From month 13, your payment jumps 37% to ₫31.9M a month.
The cause is the promotional rate ending, with the rate moving from 6.9% to 11.5%. Your effective rate is 11.39% a year once the fees are counted, against the 6.9% on the brochure. The repayment burden peaks at 57.9% of income in month 13. You should keep an emergency fund of roughly ₫191.1M, about six months of payments at the peak.
What you pay, month by month
Hover the chart to see any individual month.The burden on your income
Required payments against net income, excluding voluntary overpaymentsIn the heaviest month, after the loan and your living costs you are left with ₫3.1M a month. risky
If the floating rate goes higher than expected
Same loan, only the rate after the promotion changes| Scenario | Floating rate | Heaviest payment | Peak share of income | Total interest | Effective rate |
|---|---|---|---|---|---|
| Down 1 points | 10.5% | ₫30.0M | 54.5% risky | ₫2.45B | 10.50% |
| As you entered | 11.5% | ₫31.9M | 57.9% risky | ₫2.66B | 11.39% |
| Up 1 points | 12.5% | ₫33.8M | 61.4% risky | ₫2.88B | 12.28% |
| Up 2 points | 13.5% | ₫35.6M | 64.8% risky | ₫3.10B | 13.17% |
| Up 3 points | 14.5% | ₫37.5M | 68.3% risky | ₫3.32B | 14.05% |
What it costs to settle early
The remaining balance plus the penalty and the clawed-back promotional interest| Settle at | Balance outstanding | Early repayment fee | Promotional interest clawed back | Lump sum due | Total paid to the bank |
|---|---|---|---|---|---|
| end of year 1 | ₫2.28B | ₫68.4M | ₫107.9M | ₫2.46B | ₫2.75B |
| end of year 2 | ₫2.16B | ₫43.2M | ₫107.9M | ₫2.31B | ₫2.98B |
| end of year 3 | ₫2.04B | ₫30.6M | ₫107.9M | ₫2.18B | ₫3.21B |
| end of year 4 | ₫1.92B | ₫19.2M | - | ₫1.94B | ₫3.32B |
| end of year 5 | ₫1.80B | ₫9.0M | - | ₫1.81B | ₫3.53B |
| end of year 6 | ₫1.68B | - | - | ₫1.68B | ₫3.72B |
The clawback column is the charge most borrowers only find out about at the settlement desk. Ask your loan officer for the exact formula written into the contract.
Three interest methods on the same loan
Same rate and term, only the method changes| Method | First payment | Heaviest payment | Total interest | Effective rate | Difference vs equal principal |
|---|---|---|---|---|---|
| Equal principal, reducing interest selected | ₫23.8M | ₫31.9M | ₫2.66B | 11.39% | - |
| Equal instalments (annuity) | ₫18.5M | ₫25.3M | ₫3.60B | 11.51% | +₫932.0M |
| Flat interest on the original principal | ₫23.8M | ₫33.0M | ₫5.41B | 16.23% | +₫2.75B |
Pinned scenarios
Change the inputs on the left and pin again to line them upNothing pinned yet. Enter one bank’s offer, hit pin, then switch to another bank to put the two side by side.
Repayment schedule
| Year | Rate | Payment (₫) | Principal (₫) | Interest (₫) | Closing balance (₫) |
|---|---|---|---|---|---|
| year 1 | 6.9% | 281,805,000 | 120,000,000 | 161,805,000 | 2,280,000,000 |
| year 2 | 11.5% | 375,875,000 | 120,000,000 | 255,875,000 | 2,160,000,000 |
| year 3 | 11.5% | 362,075,000 | 120,000,000 | 242,075,000 | 2,040,000,000 |
| year 4 | 11.5% | 348,275,000 | 120,000,000 | 228,275,000 | 1,920,000,000 |
| year 5 | 11.5% | 334,475,000 | 120,000,000 | 214,475,000 | 1,800,000,000 |
| year 6 | 11.5% | 320,675,000 | 120,000,000 | 200,675,000 | 1,680,000,000 |
| year 7 | 11.5% | 306,875,000 | 120,000,000 | 186,875,000 | 1,560,000,000 |
| year 8 | 11.5% | 293,075,000 | 120,000,000 | 173,075,000 | 1,440,000,000 |
| year 9 | 11.5% | 279,275,000 | 120,000,000 | 159,275,000 | 1,320,000,000 |
| year 10 | 11.5% | 265,475,000 | 120,000,000 | 145,475,000 | 1,200,000,000 |
| year 11 | 11.5% | 251,675,000 | 120,000,000 | 131,675,000 | 1,080,000,000 |
| year 12 | 11.5% | 237,875,000 | 120,000,000 | 117,875,000 | 960,000,000 |
| year 13 | 11.5% | 224,075,000 | 120,000,000 | 104,075,000 | 840,000,000 |
| year 14 | 11.5% | 210,275,000 | 120,000,000 | 90,275,000 | 720,000,000 |
| year 15 | 11.5% | 196,475,000 | 120,000,000 | 76,475,000 | 600,000,000 |
| year 16 | 11.5% | 182,675,000 | 120,000,000 | 62,675,000 | 480,000,000 |
| year 17 | 11.5% | 168,875,000 | 120,000,000 | 48,875,000 | 360,000,000 |
| year 18 | 11.5% | 155,075,000 | 120,000,000 | 35,075,000 | 240,000,000 |
| year 19 | 11.5% | 141,275,000 | 120,000,000 | 21,275,000 | 120,000,000 |
| year 20 | 11.5% | 127,475,000 | 120,000,000 | 7,475,000 | 0 |
What this tool assumes
- The floating rate stays at the level you entered until the end of the term. In practice banks reset it monthly or quarterly, so lean on the stress test above rather than trusting any single figure.
- The effective rate is solved from the cash flows: what you actually receive after upfront fees, set against everything you pay out. That is the number you can compare between banks, and it is not the number on the brochure.
- The clawed-back promotional interest is estimated as the gap between the floating rate and the promotional rate, applied to the balance during the promotional months. Every contract words this differently, so check yours.
- Taxes, building management fees, maintenance charges and property price movements are not included.
The full list of assumptions, and what this tool is not, is in the financial disclaimer. Every formula is published on the methodology page, and the guides work through what each figure means for a real offer.