Caixa mortgage simulator: installment, rate and term
Calculate the monthly payment on a mortgage using the average rate that Caixa Econômica Federal reported to Brazil’s central bank for each loan type, under SAC (constant amortization) or Price (fixed installments). This is an independent, informational simulation: it does not come from Caixa and does not replace Caixa’s own simulation, offer or credit analysis.
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Mortgage simulator
Enter the property and choose the bank. The rate is pre-filled with the average across banks, and you can replace it with the one in your offer.
Results appear as soon as the rates are loaded.
The simulation holds the month's TR (or IPCA) constant and excludes insurance and fees (unless you fill in the optional field). It is not a credit offer or financial advice: the total effective cost (CET) is the figure the bank gives you.
Buy or rent: which builds more wealth?
Buyers pay a down payment, installments and property costs, and end up with an asset that may or may not appreciate. Renters invest the down payment and the monthly difference. Compare the net worth of each over the years.
The result appears as soon as the rates are loaded.
The model ignores the cost of selling the property, capital gains tax and rate changes over the years. The appreciation and yield defaults are assumptions, not forecasts: change them and see how the result responds.
Caixa rates by loan type
Average mortgage interest rate that Caixa reported to the Central Bank for the most recent month. Regulated rates use funds from the FGTS (employee guarantee fund) or from savings accounts.
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Source: Central Bank of Brazil, “Interest rates” database. The rate on your contract may differ. This simulator does not belong to Caixa.
How Caixa mortgages work
Caixa Econômica Federal, the state-owned federal bank, is one of the main mortgage lenders in Brazil and, besides its market-rate lines, runs housing programs funded by the FGTS (employee guarantee fund), such as the Minha Casa Minha Vida. In every case the property serves as collateral for the loan, and you repay the amount in monthly installments with interest.
Market and regulated types
Market rates vary with market conditions and with the Selic; regulated loans use FGTS (employee guarantee fund) and savings-account money earmarked for housing, and have their own rules and limits. The table above shows the average for each, as reported by Caixa to the Central Bank, and the simulator fills in the rate according to the type you choose.
What makes up the installment
The payment adds up the debt amortization, interest, mandatory insurance and, in contracts pegged to the TR, the balance adjustment. Compare offers by total effective cost (CET), which Caixa states in the offer, and not just by the interest rate. See also the difference between SAC and Price.
Before you apply
Set aside money for the down payment and for costs the mortgage does not cover, such as the ITBI, the deed and the registration. The credit review takes your household income into account, and Caixa appraises the property before approving. If you already have a mortgage and found a lower rate, see loan portability. To compare with other banks, use the mortgage simulator.
This simulator is independent and informational. It does not belong to Caixa Econômica Federal, it is not a credit offer, and it does not replace the simulation run by the lender.
Frequently asked questions about Caixa financing
Is the RaisLife simulator run by Caixa?
No. This is an independent simulator that uses the average rate Caixa reported to the central bank. The offer, credit analysis, subsidy and final terms always come from Caixa Econômica Federal.
What is the interest rate on Caixa's mortgages?
The table on this page shows the average rate Caixa reported to the central bank for each loan type: market (unregulated) rates, fixed and TR-pegged, and regulated ones, for home loans within the SFH (the housing finance system), funded by the FGTS (employee guarantee fund) and savings deposits. The rate on your contract depends on the loan type, your income, the size of the down payment and the credit analysis.
How do I simulate a Caixa mortgage?
Enter the property value, the down payment and the term, and choose the Caixa loan type: the simulator shows the first installment, the total paid and how much of it is interest, under SAC or Price. For an official offer, contact Caixa, which carries out the credit analysis and the property appraisal.
What is the maximum loan term?
The simulator accepts terms of up to 35 years, the limit Caixa published in the Minha Casa Minha Vida (federal housing program) rules in April 2026. The term of your contract depends on the loan type, your age and your income.
Can I use FGTS funds in a Caixa mortgage?
In many cases, FGTS (employee guarantee fund) can go toward the down payment or reduce installments, as long as the buyer and the property meet the fund's rules. The simulator does not factor in FGTS: enter the total down payment, including FGTS if you plan to use it.
What is the difference between the market rate and the regulated rate?
The market rate is the one a bank sets freely, following market conditions. The regulated rate (within Brazil’s Housing Finance System, funded by savings accounts and the FGTS, the employee guarantee fund, including the SBPE) follows the rules and limits of housing credit. The table shows Caixa’s average for both.
How much of the property's value does Caixa finance?
The financed share depends on the loan type, the program, the property and the credit review. In Minha Casa Minha Vida, terms vary by income bracket (in Bracket 4, the minimum down payment reported in April 2026 was 20%). Confirm the terms with Caixa.