Pag-IBIG HEAL Loan 2026: How It Works

HEAL is the Home Equity Appreciation Loan — and unlike Pag-IBIG’s other cash loans, it is not open to members generally. It exists only for existing Pag-IBIG Housing Loan borrowers and installment buyers who have been paying on time.

The idea is that your property has appreciated and you have paid down the balance, so there is equity sitting in it. HEAL lets you borrow against that net value. Pag-IBIG frames it as a reward for paying your housing loan on time.

Your mortgaged property serves as the collateral. That is the essential trade-off on this page: unlike the Multi-Purpose Loan, which draws on your savings, HEAL puts your home behind the debt.

Who qualifies

An active member, or with at least one monthly membership savings within the last six months
Not more than 65 at the date of application, and not more than 70 at loan maturity
Has the legal capacity to acquire and encumber real property, where applicable
Has an existing Pag-IBIG Housing Loan approved or taken out at least five (5) years ago as of the application date
The existing housing loan or installment account has been paid regularly and on time within the last 12 months immediately before applying — this applies whether you are the principal borrower, buyer, or a co-borrower
Passed Pag-IBIG’s background/credit and employment/business check
Has no outstanding Pag-IBIG Short-Term Loan (STL) in arrears; if one is in arrears, it must be updated first

The five-year and twelve-month conditions do the real filtering. HEAL is not available early in a housing loan, and a patchy payment record in the last year disqualifies you regardless of how long you have held the loan.

How much you can borrow

Pag-IBIG takes the lowest of four figures:

Your desired loan amount
Your capacity to pay
The latest Loan-To-Value Ratio — 60% of the latest appraised value of your mortgaged property, less the total outstanding balance of your existing Pag-IBIG Housing Loan(s)
Your maximum aggregate loan value — ₱10 million, less the total outstanding balance(s) of your existing Pag-IBIG Housing Loan(s)

Two things follow. First, the ceiling is not the appraised value — it is 60% of it, minus what you still owe. A property appraised at ₱3,000,000 with ₱1,200,000 still outstanding yields ₱1,800,000 − ₱1,200,000 = ₱600,000 under consideration 3.

Second, considerations 3 and 4 are computed separately and the lower one governs, along with your capacity to pay. The ₱10 million aggregate is a cap across your Pag-IBIG housing borrowing, not an amount on offer.

Our Pag-IBIG Housing Loan Calculator covers the housing loan side of the arithmetic.

Appraisal and inspection

Whether Pag-IBIG re-inspects your property depends on how much you are borrowing:

Over ₱1 million: a re-inspection is conducted to determine the current appraised value. Since properties appreciate, a re-appraisal can raise your loan limit.
Under ₱1 million, or if you decline a re-appraisal: a credit investigation is conducted instead.

If your property has appreciated substantially since your housing loan was taken out, the re-appraisal route is the one that reflects it.

Interest rate and term

Pag-IBIG does not publish a single HEAL interest rate. Its own answer is that the rate is based on the repricing period you choose — the same structure as its housing loans, where you select how long the rate is fixed before it is repriced.

We are not going to print a number here, because the rate depends on a choice you have not made yet and on the schedule in force when you apply. Ask for the current rate table for your intended repricing period at a branch or through Virtual Pag-IBIG.

The repayment term runs up to 30 years, provided you are not over 70 at the end of the term. A longer term lowers the monthly payment and raises the total interest paid — with a secured loan against your home, that trade-off deserves deliberate thought rather than defaulting to the longest term available.

Insurance

HEAL is covered by Mortgage Redemption Insurance (MRI) or Sales Redemption Insurance (SRI), whichever applies. Principal borrowers are additionally covered by Non-Life Insurance (NLI) on the property.

What you can use it for

Pag-IBIG lists home improvement, livelihood or additional business capital, education expenses, health and wellness expenses, purchase of appliances, furniture and electronic gadgets, and payment of utilities or credit card bills.

Co-borrowers, and the part that catches families out

A maximum of three (3) members may be tacked into a HEAL account. They are jointly and severally liable with the principal borrower for both the existing Housing Loan and the HEAL account.
Additional co-borrowers must be related within the second civil degree of consanguinity or affinity, must pass the eligibility requirements (except Item 3.5 of Pag-IBIG Fund Circular No. 446), and must consent to the HEAL application.
A co-borrower on the existing housing loan who does not consent to the HEAL may be excluded from the housing obligation — but must continue paying their proportionate share of the existing housing account.
The existing Housing Loan and the HEAL are distinct accounts, without prejudice to the cross-default provision.

That last clause deserves emphasis. The accounts are separate, but cross-default means trouble on one can affect the other. Combined with joint and several liability, a co-borrower is not agreeing to a share — each is liable for the whole of both loans.

What you need to apply

Duly accomplished Home Equity Appreciation Loan form (and the co-borrower version, where applicable)
Proof of income — separate sets for locally employed, self-employed, and OFW applicants
One (1) valid ID with photo and signature
Updated Real Estate Tax Receipt(s) as of the quarter immediately preceding the application date
Health Statement Form
Form for New/Subsequent Housing Availment, for co-borrowers consenting to the new HEAL application

How to apply

Online: go to Virtual Pag-IBIG for Members, click Apply for and Manage Loans, and choose Apply for a Housing Loan. HEAL is filed through the housing loan path, not the cash loan path — see our Virtual Pag-IBIG guide if you have not used the portal.

At a branch: prepare the accomplished HEAL Application Form with the other requirements and submit to the nearest Pag-IBIG Fund branch.

Frequently asked questions

Can any Pag-IBIG member apply for HEAL?

No. You need an existing Pag-IBIG Housing Loan approved or taken out at least five years ago, paid regularly and on time in the last 12 months. Members without a Pag-IBIG housing loan cannot avail of HEAL.

What is the HEAL interest rate?

Pag-IBIG states the rate is based on the repricing period you choose, and does not publish a single figure. Ask for the current rate table for your intended repricing period before committing.

How is the loanable amount computed?

The lowest of four figures: your desired amount, your capacity to pay, 60% of the latest appraised property value less your outstanding housing loan balance, and ₱10 million less that same outstanding balance.

Will my property be re-appraised?

If your loanable amount exceeds ₱1 million, yes — a re-inspection determines the current appraised value, which can increase your limit. Below ₱1 million, or if you decline, a credit investigation is done instead.

What happens to my co-borrower who does not want the HEAL?

They may be excluded from the housing obligation, but must keep paying their proportionate share of the existing housing account.

Details on this page are taken from Pag-IBIG Fund’s official HEAL page and its published terms and conditions, including Pag-IBIG Fund Circular No. 446 as referenced there. Rates and terms change — confirm at pagibigfund.gov.ph, by phone at (02) 8724-4244, or at contactus@pagibigfund.gov.ph before applying. This page is a reference, not financial advice.