Aadil Shezad
Apna Ghar Instalment Calculator at 5% Markup
At the Apna Ghar Program's 5% markup, Rs10 million over 20 years costs about Rs65,996 a month, Rs5 million about Rs32,998, and Rs2.5 million about Rs16,499. The 5% rate is fixed for the first 10 years; after that the rate becomes KIBOR + 3%, so the instalment is recalculated and usually rises.
Monthly instalment at 5% markup
| Financing | 5 years | 10 years | 15 years | 20 years |
|---|---|---|---|---|
| Rs1,000,000 | Rs18,871 | Rs10,607 | Rs7,908 | Rs6,600 |
| Rs2,500,000 | Rs47,178 | Rs26,516 | Rs19,770 | Rs16,499 |
| Rs5,000,000 | Rs94,356 | Rs53,033 | Rs39,540 | Rs32,998 |
| Rs7,500,000 | Rs141,534 | Rs79,549 | Rs59,310 | Rs49,497 |
| Rs10,000,000 | Rs188,712 | Rs106,066 | Rs79,079 | Rs65,996 |
Calculated by SchemesPK on a standard reducing-balance formula at 5% a year. Banks round differently and may add insurance, so treat these as close estimates.
Work out your own instalment
Monthly instalment: Rs32,998 · Total paid: Rs7,919,469 · Total markup: Rs2,919,469
Enter 5% for the first 10 years, which is all you pay in that period. To see years 11 onward, enter today's one-year KIBOR plus 3.
What changes after year 10
The Apna Ghar Program's 5% markup applies only to the first 10 years. From year 11 the loan is priced at one-year KIBOR plus 3%, so the instalment is recalculated at the market rate. On a Rs10 million, 20-year loan, a rate of 14% in the later years would push the payment from about Rs65,996 to roughly Rs124,000 a month on the remaining balance.
Our read: plan for the reset from day one. Two moves reduce the shock: choose a tenure of 15 years or less if your income allows, or make extra payments during the subsidised decade. There is no prepayment penalty, so every extra rupee paid before year 10 cuts the balance that gets repriced.
Total cost over 20 years
| Financing | Total paid at 5%, 20 yrs | Total markup |
|---|---|---|
| Rs2,500,000 | Rs3,959,734 | Rs1,459,734 |
| Rs5,000,000 | Rs7,919,469 | Rs2,919,469 |
| Rs10,000,000 | Rs15,838,938 | Rs5,838,938 |
Assumes 5% for the full 20 years, which is the best case. Real cost will be higher once the post-year-10 rate applies.
Don't forget the 10% equity
Financing covers 90% of the property, so on a Rs11.1 million property you would borrow Rs10 million and pay about Rs1.1 million yourself, plus transfer and registration costs that the loan does not cover.
Common questions
Is there any fee on top of the instalment?
The scheme charges no processing fee, but banks may require property insurance and life cover, which appear as small additions.
Can I pay the loan off early?
Yes. There is no prepayment penalty.
Does a shorter tenure get a better rate?
The subsidised rate is the same. A shorter tenure simply means higher instalments and much less total markup.
Check what you qualify for on the eligibility page, compare lenders on the banks list, or go back to the Apna Ghar Program guide.
Sources. Official: State Bank of Pakistan, Circular Letter 01 of 2026 (17 Mar 2026) (5% for the first 10 years, then one-year KIBOR + 3%); Ministry of Housing & Works. News: Pakistan Observer, 29 Apr 2026 (instalment examples); Radio Pakistan, 30 Apr 2026. Instalment and markup totals calculated by SchemesPK on a reducing-balance basis.
SchemesPK is an independent guide and is not affiliated with the Government of Pakistan. Figures are estimates, not a bank offer. Official website: apnaghar.gov.pk.