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The bank loan

The loan is the thing that decides. Here is how it works, what the banks look at, and the reasons applications fail — each with how to fix it.

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The banks that lend here

Rakthan is not an agent for any of these banks and earns nothing from which one you choose.

Government Housing Bank (ธอส. / GH Bank)
The dominant lender for this segment; best first-year rates for ประกันสังคม ม.33 employees.
Government Savings Bank (GSB)
Often more flexible for subcontractor and market-trader income.
Krungthai Bank
A mainstream option, competitive on refinance.
Krungsri · SCB · Kasikorn home-loan desks
For buyers with stronger files.

Documents, by how you are paid

ประกันสังคม ม.33 (factory payroll)
ID, house registration, 6-month payslips, 6-month bank statements, the employer’s salary-certificate letter. Overtime is counted at 50–70% unless it is on every payslip.
Subcontractor / freelance / market trader
12-month bank statements, any tax filing (ภ.ง.ด. 90/91), photos of the stall or work, a written income summary. Harder, not impossible; GSB is often better here.
New job (under 6 months)
Most banks want 6 months in the current job. A salary-certificate plus continuity from the previous job sometimes bridges it. Often the honest answer is "come back in 3 months".

Why applications fail — in order

About 1 in 4 applications we send in are declined or approved for less than the price. We tell you which one is likely before you apply — most are fixable in 6–12 months.

  1. 1.An existing car or motorcycle loan pushing the debt ratio over 40%.

    Fix: Pay it down or off first. Every ฿1,000/month of existing payment costs about ฿176,000 of borrowing capacity.

  2. 2.Less than 6 months in the current job, or a job change during the application.

    Fix: Wait it out; do not change jobs between application and transfer.

  3. 3.Overtime-heavy pay the bank only partly counts.

    Fix: Ask HR to put a stable position allowance on the slip, or apply with a steady-income co-borrower.

  4. 4.An overdue or defaulted account on the NCB credit file.

    Fix: Clear it and wait 12 months for the record to age. Pull your own NCB report first (฿100).

The rest of it

Down payment vs 1% down. The 1%-down path gets you in for about ฿15,900 (Type B) but the loan is larger, the monthly is about ฿170 higher, and the bank’s debt-ratio check is tighter — so it can push the very buyers who need it over the line. Save the down payment if you possibly can.

Refinance at year 4. When the promo rate ends you can move the loan to another bank for a fresh promo rate — about 1% of the outstanding plus a new appraisal, roughly ฿15,000–20,000, typically saving ฿600–900/month for three years. GH Bank also offers a retention rate to keep you. Put a reminder in your phone for month 34.

Transfer-day top-up. GH Bank can add up to about ฿50,000 of transfer-day costs to the loan for this project. It raises the year-4 payment by about ฿260/month. We show you both ways.

If work dries up. If a plant cuts overtime or you lose the job, GH Bank has a formal restructuring track — reduced payments or a 3–12 month payment holiday. It is used widely in the EEC. Talk to the bank before you miss a payment, not after.

This is an estimate, not an approval. The bank looks at more — time in your job, your NCB credit file, the type of employment contract, and your age.