北京房贷月供计算器（组合贷版）
Beijing Mortgage Monthly Payment Calculator (Combined Loan)
总价、首付、利率、公积金贷款额填进去，月供、总利息、总成本一次算清——支持公积金 + 商贷组合贷。
Enter the total price, down payment, interest rate, and housing fund loan amount — monthly payment, total interest, and total cost are calculated at once. Supports combined housing fund + commercial loans.
分类：🧮 计算器 / 住
⚠ 利率与首付为参考口径，以最新政策与贷款合同为准
最后更新：2026-09-23
本页信息可信度标注：🟢 官方口径以政府/官方公告为准，变更以官方最新为准 · 🟡 实测经验出行/办事实操经验，场景不同或有差异 · ⚪ 口碑参考用户口碑/评价整理，仅供参考。核验日期：2026-09-24。
🏠 贷款参数
🏠 Loan Parameters
所有数字可改，右侧实时重算。
💰 计算结果（实时）
💰 Calculation Results (Real-time)
- 贷款总额0
- Total Loan Amount0
- 其中 公积金贷款0
- Of which: Housing Fund Loan0
- 其中 商业贷款0
- Of which: Commercial Loan0
- 公积金部分月供0
- Housing Fund Monthly Payment0
- 商贷部分月供0
- Commercial Loan Monthly Payment0
- 支付总利息0
- Total Interest Paid0
- 首付现金0
- Down Payment0
- 总成本（首付+本息）0
- Total Cost (Down Payment + Principal & Interest)0
等额本息测算。
北京买房相关参考口径
Beijing Home Purchase Reference Guidelines
| 项目 | Item | 参考口径 | Reference Standard | 说明 | Description |
|---|
| 首付比例 | Down Payment Ratio | 首套约 20–30% | First home: approximately 20–30% | 按套数与政策调整执行，二套更高并按首付比锁定额度 | Subject to adjustment based on number of homes owned and policy; second-home purchases require higher down payments, with the loan amount locked via the down payment ratio |
| LPR 房贷利率 | LPR Mortgage Interest Rate | 随 LPR 浮动 | Floats with LPR | 五年期以上 LPR 动态调整，银行加点各不同 | The 5-year+ LPR adjusts dynamically, and each bank applies its own spread |
| 公积金贷款额度 | Housing Fund Loan Limit | 与缴存年限/余额挂钩 | Linked to contribution duration and account balance | 单人/家庭上限按北京住房公积金中心最新政策执行 | Individual/family limits follow the latest policies of the Beijing Housing Provident Fund Center |
| 组合贷 | Combined Loan | 公积金+商贷并行 | Housing fund and commercial loans run in parallel | 公积金部分利率低，超出部分走商贷，两个账户各还各的 | The housing fund portion carries a lower rate; any amount exceeding that limit goes through a commercial loan, with each account repaid separately |
✅ 月供别超过家庭月收入的 50% 是常见安全线；自住买房还要预留契税、维修基金、装修与物业费。
✅ Keeping monthly payments under 50% of household income is a common safety benchmark; if buying for your own residence, also budget for deed tax, maintenance fund, and renovation costs.
一、北京买房贷款：先搞清能贷多少、月供多少
I. Beijing Home Purchase Loans: First, Figure Out How Much You Can Borrow and What Your Monthly Payment Will Be
这个计算器帮你算的是首付款、贷款额、月供和总利息。北京购房贷款要抓住三个数：首付比例、LPR 利率、贷款年限。首付比例随套数与政策调整（近年首套约 20-30%，公开信息整理·以最新政策为准）；利率按五年期 LPR 浮动，银行加点各不相同；贷款年限跟房龄与年龄挂钩，多数商业贷款最长 25-30 年。
This calculator helps you work out the down payment, loan amount, monthly payment, and total interest. When financing a home purchase in Beijing, focus on three key numbers: down payment ratio, LPR interest rate, and loan term. The down payment ratio varies by number of properties owned and current policy (in recent years, first-time buyers typically put down 20–30% — based on publicly available information, subject to the latest policy). Interest rates float with the 5-year LPR, and each bank adds its own spread. The loan term depends on property age and borrower age; most commercial mortgages offer up to 25–30 years.
| 参数 | Parameter | 默认口径 | Default Standard | 说明 | Description |
|---|
| 房价 | Home Price | 自行输入 | Enter manually | 按网签价或评估价算 | Calculated based on contract price or appraised value |
| 首付比例 | Down Payment Ratio | 30% 起 | Starting at 30% | 首套 20-30%，二套更高（公开信息整理） | First home 20–30%, second home higher (based on public information) |
| LPR | 与当月五年期 LPR 挂钩 | Tied to the current month’s 5-year LPR | 银行加点各不同 | Bank markups vary by bank |
| 贷款年限 | Loan term | 最长 25-30 年 | Up to 25–30 years | 受房龄与年龄限制 | Subject to property age and borrower age limits |
二、月供安全线：别让房贷吃掉生活质量
2. Monthly Payment Safety Line: Don’t Let Your Mortgage Devour Your Quality of Life
业界常用的安全线是 月供不超过家庭月收入的 50%，更保守的建议是控制在 40% 以内。计算月供时要把两件事加进去：（1）公积金贷款优先——公积金部分利率低，额度与缴存有关，先算公积金能贷多少，超出部分再走商贷（组合贷）；（2）隐形持有成本——契税、维修基金、装修、物业费、采暖费，这些在交房第一年可能再吃掉 5-10 万。
The industry’s common safety benchmark is monthly payment under 50% of household monthly income, with a more conservative suggestion of staying under 40%. When calculating your monthly payment, two things must be factored in: (1) maximize your provident fund loan first—the provident fund portion carries a lower interest rate, and the quota depends on your deposit level, so figure out how much you can borrow from it first, then switch to a commercial loan for the excess (a combined loan); (2) account for hidden holding costs—deed tax, maintenance fund, renovation, property management fees, and heating charges, which can eat up another 50,000–100,000 RMB in the first year after taking possession.
三、计算器怎么用才准
3. How to Use the Calculator Accurately
- 首套与二套分开算：二套首付与利率都更高，别用同一组参数。
- Calculate first-time and second-home buyers separately: second homes carry higher down-payment requirements and interest rates—don’t use the same parameters.
- 利率按实际问银行：LPR 是基准，加点各家不同，交定金前先让银行出正式利率。
- Ask the bank for the actual rate: LPR is the benchmark, but markups differ by bank; get an official rate in writing before paying the deposit.
- 组合贷分两步：公积金按上限框定额度，剩余部分按商贷利率算月供，两部分相加才是真实月供。
- Split the combined loan in two steps: cap the provident fund portion at its limit, then calculate the monthly payment on the remainder at the commercial rate—only adding both parts together gives you the true monthly payment.
- 留 3-6 个月应急金：月供计算归计算，实际还款要留足生活与应急余量。
- Keep 3–6 months of emergency savings: the calculator gives you a theoretical figure, but real repayment requires enough buffer for daily living and unexpected expenses.
记住口诀：先公积金后商贷、首套二套分开算、月供压到收入一半以下。计算器给出的是「理论月供」，最终以银行审批合同为准，签约前务必拿到银行正式测算。
Remember this rule of thumb: use the housing fund loan first, then the commercial loan; calculate first-home and second-home purchases separately; keep your monthly payment under half your income. The calculator provides a "theoretical monthly payment" — the final terms are subject to the bank's approval contract, so make sure to obtain an official bank calculation before signing.
四、公积金贷款进阶速查
4. Provident Fund Loan Quick Reference
| 情形 | Scenario | 参考 | Reference | 说明 | Explanation |
|---|
| 公积金二套 | Second home—provident fund | 利率上浮（以官方为准） | Rate markup (confirm with official sources) | 认房认贷规则 | ‘Recognize house, recognize loan’ rule |
| 组合贷 | Combined loan | 公积金+商贷 | Provident fund + commercial | 总额更高 | Higher total amount |
| 提前还款 | Early repayment | 部分/全部 | Partial/full | 问清违约金 | Ask about penalty fees |
| 异地公积金 | Out-of-town provident fund | 可贷需符合条件 | Eligibility depends on local rules | 以北京公积金中心为准 | Confirm with Beijing Provident Fund Center |
五、贷款决策问答
5. Loan Decision FAQ
- 首套二套怎么认定：认房认贷，名下有房或有贷记录都可能算二套（以官方最新公告为准）。
- How are first-time vs. second-home status determined?: Under the ‘recognize house, recognize loan’ rule, owning property or having a loan record may classify you as a second-home buyer (check the latest official announcement).
- 月供占收入多少合适：建议不超过 50%，留足应急资金。
- What’s the right monthly-to-income ratio?: Ideally under 50%, with enough emergency reserves left over.
- 选等额本息还是等额本金：本息月供稳、本金总利息少，看现金流习惯。
- Equal installments vs. declining balance?: Equal installments mean steady monthly payments but more total interest; declining balance means less total interest but higher early monthly payments—choose based on your cash-flow preference.
- 商贷利率会变吗：LPR 浮动，重定价日调整，看合同条款。
- Will the commercial rate change?: LPR is floating; adjustments happen at the re-pricing date—check your contract terms.