Under DMCI memo PD-26-10-024 (October 16, 2026), buying with a Pag-IBIG housing loan has its own payment terms. On ready-for-occupancy projects — Allegra Garden Place, The Oriana North Tower, Verdon Parc and the 11 Legacy Projects — you pay a 12% downpayment over 18 months. At The Erin Heights and The Oriana South Tower it is 12% over up to 32 months; at Anissa Heights, 20% until turnover.
A 12% or 20% downpayment carries no discount; 30%, 40% and 50% earn 4%, 5% and 6% off. Allegra and Erin Heights keep the Christmas Countdown (1.5% off in October). Closing fees are paid before the loan is released, and you get the keys when Pag-IBIG releases it.
Last week I wrote that DMCI Homes now accepts Pag-IBIG financing. Since then DMCI’s Project Development office has released the rulebook: interoffice memo PD-26-10-024, “Pag-IBIG Financing Standard Payment Terms”, dated October 16, 2026.
The most important line in it is also the easiest to miss. Pag-IBIG financing does not use the 32-month payment term you see on most DMCI quotes. It has its own — on a ready unit, 18 months — and its own discounts. Quote a Pag-IBIG buyer on the regular term and you have quoted the wrong monthly.
I am Kris Chavez, DMCI Homes Accredited In-House Senior Property Consultant since 2016. Below is every rule in the memo, which of the 16 projects it covers, and what it does to the numbers on real units from DMCI’s October 2026 availability list — the same figures my computation sheet now shows in its own green Pag-IBIG section.
- Source
- DMCI memo PD-26-10-024, October 16, 2026
- Projects
- 16 — Anissa Heights + 11 Legacy (accredited); Allegra, Erin Heights, The Oriana, Verdon Parc (for accreditation)
- Downpayment
- 12% minimum (Anissa Heights 20%); 10% possible if Pag-IBIG approves
- Downpayment period
- 18 months on ready units; 18–32 at Erin Heights & Oriana South; to turnover at Anissa
- Discounts
- 12% / 20% none · 30% 4% · 40% 5% · 50%+ 6%
- Closing fees
- Not in the loan — paid before release, at DMCI’s usual rates
- Turnover
- Unit and parking, on release of the Pag-IBIG loan
- After approval
- Restructure on Pag-IBIG’s Notice of Approval, no restructuring fee
The DMCI Pag-IBIG Terms at a Glance
DMCI groups the projects three ways. Each group has a minimum downpayment and a downpayment period, and the same terms apply to a parking slot bought together with the unit.
| Group | Projects | Minimum DP | DP period |
|---|---|---|---|
| Ready for occupancy | Allegra Garden Place · The Oriana North Tower · Verdon Parc · all 11 Legacy Projects | 12% | 18 months |
| Under construction | The Erin Heights · The Oriana South Tower | 12% | 18 up to 32 months |
| Anissa Heights | Anissa Heights, Pasay | 20% | Until turnover |
From DMCI memo PD-26-10-024, section B. On The Erin Heights and The Oriana South Tower I quote the full 32 months — the lowest monthly the memo allows.
Discount by downpayment
| Downpayment | Discount with Pag-IBIG | Same DP, bank / in-house |
|---|---|---|
| 12% | None | 1% (Legacy: 20%) |
| 20% (Anissa Heights) | None | None |
| 30% | 4% | 4% |
| 40% | 5% | 5% |
| 50% and up | 6% | 6% |
Pag-IBIG column from memo PD-26-10-024, section C. Bank / in-house column from DMCI’s regular terms on the same projects, October 2026.
The Christmas Countdown does. The memo keeps promos already running, so Allegra Garden Place and The Erin Heights carry it on the Pag-IBIG 12% term: 1.5% off for reservations until October 31, 2026, then 1% in November. It is the only discount on that term. The Oriana and Anissa Heights are outside the Countdown.
The Legacy 20% does not. With Pag-IBIG financing a Legacy Project unit is 12% over 18 months with no discount, or 30% for 4% off. The 20% stays with bank, in-house and cash buyers.
Which Projects Qualify — and Which Are Already Accredited
The memo opens Pag-IBIG financing on 16 projects. Twelve are already accredited with Pag-IBIG. Four — Allegra Garden Place, The Erin Heights, The Oriana and Verdon Parc — are listed for accreditation: they may already avail of Pag-IBIG financing, and DMCI’s Finance department updates the list as each one is accredited.
| City | Project | Pag-IBIG status | Pag-IBIG terms |
|---|---|---|---|
| Cainta | Mayfield Park Residences Legacy | Accredited | 12% over 18 months |
| Cavite | Alea Residences Legacy | Accredited | 12% over 18 months |
| Davao | Verdon Parc | For accreditation | 12% over 18 months |
| Las Piñas | Maricielo Villas Legacy | Accredited | 12% over 18 months |
| Mandaluyong | Dansalan Gardens Condominiums Legacy | Accredited | 12% over 18 months |
| Mandaluyong | Tivoli Garden Residences Legacy | Accredited | 12% over 18 months |
| Muntinlupa | Rhapsody Residences Legacy | Accredited | 12% over 18 months |
| Parañaque | Palm Grove Residences Legacy | Accredited | 12% over 18 months |
| Parañaque | Raya Garden Condominiums Legacy | Accredited | 12% over 18 months |
| Pasay | Anissa Heights | Accredited | 20% until turnover |
| Pasig | Allegra Garden Place | For accreditation | 12% over 18 months |
| Pasig | East Raya Gardens Legacy | Accredited | 12% over 18 months |
| Quezon City | The Erin Heights | For accreditation | 12% over up to 32 months |
| Quezon City | The Oriana | For accreditation | North Tower 12% over 18 months · South Tower 12% over up to 32 months |
| Taguig | Cypress Towers Legacy | Accredited | 12% over 18 months |
| Taguig | Rosewood Pointe Legacy | Accredited | 12% over 18 months |
Every other DMCI project — including East Ortigas Mansions, Illumina Residences, Ivory Wood, Magnolia Place, Royal Palm Residences and The Amaryllis — is not on the memo’s list. Availability inside each project changes daily.
The Six Rules in the Memo, in Plain English
1. Paying the downpayment in cash still earns a discount at Erin Heights and Oriana South
DMCI’s additional spot-cash discount (memo PD-19-09-026) still applies on the under-construction projects. If you can pay the downpayment in one go instead of over 32 months, ask me for the figure on your unit.
2. Closing fees are not part of the Pag-IBIG loan
This is the rule that surprises people. A bank or in-house buyer can fold the closing fees into the schedule; a Pag-IBIG buyer pays them before the loan is released, at DMCI’s usual rates. On the Allegra studio below (Soraya 2417, net ₱5,187,010) that is ₱497,953 in cash within 30 days of reservation, ₱28,817 a month over the 18-month downpayment, or ₱544,636 as a lump sum before release.
Add the 12% downpayment (₱622,441) and the cash closing fees (₱497,953) and an Allegra studio needs about ₱1,120,394 before Pag-IBIG pays the rest. Plan for that sum, not just the downpayment.
3. Running promos still apply — the payment terms don’t change
Promos in force when the memo came out (it names the Christmas Countdown) still apply, but the downpayment and its period strictly follow the Pag-IBIG terms above. So an Allegra buyer gets the Countdown’s 1.5% and pays 12% over 18 months, not 32. The Legacy 20% is the exception covered above.
4. The downpayment can go down to 10% — if Pag-IBIG approves
The 12% minimum can be lowered to 10%, but only subject to Pag-IBIG approving your loan. Plan on 12%; treat 10% as a possibility once the approval is in hand.
5. When Pag-IBIG approves, you can restructure — free
Once Pag-IBIG issues its Notice of Approval, you may restructure the rest of your payments with no restructuring fee — typically finishing the downpayment early so the loan is released sooner. A discount you no longer qualify for after the change is taken back.
6. You get the keys when Pag-IBIG releases the loan
The unit and any parking bought with it are turned over on release of the Pag-IBIG drawdown — even on a ready-for-occupancy unit. That is why I tell every Pag-IBIG buyer to file early: the sooner the Notice of Approval arrives, the sooner you can finish the downpayment and move in.
What It Costs: Real Units on the Pag-IBIG Terms
Computed on units open on DMCI’s October 2026 availability list, exactly as the green Pag-IBIG section of my computation sheet shows them. Monthly downpayment is after the ₱30,000 reservation; the Pag-IBIG monthly is over 30 years.
| Unit | List price | Pag-IBIG terms | DP / mo | Pag-IBIG loan | Loan / mo |
|---|---|---|---|---|---|
| Allegra · Soraya 2417 Studio · 30 sqm | ₱5,266,000 | 12% · 18 mos 1.5% Countdown | ₱32,913 × 18 | ₱4,564,569 | ₱23,128 4.5% |
| The Oriana · North 1906B 1BR · 29 sqm | ₱5,109,000 | 12% · 18 mos | ₱32,393 × 18 | ₱4,495,920 | ₱22,780 4.5% |
| The Oriana · North 405 2BR · 54.5 sqm | ₱7,501,000 | 12% · 18 mos | ₱48,340 × 18 | ₱6,600,880 | ₱38,521 5.75% |
| The Oriana · South MZ09 Studio · 30 sqm | ₱5,222,000 | 12% · 32 mos | ₱18,645 × 32 | ₱4,595,360 | ₱28,294 6.25% |
| Erin Heights · 3103 Studio · 28.5 sqm | ₱5,391,000 | 12% · 32 mos 1.5% Countdown | ₱18,976 × 32 | ₱4,672,919 | ₱28,772 6.25% |
| Erin Heights · 704 2BR · 48.5 sqm | ₱7,434,000 | 12% · 32 mos 1.5% Countdown | ₱26,522 × 32 | ₱6,443,791 | ₱39,676 6.25% |
| Anissa Heights · 1424 Studio · 16 sqm | ₱3,160,500 | 20% · 20 mos until Jul 2028 | ₱30,105 × 20 | ₱2,528,400 | ₱15,568 6.25% |
| Mayfield Park · Mandala 213 Legacy 2BR · 42 sqm | ₱4,380,000 | 12% · 18 mos | ₱27,533 × 18 | ₱3,854,400 | ₱19,530 4.5% |
| Raya Gardens · Surabaya 432 Legacy Studio · 31 sqm | ₱4,303,000 | 12% · 18 mos | ₱27,020 × 18 | ₱3,786,640 | ₱19,186 4.5% |
| Alea · Budi 304 Legacy 2BR · 55 sqm | ₱6,343,000 | 12% · 18 mos | ₱40,620 × 18 | ₱5,581,840 | ₱32,574 5.75% |
Rates: Pag-IBIG’s promo 4.5% (loans up to ₱4.9M) or 5.75% (above), for applications filed by December 31, 2026, on ready units; Pag-IBIG’s regular 6.25% for The Oriana South Tower, The Erin Heights and Anissa Heights, whose loans are filed after turnover. Anissa Heights months counted from an October 2026 reservation. Prices and availability are confirmed at reservation.
Pag-IBIG prices a loan just over ₱4.9 million at 5.75% on the whole amount. Allegra Amina 919 (1BR, ₱5,710,000) leaves a ₱4,949,428 loan — ₱49,428 over the line — so it is ₱28,884 a month. Pay that ₱49,428 as extra downpayment and it drops to ₱24,828: ₱4,056 a month less. The calculator flags this on every card it applies to.
The Trade-Off: Pag-IBIG Route vs Bank Route on the Same Unit
Pag-IBIG usually wins on the monthly loan payment and on qualifying. It costs you something on the way in. Two real units, both routes, side by side:
Allegra Garden Place · Soraya 309 · 2BR, 55 sqm · ₱7,748,000
| Pag-IBIG route | Bank route | |
|---|---|---|
| Discount | 1.5% Countdown | 1% + 1.5% Countdown |
| Net price | ₱7,631,780 | ₱7,555,462 |
| 12% downpayment | ₱49,212/mo × 18 | ₱27,395/mo × 32 |
| Balance financed | ₱6,715,966 | ₱6,648,807 |
| Loan / month | ₱39,193 5.75% · 30 yrs | ₱53,562 7.5% · 20 yrs |
| Income to qualify (≈35%) | ₱111,979 | ₱153,035 |
Mayfield Park Residences · Mandala 213 · 2BR, 42 sqm · ₱4,380,000 (Legacy)
| Pag-IBIG route | Bank route | |
|---|---|---|
| Discount | None | 20% Legacy |
| Net price | ₱4,380,000 | ₱3,504,000 |
| 12% downpayment | ₱27,533/mo × 18 | ₱12,203/mo × 32 |
| Balance financed | ₱3,854,400 | ₱3,083,520 |
| Loan / month | ₱19,530 4.5% · 30 yrs | ₱24,841 7.5% · 20 yrs |
| Income to qualify (≈35%) | ₱55,799 | ₱70,973 |
Bank shown at an indicative 7.5% fixed over 20 years; your actual rate is set at approval. Computed October 21, 2026.
On Allegra, the Pag-IBIG route gives up the regular 1% (₱76,318 more on the price) and squeezes the downpayment into 18 months — ₱49,212 a month instead of ₱27,395. In return the loan is ₱14,369 a month lighter and needs about ₱41,056 less monthly income to qualify.
On a Legacy unit the gap is bigger: the bank route keeps the 20% discount, so the same Mayfield Park two-bedroom costs ₱876,000 less. Pag-IBIG still gives the smaller loan payment (₱5,311 a month less) because of its rate and term. My honest advice: if a bank will take you, keep the 20%. Pag-IBIG on a Legacy unit is for the buyer a bank won’t take — and for that buyer, it is the way in.
Step by Step: Buying a DMCI Unit With Pag-IBIG
- Check that you qualify. 24 monthly Pag-IBIG contributions posted, 65 or younger at application and 70 or younger at loan maturity, and income that carries the monthly. Check your contributions on Virtual Pag-IBIG.
- Choose the unit and compute it on Pag-IBIG terms. Open the calculator, pick the unit and read the green Pag-IBIG Financing section, not the bank / in-house cards above it.
- Reserve with ₱30,000. The unit comes off the market and the price is locked. The reservation fee is part of your downpayment.
- Pay the downpayment on the Pag-IBIG schedule. 12% over 18 months on ready-for-occupancy projects, over up to 32 months at The Erin Heights and The Oriana South Tower, or 20% until turnover at Anissa Heights.
- File your Pag-IBIG housing loan early. DMCI provides the project documents Pag-IBIG needs; overseas buyers file through a Special Power of Attorney.
- Receive the Notice of Approval. Once Pag-IBIG approves, you may restructure the rest of your payments, for example finishing the downpayment sooner, with no restructuring fee.
- Pay the closing fees. Closing fees are not part of the Pag-IBIG loan and must be settled before the loan is released.
- Pag-IBIG releases the loan and DMCI turns over the unit. From the drawdown you pay Pag-IBIG instead of DMCI, and you receive the unit and any parking bought with it.
Do You Qualify?
- 24 monthly contributions posted — check them on Virtual Pag-IBIG.
- Age: 65 or younger when you apply, and 70 or younger when the loan matures.
- Income that carries the monthly — as a working rule, the amortization within about 35% of gross household income. Co-borrowers can be combined.
- No foreclosed, cancelled or bought-back Pag-IBIG housing loan in your name.
- Loan within ₱10 million and within Pag-IBIG’s own appraisal of the unit.
Overseas Filipino workers have been required to contribute since Republic Act 9679, so most OFWs already meet the contribution count. You can do everything from abroad through a Special Power of Attorney — my OFW guide covers the paperwork.
Questions I’m Getting About DMCI’s Pag-IBIG Terms
Sources
- Pag-IBIG standard payment terms, project list and implementing guidelines — DMCI Homes interoffice memorandum PD-26-10-024, “Pag-IBIG Financing Standard Payment Terms”, Project Development, October 16, 2026
- Projects by city — DMCI Homes, “Featured DMCI Homes Properties: Pag-IBIG Accredited Projects”, October 2026
- Christmas Countdown — DMCI memo PD-26-09-031; Legacy Projects 20% discount — DMCI memo PD-26-05-026; spot-cash discount and closing-fee rates — DMCI memo PD-19-09-026
- Pag-IBIG Fund raises limit on housing loans to ₱10 million — Philstar, May 29, 2026
- 4.5% promotional rate on loans up to ₱4.9 million; 5.75% above, up to ₱10 million — Daily Tribune, July 8, 2026; valid until December 31, 2026 — Daily Tribune, October 2026
- Unit prices and availability — DMCI Homes availability list, October 2026; computed October 21, 2026
Send me the unit — I’ll run both routes
Tell me the project and how many months of Pag-IBIG contributions you have. I will send back the unit on the Pag-IBIG terms and on the bank terms, side by side, plus the cash you need before release — usually within the hour.
