Updated August 31, 2026
The scenario
Both variants start with BRL 300,000, 360 months and SAC. In the second, BRL 20,000 is applied once in month 60 to reduce term.
How to interpret
Compare effective term and total interest. The gap after month 60 shows the balance removed and future interest no longer charged on it.
BCB reference rate for fixed-rate real-estate financing: 2026-07, median of 3 institutions.
Parameters used
- Financed amount
- R$300,000.00
- Term
- 360 months
- Interest rate
- 14.9797% effective per year
- System
- SAC
- Monthly adjustment
- —
- Extra amortization
- R$20,000.00
Calculated results
| Scenario | Without extra amortization | With BRL 20,000 in month 60 |
|---|---|---|
| First payment | R$4,343.33 | R$4,343.33 |
| Last payment | R$844.29 | R$1,086.76 |
| Total interest | R$633,557.33 | R$482,624.53 |
| Total paid | R$933,557.33 | R$782,624.53 |
| Effective term | 360 months | 274 months |
| Accumulated adjustment | R$0.00 | R$0.00 |
Selected installments
| Payment no. | Payment | Interest | Amortization | Closing balance |
|---|---|---|---|---|
| 1 | R$4,343.33 | R$3,510.00 | R$833.33 | R$299,166.67 |
| 12 | R$4,236.08 | R$3,402.75 | R$833.33 | R$290,000.04 |
| 60 | R$23,768.08 | R$2,934.75 | R$20,833.33 | R$230,000.20 |
| 180 | R$2,269.37 | R$1,194.60 | R$1,074.77 | R$101,027.80 |
| 274 | R$1,086.76 | R$12.57 | R$1,074.19 | R$0.00 |
Limits of this analysis
- The full contribution is processed in month 60 and does not settle earlier charges.
- Excludes fees, contract restrictions and source-of-funds rules.
Sources and review
- Central Bank of Brazil — Citizen Calculator · July 27, 2026