Home loans in Thailand 2026: how to choose a bank
The rule that lets you borrow up to 100%, how the rates work, the monthly payment per million baht, and 6 things to compare before you choose a bank.
Borrow up to 100% until June 2027
The Bank of Thailand has relaxed its LTV rule (how much you may borrow against the value of the home) for a while.
Good to know: home loans for houses in Thailand are for Thai nationals only, as the banks and the Land Office require.
- Homes of 10 million baht or more
- Up to 100% of the collateral value, from your first home loan.
- Homes under 10 million baht
- Up to 100%, from your second home loan.
- When
- Loan contracts signed from 1 July 2026 to 30 June 2027 (a temporary measure).
- The bank still decides
- How much you get still depends on your income, other debts and credit history.
How Thai home loan rates work
- MRR
- Each bank's lending rate for good retail customers. Most home loans are priced as MRR minus a margin.
- The first 3 years
- Banks usually give a lower promotion rate at the start, and compare offers by the average rate of the first 3 years.
- From year 4
- A floating rate: MRR minus a smaller margin. This is the longest part of the loan.
- Promotions change often
- Ask 2 to 3 banks for a written offer, for the same amount and term.
Monthly payment for every 1 million baht
Multiply by your loan in millions. For example, 15 million baht at 4% over 30 years: about 71,610 baht a month.
| Rate a year | 20 years | 30 years |
|---|---|---|
| 3% | 5,550 baht | 4,220 baht |
| 4% | 6,060 baht | 4,770 baht |
| 5% | 6,600 baht | 5,370 baht |
| 6% | 7,160 baht | 6,000 baht |
| 7% | 7,750 baht | 6,650 baht |
6 things to compare before you choose a bank
Ask 2 to 3 banks
In writing, for the same amount and term, so you can really compare.
Compare the 3-year average
It shows what you pay at the start.
And the rate from year 4
This part is the longest: its margin below MRR matters more than the first promotion.
The fees
The valuation fee, the mortgage registration fee of 1% of the loan (at most 200,000 baht) and stamp duty.
Paying off early
Many banks charge a fee if you pay off or refinance within the first 3 years. Ask before you sign.
Loan insurance is your choice
Loan insurance (MRTA) is your choice. Some banks give a lower rate with it: compare both offers.
Which banks 999 buyers use
Most 999 buyers borrow from these four banks, and other banks are fine too.
- SCB (Siam Commercial Bank)
- Bangkok Bank
- Krungsri (Bank of Ayudhya)
- Government Savings Bank (GSB)
Documents banks usually ask for
Each bank asks for a little more or less: get the list from the bank you choose.
- ID card and house registration book
- Recent salary slips and a salary certificate
- Recent bank statements (often 6 months)
- Business owners: company documents and business bank statements
- The sale agreement and a copy of the title deed (from the seller)
999 pool villas in Chiang Mai
The 999 villas for sale start from 10 million baht. Come and see the real villas: our sales team can answer your questions about the transfer and payments.
999@Ban Wang Tan
999@World Club Land
999@Ban Waen
Questions people ask
Which bank is best for a home loan in 2026?
No single bank is best for everyone, and promotions change often. Get written offers from 2 to 3 banks and compare the 3-year average, the rate from year 4 and the fees. Most 999 buyers borrow from SCB, Bangkok Bank, Krungsri or GSB.
How much can I borrow for a home of 10 million baht or more?
For loan contracts signed from 1 July 2026 to 30 June 2027, banks may lend up to 100% of the collateral value, from your first home loan (Bank of Thailand). The bank still checks your income and debts.
How much is the monthly payment?
At 4% over 30 years, about 4,770 baht a month for every 1 million baht you borrow. See the table above for other rates.
Can I deduct home loan interest from income tax?
Yes: the interest you really paid, up to 100,000 baht a year. Co-borrowers share it (Revenue Department).
Should I refinance after 3 years?
Many people do when the promotion ends. Compare the new offer with what your own bank offers to keep you (a retention rate), and count the fees.
Book a viewing of a 999 pool villa
Or ask us anything. We reply within 1 working day, often sooner.
Opening hours: Monday to Saturday, 08:30 to 17:30
Loan-to-value rule: Bank of Thailand news 19/2569 (14 May 2026). MRR: Bank of Thailand.
Mortgage registration fee: the Land Department fee (1% of the mortgage, at most 200,000 baht). Interest deduction: the Revenue Code, Revenue Department (up to 100,000 baht a year).
Monthly payments: worked out by the 999 team at one fixed rate for the whole loan, rounded. Each bank's promotions change often: please ask the bank.
Updated October 2026 by the 999 Developments team