Most buyers stare at the sticker price, but what really decides whether you can afford a home is a number set far away: the policy rate set by the Monetary Policy Committee (MPC). Each decision flows into commercial banks' mortgage rates within weeks.
Banks price mortgages off reference rates like the MRR, which track the policy rate. When the bank's funding cost rises, it passes through to borrowers. In 2026 most home loans sit in the 5.5–6.5% range — broadly stable year on year.
| Loan | At 5.5% | At 6.5% | Diff/mo |
|---|---|---|---|
| 2,000,000 | ~12,300 | ~13,500 | +1,200 |
| 3,000,000 | ~18,400 | ~20,200 | +1,800 |
| 5,000,000 | ~30,700 | ~33,700 | +3,000 |
Over a 30-year term, a 1% gap compounds into several hundred thousand baht.
With rates flat-to-high, compare 3-year fixed promotions across banks — the early years carry the most interest. If you have paid your current loan for 3+ years, refinancing to reset the rate is often worth it. And do not borrow to the approved ceiling; keep your payment near 30–35% of income to stay comfortable if rates move.
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