* Note: The FNGCIMM guarantee commission (approx. 0.15% annually on 50% of balance) is included in the estimate above. Insurance costs are excluded.
function calculatePrimaCasa() {
// Get inputs
var propValEur = parseFloat(document.getElementById('propertyValueEur').value);
var exchangeRate = parseFloat(document.getElementById('exchangeRate').value);
var contributionPercent = parseFloat(document.getElementById('selfContribution').value);
var years = parseFloat(document.getElementById('durationYears').value);
var ircc = parseFloat(document.getElementById('irccIndex').value);
var margin = parseFloat(document.getElementById('bankMargin').value);
// Validation
if (isNaN(propValEur) || isNaN(exchangeRate) || isNaN(contributionPercent) || isNaN(years) || isNaN(ircc) || isNaN(margin)) {
alert("Please enter valid numbers in all fields.");
return;
}
// Core Calculations
var propValRon = propValEur * exchangeRate;
var contributionAmount = propValRon * (contributionPercent / 100);
var creditAmount = propValRon – contributionAmount;
var annualInterestRate = ircc + margin;
var monthlyInterestRate = (annualInterestRate / 100) / 12;
var totalMonths = years * 12;
// PMT Formula: P * r * (1+r)^n / ((1+r)^n – 1)
var monthlyPrincipalAndInterest = 0;
if (monthlyInterestRate > 0) {
monthlyPrincipalAndInterest = creditAmount * monthlyInterestRate * (Math.pow(1 + monthlyInterestRate, totalMonths)) / (Math.pow(1 + monthlyInterestRate, totalMonths) – 1);
} else {
monthlyPrincipalAndInterest = creditAmount / totalMonths;
}
// FNGCIMM Commission Calculation
// Fee is 0.15% per year on the guaranteed amount (50% of the sold/balance)
// Estimated Monthly Fee for the first month = (CreditAmount * 0.50 * 0.0015) / 12
var guaranteedAmount = creditAmount * 0.50;
var annualFngcimmFee = guaranteedAmount * 0.0015;
var monthlyFngcimmEst = annualFngcimmFee / 12;
var totalMonthlyPayment = monthlyPrincipalAndInterest + monthlyFngcimmEst;
// Display Results
document.getElementById('resValRon').innerText = propValRon.toLocaleString('ro-RO', {maximumFractionDigits: 0}) + " RON";
document.getElementById('resDownPay').innerText = contributionAmount.toLocaleString('ro-RO', {maximumFractionDigits: 0}) + " RON";
document.getElementById('resCreditAmt').innerText = creditAmount.toLocaleString('ro-RO', {maximumFractionDigits: 0}) + " RON";
document.getElementById('resTotalRate').innerText = annualInterestRate.toFixed(2) + "%";
document.getElementById('resFngcimm').innerText = monthlyFngcimmEst.toLocaleString('ro-RO', {maximumFractionDigits: 2}) + " RON";
document.getElementById('resMonthly').innerText = totalMonthlyPayment.toLocaleString('ro-RO', {maximumFractionDigits: 2}) + " RON";
document.getElementById('result').style.display = 'block';
}
Prima Casa Calculator Rate: Understanding Your Monthly Costs
Purchasing a first home is a significant milestone, and in Romania, the "Prima Casă" program (now evolved into Noua Casă) remains one of the most popular financing methods. This specialized calculator is designed to estimate your monthly "rata" (installment) specifically for this government-backed program, factoring in the unique components like the IRCC index, bank margins, and the specific state guarantee fees.
How the "Prima Casă" (Noua Casă) Rate is Calculated
Unlike standard mortgage loans, the Noua Casă program has specific structural requirements defined by law. Understanding these inputs helps in accurately estimating your monthly burden:
Property Value & Currency: While real estate prices are often listed in Euros, the financing is strictly in RON (Romanian Leu). The calculator converts your property value using the current exchange rate.
Self-Contribution (Avans): One of the main advantages of this program is the low initial deposit. For homes up to €70,000, the minimum contribution is just 5%. For homes between €70,001 and €140,000 (New Homes), the contribution rises to 15%.
The IRCC Index: Variable interest rates for these loans are no longer based on ROBOR but on the IRCC (Indicele de Referință pentru Creditele Consumatorilor), which is updated quarterly.
Bank Margin: This is the fixed profit percentage the bank adds on top of the IRCC. By law, for Noua Casă, this is capped (typically around 2.00% depending on the specific bank offer).
The FNGCIMM Commission
A specific cost often overlooked in generic calculators is the fee paid to the National Credit Guarantee Fund for SMEs (FNGCIMM). Since the state guarantees 50% (or 60% in some cases) of the loan, the borrower must pay a guarantee commission. Currently, this is approximately 0.15% per annum calculated on the guaranteed balance. Our calculator estimates this cost and adds it to your monthly total to give a realistic "Prima Casa calculator rate" result.
Eligibility for the Program
To access these specific rates, applicants must generally meet the following criteria:
No prior ownership of a residential property (or ownership of one smaller than 50 sqm).
The purchased property must be structurally sound and free of litigation.
Income requirements: The monthly installment (rata) generally should not exceed 40% of your net monthly income (grad de îndatorare).
Use the estimator above to adjust the IRCC values and property prices to see how market fluctuations might affect your long-term payments. Always consult with a bank officer for an official offer, as insurance costs (PAD and optional home insurance) will also apply.