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How to Calculate and Simulate Real Estate Financing

Purchasing a residential or commercial property is one of the biggest financial steps in the life of a person or family. As most people do not have the full amount upfront, real estate financing appears as the main alternative to make the acquisition viable.

However, making a financial commitment of 15, 20 or even 35 years requires rigorous planning. It is essential to understand how interest accumulates and how repayment systems work.

In this article, we explain key financing concepts and show you how to use our Property Financing Calculator to analyze repayment scenarios.

1. Minimum Entry and Amount Financed

Banks and financial institutions in Brazil, under the rules of the Housing Finance System (SFH), require a minimum down payment that usually varies between 20% and 30% of the total appraised value of the property.

Example: To buy a house worth $ 500.000, o comprador deve dar uma entrada mínima de $ 100,000 and the bank will finance the remaining $400,000.
You can use the accumulated balance in your FGTS account to make up the down payment or to pay off the debt later.

2. Price Table vs SAC System

When simulating financing, you must choose between the two amortization systems available in the Brazilian market:

Price Table (French System)

In the Price Table, the installments are fixed and equal throughout the entire financing (adjusted only by monetary correction indices, such as TR or IPCA).

How it works: The initial installments are mostly made up of interest, and the actual amortization of the outstanding balance occurs more slowly in the first years.
Advantage: Greater ease of monthly planning due to lower fixed installments at the beginning compared to SAC.

SAC System (Constant Amortization System)

In the SAC system, the amortization value of the outstanding balance is constant in all installments.

How it works: The initial installments start higher and decrease monthly until the last installment.
Advantage: The outstanding balance drops steadily from the first installment, which results in a significantly lower total interest cost at the end of the contract.

3. The Total Effective Cost (CET)

The nominal interest rate announced by banks is not the only cost of financing. What defines the real amount paid is the Total Effective Cost (CET), which includes:

Nominal interest: The basic rate charged by the bank.
Mandatory insurance: Insurance for Physical Damage to Property (DFI) and Death or Permanent Disability (MIP).
Administration fee: Monthly cost charged by the bank to maintain the contract.

Do the Installment Simulation

Understanding the impact of these factors is essential to avoid excessive debt and plan extraordinary repayments in the future.

We have developed a complete tool to simulate and calculate the value of real estate financing. Click here to access our Property Financing Calculator and see the estimated amortization schedule!