BIESS Mortgage
BIESS mortgage limits in Ecuador are set in unified basic salaries, not dollars. Work out your loan, your payment and whether you qualify for preferential terms.
BIESS simulator
BIESS lends against the commercial appraisal, not the asking price.
BIESS finances between 80% and 95% of the appraisal, depending on your profile.
Editable reference rate: BIESS sets the rate by product and term. Confirm the current one before deciding.
- ✓ Appraisal up to 228.42 SBU ($110,098)
- ✓ Household income up to 6.34 SBU ($3,056)
Dollar amounts use an SBU of $482 in force in 2026, set by Acuerdo Ministerial MDT-2025-195. The SBU is revised each January.
Preferential housing caps
| Limit | In SBU | In 2026 dollars |
|---|---|---|
| Commercial appraisal of the home | 228.42 SBU | $110,098 |
| Monthly household income | 6.34 SBU | $3,056 |
The SBU multiples are those published by BIESS. Dollar figures are computed at the current SBU rather than copied from news coverage.
Indicative calculation. BIESS runs its own pre-qualification and appraisal; the final amounts and rate are set by the institution.
About the BIESS mortgage
BIESS is the bank of Ecuador’s social security institute and the country’s largest mortgage originator. It finances 80% to 95% of the commercial appraisal, over a maximum term of 25 years.
The caps are in SBU, not dollars. Ecuador is dollarised, but the vivienda preferencial limits are multiples of the unified basic salary, so they rise every January when the SBU does. This page stores the multiple and the SBU separately and computes the dollar figure.
Preferential terms require meeting two caps at once: the home’s commercial appraisal and household income.
BIESS lends against the commercial appraisal, not the asking price. If the appraisal comes in below the price, you cover that gap on top of the down payment.
Preferential housing conditions
- A single home, new or previously owned.
- A home with more than one bedroom.
- Commercial appraisal up to 228.42 SBU.
- Household income up to 6.34 SBU.
- A commercial unit is allowed if it does not exceed 33% of total built area.
- Multifamily buildings of up to 4 units are eligible.
Conditions published by BIESS for completed housing. Pre-qualification is automatic and fully online.
Frequently asked questions
How much does BIESS finance?
Between 80% and 95% of the commercial appraisal, depending on your profile. You provide the rest as a down payment.
What is the maximum term?
25 years. Coverage quoting 30 years does not apply to this product.
Why are the caps in SBU rather than dollars?
Because BIESS defines them as multiples of the unified basic salary. Ecuador uses the dollar, but the caps still rise each January with the SBU, so any fixed dollar figure goes stale.
What if the appraisal is lower than the price?
BIESS lends against the commercial appraisal. If it comes in below the price, you cover that difference on top of the down payment.
Can I buy a previously owned home?
Yes. The completed-housing line covers houses and apartments, new or previously owned.
More tools in Ecuador
Official sources
Conditions come from BIESS; the unified basic salary from the Ministry of Labour.
Conditions verified on 1 August 2026. SBU 2026: USD 482, Acuerdo Ministerial MDT-2025-195.