Apna Ghar Housing Loan in Pakistan: What 4 SBP Circulars Changed in 2026
SBP circulars in 2026 raised the Apna Ghar loan to Rs 10 million at a flat 5%, set a 15 day approval limit and opened it to NICOP holders. See what changed.
The State Bank of Pakistan has changed the rules of the Apna Ghar housing loan four times in 2026. Loans can now reach Rs 10 million at a flat 5 per cent, banks have 15 working days to approve a complete file, overseas Pakistanis with NICOP or POC can apply, and bank staff cannot.
The changes sit in five State Bank circulars, dated 17 March, 28 April, 15 June and 14 September 2026, plus the September 2025 circular that started the scheme. We read all five on sbp.org.pk on 7 October 2026. They are written for banks, so most borrowers have never seen them.
That is a problem, because a bank officer who quotes the old limits is quoting a scheme that no longer exists. Here is what each circular says, from when, and what you can do if your bank does not follow it.
The scheme now allows Rs 10 million at a flat 5 per cent
The March 2026 circular raised the largest loan to Rs 10 million and the largest house to 10 marla (2,720 square feet). A flat can be up to 1,500 square feet. The end user rate is a flat 5 per cent. Loans already given at 8 per cent move to 5 per cent.
The scheme began on 24 September 2025 in SH&SFD Circular No. 3 of 2025, under the name Mera Ghar Mera Ashiana. It was for first time owners with a CNIC who own no housing unit. The original limits were a house of up to 5 marla, a flat of up to 1,360 square feet, and two loan tiers of up to Rs 2 million and up to Rs 3.5 million, priced at 5 per cent and 8 per cent.
| Feature | September 2025 | After 17 March 2026 |
|---|---|---|
| Largest loan | Rs 3.5 million | Rs 10 million |
| Largest house | 5 marla | 10 marla (2,720 sq ft) |
| Largest flat | 1,360 sq ft | 1,500 sq ft |
| Rate you pay | 5% up to Rs 2 million, 8% above | Flat 5% |
The March letter says all other features stay the same. From the 2025 circular, that means a loan to value ratio of 90:10, a loan tenor of up to 20 years with the subsidy running for 10, no processing cost and no prepayment penalty. The later circulars call it "the subject scheme", so we treat them as one programme.
Banks must decide a complete application within 15 working days
SH&SFD Circular No. 2 of 2026, dated 28 April, says banks and HBFCL must not take more than 15 working days for credit approval. The clock starts when they receive your application with complete information. It covers approval only, not the day the money reaches you.
The same circular sets the debt burden ratio at 65 per cent. Your monthly repayments on this loan and all other consumer loans together cannot go above 65 per cent of your net disposable income. Our guide to home loan eligibility rules in Pakistan shows how to work that out.
On valuation, a property worth up to Rs 5 million can be assessed by the bank's own staff. Above Rs 5 million, at least one valuator from the Pakistan Banks' Association panel must assess it. The circular also says two general housing finance rules, HF-3 and HF-7, are relaxed for this programme "to the extent mentioned above". It does not say what else changes, and we do not guess.
Overseas Pakistanis can now apply
The June 2026 circular lets overseas Pakistanis and non-resident Pakistanis who hold a NICOP or POC take financing under the programme. It was approved by the government as a multi-channel plan, which also opened two more routes for banks.
Those routes are bulk processing for government employees through their own department, and financing for housing projects built by private developers. The circular gives no rules for either route. It says only that banks "may" offer them, so a branch can still say no.
If you live abroad, read our guide to the Roshan Apna Ghar overseas home finance route before you choose a bank. The June circular does not say which banks take part.
Bank staff cannot use the scheme
On 14 September 2026 the State Bank clarified that the own employees of banks, development finance institutions and microfinance banks are not eligible for Apna Ghar financing. The letter tells banks to inform branches and field staff. It does not mention family members, so we do not claim anything about them.
If you work at a bank, do not expect an approval. If you do not, the letter is still useful. It shows the State Bank is checking who gets the subsidised rate.
If your bank ignores the rules, escalate in writing
The circulars set duties for banks but give no refund or penalty for a customer. The practical route is to complain in writing and keep a dated copy. Ask for a stamped receipt for the day your complete file went in, because the 15 day clock depends on that date.
- Write to the bank's complaint unit. Quote the circular number, the date you submitted a complete file and the rule you say was broken.
- Keep the receipt, the checklist the bank gave you and every message about missing papers.
- If the bank does not answer, lodge the complaint on the SBP Sunwai complaint portal, which sends it to the right forum.
- If the bank still does not fix it, take it to the Banking Mohtasib. Our guide to the Banking Mohtasib complaint process explains the written notice you need first.
A bank can still decline a loan for a good reason, such as a poor repayment record or a property it cannot value. A decline letter is a complete answer, and it also lets you move to the next forum at once. For the application steps and current progress figures, see our guide on how to apply for the Apna Ghar housing loan.
Common questions
What is the maximum Apna Ghar loan in 2026?
It is Rs 10 million, under the State Bank letter of 17 March 2026. Before that the largest loan was Rs 3.5 million.
What interest rate do I pay on an Apna Ghar loan?
The end user rate is a flat 5 per cent. Loans already given at 8 per cent were moved to 5 per cent. The circular fixes the rate you pay, so ask the bank for it in writing.
How long can a bank take to approve my application?
No more than 15 working days from the date it receives your application with complete information, according to the State Bank's circular of 28 April 2026.
Can an overseas Pakistani get an Apna Ghar loan?
Yes, if you hold a NICOP or POC. The 15 June 2026 circular allows it, but banks decide whether to offer it.
Can I use a loan to buy a house from a private developer?
Banks may finance private developer-led housing projects under the scheme. The circular gives no further rules, so ask your bank before you pay a booking amount.
How we verified this
What we checked, where we read it, and what we could not confirm.
Last checked on 7 October 2026. We read these State Bank circulars on sbp.org.pk: SH&SFD Circular No. 3 of 2025, Circular Letter No. 1 of 2026, Circular No. 2 of 2026, Circular Letter No. 3 of 2026 and Circular Letter No. 5 of 2026. Every figure above comes from those texts. We did not read the programme's own application portal, so we give no document list, and we did not apply for a loan ourselves.
About the author
Senior Writer, Public Services and Technology
Shahid joined us in 2024 as an author. He is a senior contributor to Pakistan's leading technology websites. He writes detailed articles, mostly covering his expertise in the latest tech, mobiles, apps, gadgets, and step-by-step guides. His ideology is to help people understand the latest trends and explain complex methods through very easy-to-understand guides.
