Long-term mortgages up to 50 years

Providers, surcharges, and limits

Several banks now permit long terms subject to age, property, and underwriting limits: au Jibun Bank states 1–50 years and Sumishin SBI Net Bank publishes up to 50 years for new borrowing. Terms beyond 35 years often carry a surcharge — au Jibun Bank adds 0.10 point beyond 35 years, and PayPay Bank’s long-term surcharge for terms over 35 years rises for executions from September 1, 2026, with a final repayment before age 80. Age limits mean the loan must be repaid before a set age, which constrains how long an older borrower can stretch the term.

The total-cost trade-off

A 40- or 50-year term lowers the monthly payment, which can make a purchase feel affordable, but the extra decades of interest are a large real cost, and equity builds much more slowly. Use a long term for genuine cash-flow flexibility, not to stretch into a more expensive home than you can afford — a mortgage extending materially beyond your expected working income is a warning sign. If you can comfortably afford a 35-year payment, that usually minimizes total interest; choose 40 or 50 years deliberately and consider prepaying later.

Key points to carry away: au Jibun Bank states 1–50 years; Sumishin SBI Net Bank publishes up to 50 years for new borrowing; Terms beyond 35 years often carry a rate surcharge (au Jibun +0.10 point); Age limits apply — the loan usually must end before a set age such as 80; The lower monthly payment trades against much higher total interest. Use the linked guides and calculators for the full decision, and confirm anything material with the lender, a licensed broker, a judicial scrivener, or a tax accountant before you act.