-year term and average interest of 6% a year, you can borrow about 2 million baht, paying about 12,000 baht a month, calculated from a payment ceiling of 40% of income. If you have car or credit card payments, deduct that monthly amount from the ceiling first and the loan shrinks proportionally.
What percentage of income will banks let me pay?
This is called DSR - total payments on everything, including home, car, credit cards and personal loans, divided by monthly income. Under the Bank of Thailand's Responsible Lending guidelines the ceiling is set by income level: borrowers earning under 30,000 baht a month have a DSR of up to 60%, and those earning 30,000 baht or more up to 70%. But that is the maximum - in practice most banks approve only 40-50%, and paying 40% leaves the most comfortable room to live when interest rises.
Do business owners or companies really borrow less than salaried employees?
In practice they get a smaller loan, but not because of a different payment-to-income percentage, since the DSR criteria depend on income level, not occupation. The real cause is how income is counted. Salaried employees have payslips and salary certificates that banks count in full, while for business owners and the self-employed banks look at tax filings and 6-12 months of statements and assess net income, which often counts only about 30-50% of the money received. Each bank uses different rates and there is no published central standard. In the calculator above, choose the "Income type" that matches your occupation and the system adjusts the income base closer to what banks actually count - then enter the amount from your tax filing or statements, not total sales.
Is a 40-year mortgage real? How does it differ from 30 years?
Yes. The Government Housing Bank and Government Savings Bank have home loans with terms up to 40 years, but they still apply the existing rule that borrower's age plus term must not exceed 70, so a full 40 years is only available to borrowers aged 30 or under. The advantage of a longer term is a lower monthly installment and a larger loan; the drawback is much higher total interest. Many people choose a long term first to pass the criteria and keep liquidity, then make extra principal payments when they have lump sums, which cuts total interest a lot without losing flexibility.
Can I borrow to buy vacant land? Are the criteria the same as for a home?
No, they are not the same, and it is much harder. Most banks don't lend to buy vacant land to just hold, because there is no clear plan to use it and vacant land generates no income. The cases with a chance of approval are applying as a land-with-construction loan, attaching house plans and a contractor agreement, or as a business loan with a plan for use. Banks that offer this include GHB, Bangkok Bank and Krungthai, but the amount is usually lower than a home loan, the term shorter and the interest higher, so buyers must always prepare part of the price in cash. The figures from this page's calculator are home-loan terms and cannot be applied directly to vacant land.
How much down payment do I need to buy a home?
For a first home under 10 million baht, banks lend up to 100% under the LTV rules, so you may not need a down payment, but a second home needs about 10% down and a third or more about 30%. Besides the down payment, prepare the transfer fee, mortgage registration fee, appraisal fee and fire insurance separately, which together are often 2-4% of the home price.
Can I still get a home loan when I'm older?
Yes, but the term will be shorter, because banks require the borrower's age plus the term not to exceed a limit. State banks such as GHB or GSB usually go up to age 70, while many commercial banks set 65. A shorter term raises the monthly installment and lowers the amount you can borrow. A common solution is to borrow jointly with a younger child or relative.
Why shouldn't I use the promotional interest rate to calculate?
Almost all Thai home loans have stepped interest - fixed low for the first 1-3 years, then floating, tied to MRR, which is usually much higher. If you calculate with the promotional rate for 30 years, the loan comes out overstated and the installment from year 4 onward will be much higher than you assumed. Use an average rate over the term of about 5-7%, or turn on stepped-interest mode in the calculator above, enter the year 1-3 rates with the bank's current MRR, see the real installment each year, and test whether you could still keep up if interest rises another 2%.
Does a co-borrower really increase the amount I can borrow?
Yes, because the bank adds the co-borrower's income to the payment ceiling, and a younger co-borrower can extend the term too. But understand that a co-borrower carries the full debt under the law, and this debt shows on the credit of everyone who borrowed jointly, making other loans harder in future. Agree on ownership and who pays in writing beforehand.
Is the calculated result a loan approval?
No. It is only an estimate based on the DSR and LTV criteria Thai banks commonly use. Actual approval also considers credit bureau history, income stability and continuity, occupation type, length of employment, collateral appraisal and each bank's differing policy. Use these figures to plan your budget, then apply to a bank for a preliminary limit to confirm.
Next steps after you know your loan amount
Once you know your budget, the next big cost people often forget is the transfer fee and taxes on the ownership transfer day, which must be paid in cash at the Land Office and are not included in the loan.
