Latest Singapore Home Loan Rates & Repayment Calculator
Every published fixed and SORA-pegged package from nine banks, for HDB, private, BUC, commercial and industrial property. Pick one, and the calculator gives you the instalment, the total interest, your LTV and your TDSR position. No sign-up.
Rates updated · direct from the PropNex Investment Suite panel
The lowest published home loan rate in Singapore is 1.32% p.a. as at 22 August 2026 — a 3-month SORA package at a 0.20% spread, for private property and for units still under construction. Fixed starts at 1.40%. An HDB flat starts at 1.34% floating, 1.45% fixed. Commercial starts at 1.95%.
HDB · Floating
1.34%
HSBC · 1M SORA + 0.20%
HDB · Fixed
1.45%
HSBC · years 1–2
Private · Floating
1.32%
Maybank · 3M SORA + 0.20%
Private · Fixed
1.40%
HSBC · years 1–2
BUC · Floating
1.32%
HSBC / OCBC · 3M SORA + 0.20%
Commercial · Fixed
1.95%
DBS · years 1–2
Compare every package
Singapore bank mortgage rates, 22 August 2026
Nine lenders, five property classes. Tap a column heading to sort. The cheapest row in each view is highlighted. Every rate here is what the bank publishes to the panel — the rate you are actually offered depends on your loan size, your profile and what the bank is chasing that month.
Source: PropNex Investment Suite bank panel, generated 22 Aug 2026 · 0 packages shown · the panel prints years 1 and 2 only, so the thereafter rate, lock-in period, minimum loan and any legal subsidy are marked “not published” rather than guessed at
| Beyond year 2 | Run the numbers |
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About these rates — please read before you plan around them
This table reproduces the PropNex Investment Suite bank panel dated 22 August 2026. Bank pricing moves without notice, sometimes twice in a week, and packages are withdrawn once a tranche fills. A rate shown here may already be gone by the time you read it.
Lock-in period, minimum loan size, legal subsidy and cash rebate are not on the panel sheet, so this page does not guess at them. They vary by bank, by loan size and by month, and they change the real cost of a package more than a 0.03% difference in headline rate ever will.
Nothing here is a loan offer, an approval, or financial advice. PropNex Realty Pte Ltd and its salespersons accept no responsibility for errors, omissions, or for any result obtained from using this information. Always confirm the current rate, the lock-in and the full terms with Viona before you commit to anything — she checks the panel with the bankers directly, the same day.
Three steps · live result
Work out what the package actually costs you
The result panel updates as you type, so you never have to finish the form to see a number. Move between steps whenever you like — nothing is gated.
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Loan amount
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Total interest
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Published rates are the ceiling, not the floor. Bankers hold back sharper pricing for volume brokers.
Send these numbers to Viona on WhatsAppFor reference only — please confirm the figures with Viona
This calculator is for reference purposes only, and it may contain inaccuracies. Rules are revised, banks read them differently from one another, and no tool can see your full financial position. Nothing shown here is a quote, a commitment or an approval.
A real assessment turns on things this page cannot know: how your bank treats variable, rental or self-employed income, your credit bureau record, the valuation the bank puts on the property (which may come in below the price you agreed), its remaining lease, guarantees you have signed for someone else, and each lender’s own credit policy layered on top of the MAS rules.
Joint borrowers, an age gap between applicants, foreign-currency income, a decoupling or a trust structure will all move the answer, sometimes by a wide margin. Treat every figure here as a starting point for a conversation.
For a detailed and accurate calculation, contact Viona. She will run your actual profile against the live bank panel and come back with what the bankers will genuinely approve, along with the lock-in, the thereafter spread and any subsidy. There is no charge for that.
Where your money actually goes
Your repayment schedule, year by year
Year one is almost all interest on a 30-year loan. That flips slowly. The table below shows the first five years and then every fifth year, so you can see the crossover point without scrolling through 360 rows.
Send me the full month-by-month schedule
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Your schedule and today’s live rate are on the way to your WhatsApp.
Prefer to talk now? WhatsApp VionaThe only decision that matters this year
Fixed or SORA-pegged in 2026?
Floating starts at 1.32%, fixed at 1.40%. That 0.08% gap is about $34 a month on a $900,000 loan. Floating wins today and resets every quarter. Fixed holds for two years. Take floating if a 1% rise would not hurt you, fixed if the certainty is worth $34.
Two years ago this was a much easier question, because fixed rates sat a full percentage point below anything floating and everybody took the fixed. That gap has closed. With 3-month SORA at 1.12%, banks are pricing private floating packages at spreads of 0.20% to 0.30%, and the sharpest fixed package on the panel is 1.40%. On a $900,000 loan over 30 years, the difference between 1.32% and 1.40% is roughly $34 a month. That adds up over thirty years, though it is rarely what makes or breaks a purchase.
What decides it is what you think SORA does next. SORA tracks the overnight interbank rate, which follows the US Fed with a lag and a currency-policy filter of its own. It was above 3.5% in 2023 and it is at 1.12% now. Nobody on the panel will tell you where it goes in 2027, and anyone who does is guessing with confidence.
So the honest framing is a tolerance question, not a forecast question. Put your loan into the calculator above at 1.32%. Then put it in again at 2.32%, a full point higher. If the second number still fits your month comfortably, floating is cheaper and you can ride it. If the second number makes you wince, pay the $34 and sleep.
Rate today, private property
What moves your instalment
Transparency
Who it suits
On today’s numbers I lean floating for most buyers, because a 0.20% spread is historically cheap and it is the spread, not SORA, that you are locked into for the life of the loan. Stretch buyers should still take the fixed.
New launch buyers
BUC progressive payment, and why your first year is so cheap
You pay 5% on booking and 15% on the S&P. The loan then draws in stages as the site hits foundation, framework, walls, roofing, wiring and car park, and you service interest only on what has been drawn. Full principal and interest starts after the last 15% at CSC.
A buyer who signs for a $2.4 million new launch does not start paying $8,000 a month. In the first year they often pay under $500, because the bank has only released a fraction of the loan and interest accrues on that fraction alone. This catches people out in both directions: some underestimate how affordable the early years are, and some are blindsided when the payment triples between TOP and CSC.
The standard Singapore progressive schedule under the Housing Developers Rules runs like this. Set the property type to BUC in the calculator above and it builds this table with your actual numbers.
| Stage | % of price | Paid from |
|---|---|---|
| Option to Purchase (booking fee) | 5% | Cash only |
| Signing the S&P, within 8 weeks | 15% | Cash or CPF |
| Completion of foundation work | 10% | Your last 5%, then the loan starts |
| Reinforced concrete framework | 10% | Loan |
| Partition walls | 5% | Loan |
| Roofing and ceiling | 5% | Loan |
| Door and window frames, wiring, plastering | 5% | Loan |
| Car park, roads and drains | 5% | Loan |
| Temporary Occupation Permit (TOP) — keys | 25% | Loan |
| Certificate of Statutory Completion (CSC) | 15% | Loan |
| Total | 100% | — |
Three things that surprise BUC buyers
The 5% booking fee is cash, full stop. CPF cannot touch it. On a $2.4 million unit that is $120,000 in the bank before anything else happens.
Interest servicing is not the same as an interest-only loan. Most banks let you service interest only during construction, which is why the early payments are small, but nothing is being repaid. Your principal on the day of CSC is the full loan.
The jump at CSC is real. Interest-only on a partially drawn loan might be $1,200 a month in year three. Full principal and interest on the whole loan is several times that. Work out that figure while you can still plan around it.
One more thing worth flagging: floating is the norm for BUC and there is a reason for it. A fixed rate on a loan that has not fully drawn is fixing a price on money you have not borrowed yet, and most banks either will not offer it or price it unattractively. That is why the BUC tab above shows SORA packages only.
Already own it
Refinancing or repricing: which one costs you less
Repricing stays with your current bank, costs about $800 in conversion fees and takes a month. Refinancing moves to a new bank, takes three months and costs $2,500 to $3,000 in legal fees, often subsidised above $500,000. Refinance when the rate gap clears the switching cost inside a year.
If you took a loan in 2023 or 2024 you are very likely paying something in the region of 3% to 3.8%. The panel is at 1.32% to 1.45%. On an $800,000 balance with 25 years to run, moving from 3.4% to 1.40% takes the monthly from about $3,960 to about $3,160. That is just over $9,600 a year, and it is the single largest saving available to most homeowners without selling anything.
The trap is timing. Break a lock-in early and the penalty is typically 1.5% of the outstanding loan, so $12,000 on that same $800,000, plus clawback of whatever legal subsidy the old bank gave you. That wipes out more than a year of savings. Refinancing paperwork also takes about three months, and most banks want a three-month notice period, so the right time to start is roughly four to six months ahead of your lock-in expiry.
When repricing is the better call
Repricing is faster, cheaper up front, and needs no new legal work or valuation. It suits you when your bank's own new-package rate is within about 0.15% of the market's best, when your loan is under $400,000 so legal subsidies do not apply, or when you simply do not want to redo the paperwork. The downside is that you are negotiating against one bank with no alternative in hand, and they know it.
When refinancing wins
Refinancing wins on larger loans where a 0.3% gap is real money and legal fees get subsidised anyway. It also wins when you want to change the loan structure rather than just the rate: shorten the tenure, cash out on equity, or move from a board rate onto something you can actually verify against a published benchmark.
Set the calculator above to Refinancing and it compares your current instalment against every package on the panel, and tells you how many months of savings it takes to pay off the switching cost.
Banks review panel pricing weekly and pull tranches once they fill. If your lock-in ends before March 2027, this is the window where planning it early actually pays.
The rules the calculator applies
LTV, TDSR, MSR and the stress rate, in plain terms
Four rules cap your loan. LTV caps it against the property price. TDSR caps total debt at 55% of income. MSR caps HDB mortgage payments at 30%. The stress rate, 4% for homes and 5% for commercial, is the rate the bank must test you at even though you pay far less.
Loan-to-Value: how much of the price the bank will lend
On your first housing loan the ceiling is 75% of price or valuation, whichever is lower. That drops to 55% if the tenure runs past 25 years on an HDB flat or 30 years on private property, or if the loan runs past your 65th birthday. A second outstanding housing loan takes you to 45%, or 25% under the same conditions. A third takes you to 35%, or 15%.
The minimum cash portion moves with it. At 75% LTV you need at least 5% of price in cash, with the remaining 20% payable from CPF OA. At 55% LTV the cash minimum rises to 10% and the CPF portion to 35%. On a second loan it is 25% cash against 30% CPF, or 50% CPF at the reduced tier; on a third, 25% cash against 40% or 60%. Buying through a company rather than in your own name collapses the whole thing: a non-individual borrower is capped at 15% LTV, so 85% is equity. Commercial and industrial have no MAS LTV rule at all; banks set their own, usually 70% to 80%, and CPF cannot be used for either, so the whole downpayment is cash.
TDSR 55%: all your debt, not just the mortgage
Every monthly debt repayment you have, added to the new mortgage, cannot exceed 55% of your gross monthly income. Car loans, renovation loans, student loans, credit-card minimums, and any guarantee you have signed all count. Variable income takes a 30% haircut before it enters the calculation, so a $3,000 bonus stream counts as $2,100.
MSR 30%: HDB and new EC only
On top of TDSR, an HDB flat or a new executive condo caps the mortgage payment alone at 30% of gross income. This is almost always the binding rule for HDB buyers, which is why clearing a car loan sometimes moves your budget less than people expect: it helps your TDSR and does nothing at all for your MSR.
Note that being under construction has nothing to do with it. What triggers MSR is the property being an HDB flat or an EC, so a private new launch is assessed on TDSR alone however far off completion it is.
An EC sits awkwardly between the two rulebooks. Because it is not an HDB flat, its LTV cliff falls at 30 years, in line with private property. Yet it still carries MSR at 30%, which is otherwise an HDB rule. Buyers who assume it follows one rulebook cleanly tend to get the tenure wrong.
MSR does not end at the five-year MOP, which is the usual misconception. It runs until the EC is fully privatised at 10 years from TOP, which gives three distinct stages:
- New, from the developer: MSR 30% applies, $16,000 household income ceiling ($18,000 on parcels whose tenders close from 24 Aug 2026, none launching before 2028), citizenship conditions, and progressive payment while it is built.
- Resale, 5 to 10 years from TOP: MSR 30% still applies. No income ceiling, and PRs may buy. Paid in full on completion, so no progressive schedule.
- Fully privatised, 10+ years from TOP: MSR falls away entirely and it is financed exactly like any private condo — pick “Private condo or landed” above for these.
The stress rate: why the bank quotes 1.4% and approves at 4%
Since September 2022, MAS requires banks to assess residential loans at a floor of 4% per annum, and non-residential at 5%, regardless of what the package actually charges. HDB tests its own concessionary loans at 3%. So the instalment you will pay and the loan size you will be approved for are computed at two completely different rates. A package at 1.32% feels cheap; your eligibility is still being measured at 4%.
This is the single most common surprise in the whole process. Someone runs the numbers at 1.4%, concludes they can afford $2.2 million, then gets an In-Principle Approval for $1.6 million. The calculator above shows you both figures side by side, so there is no surprise at the IPA stage.
Asked often enough to write down
Home loan questions, answered straight
As at 22 August 2026 the lowest published floating rate is 1.32% p.a. — 3M SORA plus 0.20% — for private property and for BUC. The lowest published fixed rate is 1.40% p.a. on private property. For HDB flats it is 1.34% floating and 1.45% fixed. Banker-direct rates are frequently lower than the published sheet.
Treat the table above as the ceiling. Bankers hold sharper pricing for volume introducers and for larger quantums, and it never reaches a published sheet. Rates also move between sheets, sometimes twice in a week. Message me before you commit and I will confirm the live number with the banker the same day.
With 3M SORA at 1.12%, floating packages start at 1.32% and fixed at 1.40%. Floating is cheaper today but resets every quarter. Fixed costs about 0.08% more and holds for two years. Take floating if you can absorb a rise of 1% or so, fixed if a stable instalment matters more than the last few dollars.
One detail that decides more than the headline: on a floating package the spread is fixed for the life of the loan and only the SORA half moves. A 0.20% spread is historically cheap, and you keep it long after this year’s SORA level is forgotten.
3-month compounded SORA is 1.12% and 1-month compounded SORA is 1.14%, both as at 22 August 2026. MAS publishes SORA every business day, but your instalment only moves on the bank’s reset date — monthly or quarterly, depending on the package.
That reset frequency is why a 1M package feels twitchier than a 3M one: it repriced twelve times last year while the 3M repriced four. Neither is riskier over a full cycle. The 1M simply hands you the change sooner, in both directions.
Up to 75% of the price on a first housing loan, provided the tenure is 25 years or less on an HDB flat, 30 years or less on private property, and the loan does not run past age 65. Cross any of those and it falls to 55%, with the minimum cash portion doubling to 10%. A second outstanding loan drops you to 45% or 25%, a third to 35% or 15%, both at 25% cash.
The catch is the assessment rate. Your instalment is quoted at 1.32%, but eligibility is tested at a 4% floor, so the loan you are approved for is far smaller than the one your monthly budget suggests. Put your income into step 2 above and the panel shows both numbers side by side.
You pay 5% on booking and 15% on signing the S&P from cash or CPF. The loan then draws down in stages as the site hits foundation, framework, walls, roofing, wiring and car park. You service interest only on what has been drawn, so the payment starts small and climbs. Full principal and interest begins after the final 15% at CSC.
The 5% booking fee is cash only — CPF cannot touch it. And nothing is repaid during construction, so your principal on the day of CSC is still the full loan. Set the calculator to BUC and it builds the whole stage table with your figures.
Usually 1.5% of the outstanding loan, so roughly $12,000 on an $800,000 balance. On top of that, any legal subsidy is clawed back if you leave within two to three years, typically $1,800 to $3,000. Both are waived once you are past the lock-in, which is why timing the switch matters more than the rate gap.
Many packages also charge a partial-prepayment penalty, so paying down a lump sum during the lock-in can cost you as well. Ask your bank for both figures in writing before you put any lump sum down.
Repricing stays with your current bank, costs a conversion fee of around $800 and takes about a month. Refinancing moves to a new bank, takes roughly three months and costs $2,500 to $3,000 in legal fees, often subsidised on loans above $500,000. Refinance when the rate gap clears the switching cost inside a year.
Give yourself four to six months ahead of your lock-in expiry. Most banks want three months’ notice, and the paperwork takes about as long again. Set the calculator to Refinancing and it works out your break-even in months.
Yes. Commercial fixed rates start at 1.95% and industrial at 2.68% as at 22 August 2026. LTV is bank policy rather than an MAS rule, usually 70% to 80%. CPF cannot be used, so the downpayment is all cash, and TDSR is assessed at a 5% floor rate instead of the 4% used for homes.
GST is the one people forget. If the seller is GST-registered, 9% is payable on a commercial purchase and it is not financeable. On a $3 million shophouse that is $270,000 in cash you had not budgeted for.
Because the panel sheet does not publish it, and I would rather leave a gap than invent a number you might plan around. The same goes for lock-in period, minimum loan size and legal subsidy.
In practice thereafter spreads land around SORA + 0.80% to SORA + 1.00%, which is 1.92% to 2.12% at today’s SORA. The calculator defaults to 2.12% so your total-interest figure is not artificially flattering. Ask me and I will get the exact thereafter spread on the specific package before you sign.
You can move from an HDB concessionary loan to a bank loan at any time. You cannot move back. That is a one-way door, and it is worth pausing on.
The HDB concessionary loan is 2.6% and has not moved in decades. Its LTV was cut to 75% in August 2024, so it no longer out-lends a bank — if you see 80%, 85% or 90% quoted anywhere, that page is out of date. Its tenure caps at 25 years, or age 65, or the remaining lease minus 20 years, whichever bites first. A bank loan on the same flat runs to 30 years — that is the practical difference in the two options an HDB resale buyer chooses between. The catch is that a bank loan only holds 75% LTV for the first 25 of those years; stretch to 26 or more and it falls to 55%. Bank packages at 1.34% are cheaper today by a wide margin — about $250 a month on a $400,000 flat loan. But HDB will not take you back if rates climb to 4% in 2029, and HDB is far more forgiving than a bank if you hit trouble with repayments. For most flat owners with stable income the switch makes sense. For anyone with uncertain income, the safety net is worth paying for.
The rate on this page is public. The one I can get you usually is not.
Every package above is what the banks publish to the broker panel. What does not get published is the extra shading a banker will do for a loan they want — a few basis points off the spread, a fatter legal subsidy, a waived valuation fee, a shorter lock-in. It is not a trick; it is simply how mortgage pricing works, and it only surfaces when someone asks on your behalf.
Send me your loan amount and property type. I will come back with the actual number from the banker, the lock-in, the subsidy and the thereafter spread, on one page. If the published rate is genuinely the best available, I will tell you that too.
While you are working the numbers
Mortgage Affordability
Start from your income instead of the price. TDSR 55%, MSR 30%, the 4% stress rate, and what the bank will really lend.
Buyer’s Stamp Duty
The duty every buyer pays, tiered 1% to 6%. Due 14 days after the option is exercised.
ABSD Calculator
0% to 65% by residency and property count. The number that decides whether a second property works at all.