How are Vietnamese mortgage payments calculated?

Vietnamese home loans (vay mua nhà) amortise on the standard annuity formula, giving a fixed monthly payment where the interest share falls over time. The tool converts the annual rate you enter to a monthly rate by dividing by twelve.

What loan-to-value can I get in Vietnam?

Banks commonly lend up to about 70% of the property value, so a 30% deposit is typical, though some lenders go to 80% for strong borrowers. The tool flags when your deposit falls short of the 70% benchmark.

Why are Vietnamese mortgage rates often promotional then higher?

Many Vietnamese mortgages start with a low fixed teaser rate for the first 6–24 months, then switch to a floating rate tied to the bank's reference rate plus a margin, often landing around 11–13%. Enter the rate that reflects the period you care about.

What about social housing loans?

Government-backed social housing programmes through the VBSP can offer subsidised rates around 4.8% for eligible buyers, far below commercial rates. If you qualify, enter that subsidised rate to model the lower payment.

Does this account for rate resets?

No. The calculator assumes a single fixed rate for the whole term. Because most Vietnamese loans reset to a floating rate after the promo period, re-run it with the expected floating rate to see the higher long-run payment.

Vietnam Mortgage Calculator

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The Vietnam Mortgage Calculator models a home loan (vay mua nhà) so you can see the monthly payment and total interest. Vietnamese banks typically price loans at 9–12% per year, lend up to about 70% loan-to-value, and offer terms up to 20–25 years. Eligible buyers may access subsidised social housing loans near 4.8%.

How it works

The tool subtracts your deposit from the price to find the loan amount, then amortises it with the standard annuity formula. With loan P, monthly rate r (annual rate ÷ 12) and n payments:

M = P × r / (1 − (1 + r)^−n)

It also computes loan-to-value — the loan as a percentage of the price — and flags it against the common 70% ceiling, since most lenders expect at least a 30% deposit.

Example and notes

On a 3,000,000,000 VND home with a 900,000,000 VND deposit, the loan is 2.1 billion VND at 70% LTV — right at the typical ceiling. At 11% per year over 20 years, the monthly payment is about 21.7 million VND, with most early payments going to interest.

Many Vietnamese mortgages carry a low teaser rate that later floats higher, so model the floating rate too. This is a fixed-rate estimate — confirm the bank’s reset terms and reference rate.