What is principal and interest on a home loan?

The money you borrow to buy a home is called the loan principal. The interest is what the lender charges on top.

Principal is the amount of money you have borrowed from the bank (minus your repayments). Interest is the money charged on top of the principal and is calculated based on the interest rate and the size of the principal.
Interest and Principal breakdown
Most home loans require principal and interest repayments. This means your repayment is divided into two portions. Some is sent towards paying off the interest due on your outstanding loan amount, while the remainder goes towards paying off the outstanding loan amount itself.

Principal and interest versus interest only repayments

The alternative to principal and interest repayments is interest only repayments. With an interest only home loan you only repay the loan interest in the beginning of the loan. This makes your repayments smaller at first. But later on you must repay the loan principal too, so you will end up paying more in the long run.

Why can the amounts of interest and principal I pay change over the course of my loan?

When you start making mortgage repayments you might notice that most of your repayment is paying off the interest interest at the beginning of the loan. Only a small amount will go towards the principal. As you continue paying off the loan you'll pay off more principal and less interest.

Look at the two graphs below, based on a $250,000 loan at 5.70% p.a. over 25 years.

In the first month of repayments you’re paying interest on the whole amount you’ve borrowed, but as this amount is paid off over the years, the interest due is smaller.

But if you’re paying less interest and the principal is getting smaller, why are your repayments not getting smaller?

This is because your lender has worked out exactly how much you’ll need to spend on each repayment to pay off your loan in the term you’ve agreed to. The result of these calculations is called an amortisation schedule. The schedule shows how much of your payments go towards interest and how much goes towards principal payments and this will show that the amount that goes towards paying off the principal gets bigger as the years go on and does so at a faster rate.

Why do we pay interest?

A lender is a business, and like any other business it wants to make a profit. The interest you pay is part of their profit.

To answer why the interest we pay fluctuates we first need to know where lenders get the money they lend from.

When you apply for a loan, your lender will source funds for you from a range of places. According to the Reserve Bank of Australia (RBA) almost half of this now comes from the domestic market. This means some of your loan money will be made up of funds taken from other Australian’s savings and term deposit accounts.

The other portion is borrowed from wholesale lenders, which can be from sources such as superannuation funds or other investment funds looking for safe investments.

When your lender's funding costs increase, they typically charge more interest to borrowers. The cash rate set by the RBA each month also has a significant bearing on how much interest is paid. This is why your repayments can fluctuate each month.

If the RBA lowers the cash rate, it could become cheaper for lenders to source funds for loans and therefore lenders may lower their interest rates. It’s part of the reason why a continual comparison of the other loans in the market is always necessary.

How to pay off your home loan faster

Ready for the next step? Compare Principal and Interest Home Loans

Rates last updated October 20th, 2019
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Name Product Interest Rate (p.a.) Comp Rate^ (p.a.) Application Fee Ongoing Fees Max LVR Monthly Payment Short Description
2.84%
2.80%
$0
$0 p.a.
80%
Owner occupiers looking to refinance can get one of the lowest rates in the market with this variable rate mortgage. $0 application fee and $0 ongoing fees. Refinancers only.
3.03%
3.04%
$0
$0 p.a.
90%
Get one free online redraw per month and pay no ongoing fees. Application fees are waived for loans above $150,000.
3.02%
3.04%
$0
$0 p.a.
90%
This rate is effective from 21 October for all HSBC customers. Get a low interest rate loan with no ongoing fees. Plus you can make extra repayments and free redraw online. Available with just a 10% deposit.
2.99%
3.45%
$0
$10 monthly ($120 p.a.)
90%
Buy your home and lock in a low rate for the first two years. Available with a 10% deposit. Earn Velocity Frequent Flyer Points at settlement, monthly and every three years, plus extra bonus points for a limited time.
2.84%
2.84%
$0
$0 p.a.
80%
This rate will drop to 2.84% p.a on 29 October 2019 for new and existing customers. Enjoy flexible repayments, a redraw facility and the ability to split your loan. Plus, pay no application or ongoing fees.
2.99%
3.73%
$0
$375 p.a.
90%
Get a very competitive 3 year fixed rate with low fees and only a 10% deposit. Refinance to this loan and receive a $2,000 cashback when borrowing $250,000 or more.
2.84%
2.97%
$600
$10 monthly ($120 p.a.)
70%
A very low variable interest rate for home buyers with a 30% deposit. This product has a 100% offset account.
3.24%
3.20%
$0
$0 p.a.
80%
Athena offers one of the lowest rates in the market for investors looking to refinance their mortgage. No ongoing fees and no application fee. Principal and interest repayments. Refinancers only.
3.12%
3.32%
$599
$10 monthly ($120 p.a.)
80%
This is a competitive, flexible variable rate suitable for borrowers with a good credit history. Borrow up to 80%.
2.99%
3.42%
$0
$10 monthly ($120 p.a.)
90%
A competitive fixed rate mortgage available with a 10% deposit. Earn Velocity Frequent Flyer Points at settlement, monthly and every three years, plus extra bonus points for a limited time.

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Credit services for Aussie Select, Aussie Activate and Aussie Elevate products are provided by AHL Investments Pty Ltd ACN 105 265 861 (“Aussie”) and its appointed credit representatives, Australian Credit Licence 246786. Credit for Aussie Select products is provided by Residential Mortgage Group Pty Ltd ACN 152 378 133, Australian Credit Licence 414133 (“RMG”). RMG is a wholly-owned subsidiary of the Commonwealth Bank of Australia ABN 48 123 123 124 AFSL and Australian Credit Licence 234945. Credit for Aussie Activate products is provided by Pepper Finance Corporation Limited ACN 094 317 647 (“Pepper”). Pepper Group Limited ACN 094 317 665, Australian Credit Licence 286655 acts on behalf of Pepper. Credit services for Aussie Elevate products are provided by AHL Investments Pty Ltd ACN 105 265 861 Australian Credit Licence 246786 (“Aussie”) and its appointed credit representatives. Aussie is a trade mark of AHL Investments Pty Ltd ABN 27 105 265 861. Credit and any applicable offset accounts for Aussie Elevate are issued by Bendigo and Adelaide Bank Limited ABN 11 068 049 178 AFSL / Australian Credit Licence 237879.

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UBank UHomeLoan Variable Rate - Discount offer for Owner Occupiers (*now 3.09%, drops to 2.84% on 29 Oct), P&I $200K+

Take advantage of a low-fee mortgage with a special interest rate of just 2.84% p.a. and a 2.84% p.a. comparison rate.

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2 Responses

  1. Default Gravatar
    CassimMay 21, 2019

    Looking for an investment loan

    • Avatarfinder Customer Care
      NikkiMay 21, 2019Staff

      Hi Cassim,

      Thanks for your inquiry!

      You can visit this page to find investment loan options. As a friendly reminder, review the eligibility criteria of the loan before applying to increase your chances of approval. Read up on the terms and conditions and product disclosure statement and contact the bank should you need any clarifications about the policy.

      A mortgage broker is the best person to reach out to see your options for investment loans. They can give you a multitude of options according to your situation. In the meantime, to give you an estimate of your monthly repayments, you may use the calculator we have on this page.

      Hope this was helpful. Don’t hesitate to message us back if you have more questions.

      With care,
      Nikki

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