Mortgage Financing Calculator

Simulate the financing of your home or apartment. Compare the total cost between the SAC and PRICE tables, understand the amount of installments, and see how much you can save by making extra amortizations throughout the contract.

Financed Amount
$ 0.00
First Installment
$ 0.00
Last Installment
$ 0.00
Total Interest Paid
$ 0.00
Total Amount Paid
$ 0.00
Effective Term Paid
360 months

Outstanding Balance Evolution

Payment Composition (SAC)

Amortization Schedule

SAC or PRICE: Which is the best table for your financing?

When financing a property, the two main debt amortization options in this simulator are the SAC and PRICE tables. The choice between them directly impacts monthly cash flow and the total cost of financing.

1. SAC System (Constant Amortization System)

In the SAC system, the amortized debt amount is the same in all installments (Financed Amount divided by the number of months). Since the outstanding balance decreases constantly and linearly, the monthly interest charges also decrease each month. Consequently:

2. PRICE Table (French Amortization System)

In the PRICE table, the monthly installment amount is constant throughout the entire financing period (disregarding corrections such as TR). Initially, the majority of the payment is composed of interest, and a small fraction is destined to amortize the real debt. Consequently:

The Power of Extra Amortization: How to pay off in less time

Amortizing means paying installments directly to reduce the principal outstanding balance (the real debt), not just advancing future installments with interest. When you make an extra contribution, the bank recalculates the contract in two ways:

  1. Term Reduction (Recommended): You continue paying the same monthly installment amount, but the total financing term is drastically shortened. This option generates the greatest interest savings, as the debt is paid off years before the original term.
  2. Installment Reduction: The original term remains (e.g., 30 years), but your monthly payment decreases, alleviating the family budget immediately. It saves less interest than term reduction but improves monthly liquidity.

For example, contributing an extra $500.00 every month in a 30-year financing can commonly result in paying off the debt in about 10 to 12 years, saving tens or hundreds of thousands of dollars in interest.

Frequently Asked Questions

Yes. In markets that allow employment-linked housing funds, the balance can usually be used to reduce the outstanding mortgage balance, shorten the term, lower the installment amount, or temporarily reduce monthly payments. Always confirm the current eligibility rules with the lender before making a decision.

The TR (Referential Rate) is an index used to correct the outstanding balance of most mortgage contracts in Brazil monthly. When the Selic rate is above 8.5% p.a., the TR becomes positive, causing the outstanding balance to undergo a slight monthly monetary correction, slightly increasing the installments and final outstanding balance compared to the nominal simulation.

The Effective Total Cost (CET) represents the real annual interest rate of the financing, adding to the basic nominal rate all mandatory charges, such as death and permanent disability insurance (MIP), property insurance (DFI), monthly bank administration fee, and property appraisal costs. Always compare bank proposals by CET, not just the nominal rate.