Key Takeaways
- • Banks weigh debt-service ratio (DSR) first — keep it under 40%
- • Your 3-year credit bureau history matters more than people expect
- • Show steady bank statements for at least 6 months before applying
The question we hear most is "why was I rejected when my salary is fine?" The answer is rarely the salary — it is the financial picture the bank sees in your documents. Knowing what they look at lets you prepare precisely.
1. Debt-service ratio (DSR)
The first gate. Banks sum all your debt — cards, car, personal loans — against income; total debt including the new mortgage should stay under ~40%. Clearing small debts before applying helps a lot.
2. Credit bureau history
They review up to 3 years of repayment behavior. Even a few late payments leave a mark; pay on time for 12+ months before reapplying.
3–4. Statements & job stability
Six months of consistent statements verify real income — vital for the self-employed. Salaried applicants with 1+ year at one employer read as stable.
5–7. Down payment, age, collateral
| Factor | What banks like |
|---|---|
| Down payment | 10–20%+ (more is easier) |
| Age + term | Sum under 70 years |
| Collateral | Good location, appraisal near price |
References
- National Credit Bureau
- Bank of Thailand — responsible lending guidelines
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