About
One very specific gap
Every loan calculator on a bank website applies a single interest rate across the whole term. Nobody borrows like that.
What a home loan actually looks like
In Vietnam, a home loan almost always has this shape:
- A promotional rate fixed for the first six to thirty-six months. In 2025 it started at around five to six percent at the large banks; by September 2026, after deposit rates rose, a survey of seventeen banks found promotional rates from seven to just over thirteen percent. The current picture is in home loan rates in 2026.
- When that ends it floats, on a base rate plus a margin. The base is usually tied to a deposit rate, and the margin is typically somewhere between three and five percentage points.
- Settle early and you face a tiered fee that falls year by year, plus repayment of the interest that was discounted, which some banks apply for sixty months from drawdown.
- In many cases there is also loan insurance sold alongside, payable upfront, typically around six percent of the amount borrowed.
Add it up and the number the bank shows you at signing is the number for the first year. An offer advertised at six point nine percent can have an effective rate above eleven percent once the full term and all the fees are counted.
The problem is not missing information, it is missing arithmetic
Every figure you need is in the contract. But they are scattered across different appendices, expressed as percentages of different things, and nobody adds them up into a single number you could compare between two banks. This tool does exactly that addition, and nothing more.
Three principles behind it
- It does not forecast for you. Nobody knows what the base rate will be next year. Rather than offering a number that pretends to be certain, the tool lets you run scenarios and decide for yourself how much you can absorb.
- It does not keep your data. Every calculation runs in your browser. Your income, the property price and the amount you are borrowing are never sent to a server and never stored. A share link is only created when you press the copy button yourself.
- It does not take any bank’s side. There are no affiliate links, no referral commissions, no bank rankings. You enter numbers, it works out numbers.
What it does not replace
This is a calculator, not financial advice. It is here so you walk into the conversation with your loan officer already knowing what to ask and which figures should worry you. Whether to borrow, and how much, is still your call, and if the loan is large relative to your income it is worth talking it through with a professional.