PM Apna Ghar scheme calculator: your 5% home finance installment.
The Wazir-e-Azam Apna Ghar Program finances up to Rs 10 million at a fixed 5% for 10 years, then 1-year KIBOR + 3%, over up to 20 years - this calculator turns those terms into your real monthly installment.
In one line: the Wazir-e-Azam Apna Ghar Program (also branded "Ghar Ho Tu Apna") finances up to Rs 10 million at a fixed 5% for the first 10 years, then switches to 1-year KIBOR + 3%, repaid over up to 20 years. The calculator below converts those terms into your monthly installment, your 10% equity, the total markup you would pay and your debt-burden ratio.
- 5% fixed for 10 years, standardised across all tiers; after year 10 the rate resets to 1-year KIBOR + about 3%.
- Up to Rs 10 million financing on a 90:10 basis - the bank funds 90%, you bring at least 10% equity.
- Up to 20 years to repay, with the government subsidising the rate gap for the first 10.
- First-time buyers only; DBR is usually capped at 45%, and there are no processing fees or prepayment penalties.
01The calculator
Enter your financing amount and tenure. The defaults reflect the scheme as it stands in mid-2026: 5% fixed for the first 10 years, then 1-year KIBOR + 3%. The "after year 10" figures are an estimate - nobody knows what KIBOR will be a decade from now, so treat the second installment as a planning range, not a promise. Open Advanced to add Takaful/insurance and a debt-burden check.
Advanced: margin, Takaful & affordability
02What the Apna Ghar scheme is
The Wazir-e-Azam Apna Ghar Program is the federal government's subsidised home-finance scheme, run with the State Bank of Pakistan and delivered through commercial banks and the House Building Finance Company. It was launched by Prime Minister Shehbaz Sharif on 30 April 2026, with the first cheques handed to Phase 1 applicants. The headline commitment is large: around Rs 322 billion of subsidy for the first batch of roughly 50,000 units, inside a wider plan worth several trillion rupees that aims to finance about 500,000 homes over the next four years.
What makes it different from earlier efforts is the price. For the first time a federal scheme is priced for working families rather than property investors: a single, fixed customer rate of 5% for ten years on a loan of up to Rs 10 million. The government, not the borrower, absorbs the difference between that 5% and the bank's true cost of money for the whole subsidy period.
03How the pricing actually works
This is the part most borrowers miss, and it is the reason the calculator shows two installments. The scheme has two distinct phases:
- Years 1 to 10 - the subsidised phase. You pay a fixed 5%. The bank's real price is 1-year KIBOR + 3%, and the government pays the gap. While KIBOR is high, that gap - and the subsidy - is large.
- Years 11 to 20 - the market phase. The subsidy ends. Your remaining balance is re-priced at 1-year KIBOR + a bank margin of about 3%, and the installment is recalculated over the years left. If KIBOR is high in 2036, your installment rises; if it is low, it falls.
Because the second phase is a floating rate set a decade out, the honest answer is that no one can promise you the year-11 number today. That is exactly why the calculator asks you to assume a future KIBOR: change it and watch how much the post-subsidy installment moves. Planning for a higher KIBOR than today's is the conservative thing to do.
The one risk to plan for: the 5% is fixed, but it is not forever. Build your budget so you could still afford the installment if, after year 10, the rate resets meaningfully higher than 5%. Use the calculator's KIBOR field to stress-test that.
04Eligibility and limits
The scheme is aimed squarely at first-time buyers. The core terms reported as of mid-2026:
| Item | Term |
|---|---|
| Customer rate | Fixed 5% for 10 years, then 1-year KIBOR + ~3% |
| Maximum financing | Rs 10 million (up from Rs 3.5 million) |
| Tenure | Up to 20 years (10-year subsidy period) |
| Financing ratio (LTV) | 90:10 - bank 90%, you 10% equity |
| Who can apply | Pakistani citizens, including overseas Pakistanis; first-time homeowners only |
| Age | Not above 60 (salaried) or 65 (self-employed) at maturity |
| Minimum income | Around Rs 25,000/month (applicant); co-applicant income can be added |
| Property size | House up to 10 marla (2,720 sq ft) or flat up to 1,500 sq ft |
| DBR cap | Typically up to 45% of net income |
| Fees | No processing fee; no prepayment penalty |
Terms summarised from government and State Bank announcements and participating-bank product pages as of June 2026. Banks apply their own credit checks and the final terms are in your offer letter - always verify before signing.
05How to apply
- Check you qualify. First-time buyer, valid CNIC, income and age within limits, and a property within the size caps.
- Save your 10%. On the 90:10 ratio, your equity is roughly one-ninth of the loan. The calculator estimates it for you.
- Pick a bank. Most large banks offer it, including conventional and Islamic windows. Islamic versions (for example a diminishing-Musharakah home product) replace "interest" with profit and "insurance" with Takaful, but the customer pricing is the same 5%.
- Apply and wait for credit approval. Banks are expected to decide within about 15 working days of a complete application.
06The math, explained
The installment is a standard fixed-rate amortisation - the same formula a bank uses. For a loan P at a monthly rate r over n months, the level payment is P × r ÷ (1 − (1 + r)−n). The calculator applies it in two stages: first at 5%/12 over your full term to get the years 1-10 installment, then it re-amortises whatever balance is left after 120 months at (KIBOR + margin)/12 over the remaining months. Takaful, if you include it, is added each month as the outstanding balance times the annual Takaful rate divided by twelve, so it falls over time as the balance shrinks. The debt-burden ratio is simply your first installment plus any other monthly loan payments, divided by your net monthly income.