Pinpoints the month it jumps
Scans the whole term, finds the largest step up in what you owe, and says whether the cause is the promotional rate ending or the grace period ending.
For anyone borrowing to buy a home in Vietnam
Your bank shows you the numbers for the first twelve months. What about the two hundred and forty after that?
Home loans are sold on the promotional rate. But most of what you pay sits in the floating period, alongside early repayment fees and an interest clawback nobody mentions at signing. This tool prices all of it, and reduces the whole offer to a single number you can compare.
Free, no sign-up. Every calculation runs on your own machine.
What the bank tells you6.9% a year
Monthly payment, first year₫23.2M
Month 13, promotion ends+37%
Monthly payment, from then on₫31.9M
Effective rate over the full term11.39% a year
Cost on top of the principal₫2.68B · 112% of the amount borrowed
Ten things the tool does for you
Works out the effective rate
Solves the cash flows to reduce the entire offer, insurance and arrangement fees included, to one effective rate you can hold up against another bank.
Stress tests the floating rate
Five scenarios from one point down to three points up, because the floating rate is reset month by month and a single number tells you nothing.
Costs out an early exit, year by year
Separates the outstanding balance, the tiered penalty, and the clawed-back promotional interest most people only discover at the settlement desk.
Compares three interest methods
Equal principal, equal instalments, and flat interest on the original balance. The last can cost billions more than the first on the very same loan.
Measures the burden on your income
Marks the safe, tight and risky bands over time, flags the first month your cash flow turns negative, and sizes the emergency fund you should hold.
Models overpayments
Shows how many months you cut and how much you save, with the early repayment fee applied to the extra principal where the contract charges it.
Pins four offers side by side
Enter bank A, pin it, switch to bank B. The figures that matter sit next to each other so you can choose.
Charts the cash flow across the term
Splits principal from interest month by month, with a marker where the promotion ends and a line at 40% of income.
Exports to CSV and shares by link
Download the schedule into a spreadsheet to check it against the bank, or send the whole scenario to your partner or parents.
Four questions to ask your loan officer
Do not just ask what the rate is. These four map onto the four most important inputs in the tool, and answering all four tells you almost the entire real cost.
- What is the promotional rate, and how many months is it fixed for?
- After that, which base rate does it float against, and what margin is added?
- What is that base rate today, and how has it moved over the last twelve months?
- If I settle in month 24, exactly which charges do I have to pay?
Read before you sign
20 guides working through the clauses and the laws that decide what a Vietnamese home loan actually costs. Every computed figure in them is produced by the same engine as the tool, and every rule cites its source, so you can check any of them yourself. There is also a glossary of the terms on an offer sheet and an FAQ for the short answers.
- The thirteenth month: what happens when the promotional rate ends
- Home loan rates in 2026: what changed, and what it does to the instalment
- One number: how to reduce a whole loan offer to a single rate
- Base rate plus margin: the formula that sets your rate for nineteen years
- The early repayment fee, tier by tier
- The clause that takes back the discount
- All 20 guides
Put your own numbers in. It takes about two minutes
All you need is the bank’s offer sheet and your household’s monthly income. Results update as you type, and you can share the whole scenario with a link.
Get started