Mortgage in Brazil: 30% down, rates, PRICE vs. SAC — and how to choose

• Read time: 10–12 min

Buying a home is a major financial milestone — and a mortgage is how most buyers in Brazil get there. This practical guide explains the 30% down payment rule, how rates and costs really work, and the differences between the PRICE and SAC amortization systems, with hands-on examples to see the impact on your budget. You’ll also get a checklist and a strong CTA to the simulator to test your numbers in minutes.

1) Practical rule: 30% down

Planning rule we use in this guide: target 30% of the property value as a down payment. It’s conservative and helps keep your monthly payment comfortable while cutting total interest paid. Banks may accept different LTVs depending on income, risk profile and property type — but aiming at 30% gives you stronger negotiating power and smoother approval.

Quick example
Property: R$ 500,000
Down (30%): R$ 150,000
Mortgage
R$ 350,000
Lower principal → lower total interest
Emergency fund
3–6 months
Avoid depleting liquidity to zero
Heads up: beyond the down payment, budget for deed, ITBI tax, registration and appraisal. Keep an extra 4–6% of property value for these (varies by city/state).

2) Costs and rates (what shapes your payment)

Your payment mixes principal amortization + interest + insurance + fees. Higher effective rate → higher total cost. Longer terms lower monthly payments but increase accumulated interest.

3) PRICE vs. SAC (which one suits you?)

Rule of thumb: SAC usually leads to a lower total interest cost (you reduce principal faster), but begins “heavier”. PRICE offers a stable monthly flow, often at a higher end cost.

4) Practical cases (realistic numbers)

Base scenario for comparability. Numbers are illustrative to grasp the mechanics — run your own values in the simulator.

4.1 Base scenario

System Month 1 – Payment (R$) Month 1 – Interest (R$) Month 1 – Amortization (R$) Month 12 – Payment (R$) Month 12 – Interest (R$) Month 12 – Amortization (R$)
PRICE ~R$ 3,200 ~R$ 2,930 ~R$ 270 ~R$ 3,200 ~R$ 2,870 ~R$ 330
SAC ~R$ 3,770 ~R$ 2,930 ~R$ 840 ~R$ 3,700 ~R$ 2,850 ~R$ 850

In PRICE, the payment is virtually the same — the composition changes: interest falls slowly, amortization rises slowly. In SAC, amortization starts high and reduces principal faster — that’s why total interest over the contract tends to be lower.

4.2 What if I make extra amortizations?

Using bonuses/FGTS/13th salary to amortize shortens the term or reduces the installment. Reducing the term (when possible) often yields the largest interest savings.

Scenario Lump-sum in Month 24 Effect on Total Cost Note
PRICE R$ 20,000 Moderate future interest reduction Keep payment constant; reduce remaining term if allowed
SAC R$ 20,000 Strong future interest reduction Faster principal drop; biggest gain when reducing term

4.3 Using FGTS: down + periodic amortizations

FGTS can help fund the down payment and, usually every two years, amortize the balance. The benefit is twofold: enables the purchase and reduces interest over time.

Step Action Effect
1 Use FGTS in the down payment (within rules) Lower starting principal
2 Amortize with FGTS every 24 months Shorter term and lower total interest
3 Use bonuses/13th salary for extra amortizations Accelerated amortization (bigger gain with SAC)

4.4 Portability (switching banks)

If rates drop or another bank offers better terms, consider portability. Switching when your outstanding balance is already lower magnifies the savings on the remaining contract.

Rule of thumb: simulate portability if the new effective rate is meaningfully lower and the switching costs are offset by future savings.

5) Tips to pay less interest

6) Approval & purchase checklist

Run your simulation

With the right basics, decisions get easier. Run a complete simulation with your income, property value and term. Compare PRICE and SAC, test extra amortizations, and see the impact on the total cost.

Open mortgage calculator →

💡 FlowZenHub tip: if the first months feel “easy”, use the slack to amortize and cut the term — your future self will thank you.