Калькулятор Доступності Житла – Яке Житло Я Можу Собі Дозволити?
Find out how much home you can afford based on your annual income, down payment savings, monthly debts, and current mortgage rates. Our calculator uses the industry-standard 28/36 rule and shows your realistic price range.
Як користуватися цим калькулятором
- Введіть Annual Gross Income (₴)
- Введіть Down Payment (₴)
- Введіть Monthly Debt Payments (₴)
- Введіть Mortgage Interest Rate (%)
- Введіть Loan Term (years)
- Натисніть кнопку Розрахувати
- Прочитайте результат, відображений під калькулятором
The 28/36 Rule Explained
The 28/36 rule is the cornerstone of mortgage affordability. It states: spend no more than 28% of gross monthly income on housing costs (front-end ratio) and 36% of gross monthly income on total debt (back-end ratio).
Housing costs in the 28% rule include: mortgage principal + interest + property taxes + homeowner's insurance (PITI) + HOA fees + PMI if applicable.
Example: Income 4,000,000 ₴/year = 333,320 ₴/month. Max PITI = 333,320 ₴ × 0.28 = 93,320 ₴. Max total debt = 333,320 ₴ × 0.36 = 120,000 ₴.
With 20,000 ₴ in existing monthly debts, you have 120,000 ₴ − 20,000 ₴ = 100,000 ₴ available for housing — limited by the back-end rule to 100,000 ₴ (not the 93,320 ₴ front-end maximum in this case).
Down Payment Impact on Affordability
Your down payment dramatically affects what you can afford and what you pay:
| Down Payment % | PMI Required? | Monthly Cost Impact | Upfront Cash Needed (16,000 ₴K home) |
|---|---|---|---|
| 3% (FHA) | Yes (MIP, permanent) | +8,000 ₴–400/mo | 480,000 ₴ |
| 5% | Yes (~0.5-1.5%/yr) | +6,000 ₴–300/mo | 800,000 ₴ |
| 10% | Yes (lower rate) | +3,000 ₴–150/mo | 1,600,000 ₴ |
| 20% | No | 0.00 ₴ | 3,200,000 ₴ |
PMI (Private Mortgage Insurance) typically costs 0.5–1.5% of the loan amount annually. On a 14,000,000 ₴ loan at 1%, that's 140,000 ₴/year or 11,680 ₴/month — a significant chunk of housing budget.
Mortgage Rate Impact on Affordability
Interest rates have a massive effect on home buying power. For a 16,000,000 ₴ home with 20% down (12,800,000 ₴ loan):
| Interest Rate | Monthly P&I | Total Interest Paid |
|---|---|---|
| 4.0% | 61,080 ₴ | 9,189,440 ₴ |
| 5.0% | 68,720 ₴ | 11,940,840 ₴ |
| 6.0% | 76,760 ₴ | 14,833,160 ₴ |
| 7.0% | 85,160 ₴ | 17,860,640 ₴ |
| 8.0% | 93,920 ₴ | 21,020,920 ₴ |
A 1% rate increase on a 12,800,000 ₴ loan adds ~8,000 ₴/month to your payment. This is why refinancing (or buying when rates are lower) saves hundreds of thousands over a 30-year loan.
Hidden Costs of Homeownership
First-time buyers often underestimate true homeownership costs beyond the mortgage payment:
- Property taxes: Typically 0.5–2.5% of home value annually (80,000 ₴–400,000 ₴+ on a 16,000 ₴K home)
- Homeowner's insurance: 32,000 ₴–80,000 ₴/year depending on location and coverage
- Maintenance and repairs: Budget 1–2% of home value annually (160,000 ₴–320,000 ₴ on a 16,000 ₴K home)
- HOA fees: 4,000 ₴–40,000 ₴+/month for condos and planned communities
- Utilities: Higher than renting — 8,000 ₴–24,000 ₴/month for a house vs. apartment
- Closing costs: 2–5% of purchase price (320,000 ₴–800,000 ₴ on a 16,000 ₴K home)
The true monthly cost of homeownership is often 25–40% higher than the mortgage payment alone. Factor these into your budget before committing.
How Lenders Calculate Maximum Loan Amount
Lenders use both DTI ratios and loan-to-value (LTV) ratios to determine maximum mortgage amounts. The lower of these two limits applies:
- Income-based limit: Maximum monthly payment × 12 months / annual rate factor
- Property-based limit: Appraised value × maximum LTV (typically 80% without PMI, 95–97% with PMI or FHA)
Credit score also affects the maximum loan. With a 620 credit score, you may only access FHA financing with a higher rate. A 760+ score unlocks the best conventional rates and more flexible terms.
First-Time Homebuyer Programs
If you're a first-time buyer (or haven't owned a home in 3 years), you may qualify for assistance:
- FHA loans: 3.5% down with 580+ credit score; 10% down with 500–579
- USDA loans: 0% down for rural/suburban properties; income limits apply
- VA loans: 0% down for eligible veterans and service members; no PMI
- State/local programs: Down payment assistance grants of 200,000 ₴–1,000,000 ₴+ in many states
- Good Neighbor Next Door: 50% off for teachers, law enforcement, firefighters, EMTs in HUD-designated areas
Rent vs. Buy: When Does Buying Make Sense?
Use the price-to-rent ratio (P/R) to decide: P/R = Home Price ÷ Annual Rent. Below 15: buying is clearly better. 15–20: depends on personal factors. Above 20: renting may be financially smarter.
Other factors favoring buying: plan to stay 5+ years, stable income, building equity/wealth, desire to customize, tax benefits (mortgage interest deduction for itemizers). Factors favoring renting: need flexibility, market at peak, high maintenance costs, better investment opportunities elsewhere.
Останнє оновлення: March 2026
Frequently Asked Questions
How much house can I afford on 2,400,000 ₴ a year?
On 2,400,000 ₴/year (200,000 ₴/month), the 28% rule gives 56,000 ₴/month for housing (PITI). At a 7% rate with 20% down, this translates to roughly 7,000,000 ₴–8,000,000 ₴ purchase price depending on taxes and insurance in your area.
How much house can I afford on 4,000,000 ₴ a year?
4,000,000 ₴/year = 333,320 ₴/month. Max PITI at 28% = 93,320 ₴/month. At 7% for 30 years with 20% down, this supports approximately 11,600,000 ₴–13,200,000 ₴ in purchase price.
What credit score do I need to buy a house?
Minimum: 500 (FHA with 10% down). Practical minimum: 620 for most conventional loans. Best rates: 740–760+. Each 20-point improvement in credit score can improve your rate by 0.25–0.5%, saving tens of thousands over the loan life.
How much do I need for a down payment?
Minimum: 3% conventional, 3.5% FHA, 0% VA/USDA. Recommended: 20% to avoid PMI. On a 14,000,000 ₴ home, 20% = 2,800,000 ₴. Many buyers use 5–10% and accept PMI to buy sooner.
Is it better to get pre-qualified or pre-approved?
Pre-approval is better. Pre-qualification is a quick estimate based on self-reported data. Pre-approval involves verified income, credit pull, and asset verification — it's a conditional commitment from a lender and strengthens your offer.
What is the rule of thumb for home affordability?
The most common rules: (1) 28/36 rule — PITI ≤28% of gross income, total debts ≤36%. (2) 2.5–3x income rule — home price ≤ 2.5–3× annual gross income. Both are starting points; adjust for local market conditions.
How does student debt affect home buying?
Student loans count as monthly debt payments in DTI calculations. Even in deferment, lenders typically count 0.5–1% of the balance as a monthly payment. High student debt significantly reduces maximum mortgage amount.
Can I buy a house with no down payment?
Yes, through VA loans (veterans), USDA loans (rural areas), or some state/local first-time buyer programs. No-down-payment loans result in higher monthly payments and immediate negative equity if the market drops.
What is included in a mortgage payment?
A full mortgage payment (PITI) includes: Principal (loan repayment), Interest, property Taxes (escrowed), and homeowner's Insurance (escrowed). May also include PMI, HOA fees, and flood insurance.
How do I get the best mortgage rate?
Key factors: credit score (760+ for best rates), down payment (20%+ for no PMI), loan type (conventional vs. FHA), loan amount, and lender competition. Shop at least 3–5 lenders and consider mortgage brokers who access multiple wholesale lenders.