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Bank loan calculator for Singapore
Work out the monthly instalment on a bank home loan, how much interest you pay over the years, and whether the loan clears the MAS limits.
Illustrative estimates · Not a loan offer or financial advice
In short
How much can you borrow for a home in Singapore?
A bank home loan in Singapore can cover up to 75% of the price if it is your first housing loan, the tenure is at most 30 years (25 for an HDB flat) and it ends by age 65, with at least 5% paid in cash.
Your Total Debt Servicing Ratio (TDSR) must stay at or below 55% of gross monthly income, and for an HDB flat or executive condominium (EC) the Mortgage Servicing Ratio (MSR) is capped at 30%. Banks test both at a medium-term rate of at least 4% a year, even when your actual rate is lower.
Mortgage calculator
Work out your monthly instalment
For a bank loan on a condo, landed home, EC or HDB flat. Enter the rate from your own quote, or keep our assumption.
Your bank loan summary will appear here
Fill in the calculator above and hit Calculate my loan. You'll see:
- Monthly instalment and total interest
- Your LTV limit and minimum cash downpayment
- TDSR and MSR at the MAS stress-test rate
- Interest and principal, year by year
Bank loan summary
Illustrative exampleWe can't work out this loan
Adjust the details above and recalculate.
Loan-to-value limit and downpayment
Total Debt Servicing Ratio (TDSR) and Mortgage Servicing Ratio (MSR)
Add your gross monthly income above to check the loan against TDSR (55%) and, for an HDB flat or EC, MSR (30%).
MSR does not apply to private property.
Interest and principal, year by year
Show the year-by-year table
| Year | Interest | Principal | Balance at year end |
|---|
Illustrative estimates, not a loan offer or financial advice. The instalment uses the rate you entered, held fixed for the whole tenure. Real home loans reprice, and banks apply their own credit checks, valuation and income haircuts on top of the MAS rules used here. The LTV limit applies to the price or valuation, whichever is lower. Check the figures with your bank before you sign anything.
Worked example
A S$1,200,000 condo with a S$900,000 bank loan
An illustrative case, computed with the same formula as the calculator. A buyer aged 35 with no other housing loan borrows S$900,000 (75% of the price) over 30 years at an assumed 3.0% a year. They earn S$12,000 a month and repay S$600 a month on a car loan.
| Monthly instalment at 3.0% | S$3,794 |
|---|---|
| Total interest over 30 years | S$465,997 |
| Interest paid in year 1 | S$26,743 |
| Principal repaid in year 1 | S$18,790 |
| LTV limit (first loan, tenure 30 years, ends at 65) | 75%, up to S$900,000 |
| Minimum cash downpayment | S$60,000 |
| Instalment at the 4% stress-test rate | S$4,297 |
| TDSR (stress instalment plus car loan, over income) | 40.8%, within the 55% limit |
| Largest loan within TDSR | S$1,256,767 |
The instalment the bank tests is S$502 a month higher than the one the buyer actually pays, because TDSR uses the 4% floor. Note that most of the early payments go to interest: in year 1, S$26,743 of the S$45,533 paid is interest.
The rules
MAS home loan limits in 2026
What a bank may lend to an individual buyer, as of October 2026.
Loan-to-value (LTV) limits and minimum cash downpayment
| Housing loans you already have | Max LTV | Min cash | Max LTV, longer tenure or past 65 | Min cash |
|---|---|---|---|---|
| None (first housing loan) | 75% | 5% | 55% | 10% |
| One | 45% | 25% | 25% | 25% |
| Two or more | 35% | 25% | 15% | 25% |
The lower limit applies when the tenure is over 30 years (25 for an HDB flat), or the loan runs past age 65. The rest of the downpayment can come from your CPF Ordinary Account (OA) or cash. Source: MAS, Loan Tenure and Loan-to-Value Limits.
Tenure and debt servicing limits
| Rule | HDB flat | EC within MOP | Private property |
|---|---|---|---|
| Maximum loan tenure | 30 years | 35 years | 35 years |
| Longest tenure at the full LTV | 25 years | 30 years | 30 years |
| Mortgage Servicing Ratio (MSR) | 30% | 30% | Not applied |
| Total Debt Servicing Ratio (TDSR) | 55% | 55% | 55% |
| Stress-test interest rate floor | 4% a year, or the thereafter rate if higher | ||
Sources: MAS, Loan Tenure and Loan-to-Value Limits, MAS, MSR and TDSR Rules, MAS, Calculating TDSR for Property Loans.
How the bank loan rules have changed
Rules change, and the date that counts is usually when you sign, apply or earn the income. This calculator uses the rules in force today; upcoming changes are listed so you can see what applies later.
-
In force
Medium-term rate floor raised from 3.5% to 4%
TDSR and MSR are now worked out at the higher of 4% a year or the loan’s thereafter rate (5% for non-residential property).
Applies to: Options to Purchase from 30 Sep 2022 (or, with no OTP, a Sale and Purchase Agreement from that date)
Source: MAS media release, 29 Sep 2022 -
In force
TDSR tightened from 60% to 55%
The TDSR threshold fell by 5 points to 55% of gross monthly income. Loans granted before the date are not affected when refinanced.
Applies to: Options to Purchase from 16 Dec 2021, and equity withdrawal loans applied for from that date
Source: MAS media release, 15 Dec 2021 -
In force
LTV limits cut by 5 points
Bank LTV limits fell from 80% to 75% for a first housing loan, 50% to 45% for a second and 40% to 35% for a third or later (the long-tenure limits from 60%, 30%, 20% to 55%, 25%, 15%). Minimum cash downpayments did not change.
Applies to: Options to Purchase from 6 Jul 2018
Source: MAS media release, 5 Jul 2018 -
In force
MSR of 30% extended to new ECs
The 30% MSR cap was extended to bank loans for executive condominiums bought directly from developers.
Applies to: EC purchases with an Option to Purchase from 10 Dec 2013
Source: MND press release, 9 Dec 2013 (MAS archive) -
Earlier
TDSR introduced at 60%
Banks must count all of a borrower’s monthly debts against gross monthly income, and treat a property loan above a 60% Total Debt Servicing Ratio as imprudent.
Applies to: Property loans from financial institutions from 29 Jun 2013
Source: MAS media release, 29 Jun 2013 -
Earlier
TDSR tested at a 3.5% medium-term rate
The new loan is tested at the higher of a 3.5% medium-term rate or the market rate when working out TDSR and MSR (4.5% for non-residential property).
Applies to: Property loans from financial institutions from 29 Jun 2013
Source: MAS media release, 29 Jun 2013 -
In force
MSR capped at 30% for bank loans on HDB flats
MAS capped the Mortgage Servicing Ratio for housing loans from banks and other financial institutions at 30% of gross monthly income. HDB loans were capped separately (40% cut to 35%).
Applies to: Bank housing loans for HDB flats from 12 Jan 2013
Source: MAS media release, 12 Jan 2013 -
Earlier
LTV cut for second and later housing loans
With one outstanding housing loan the LTV limit fell from 60% to 50%, and with two or more from 60% to 40% (30% and 20% for long tenures or loans past 65). Minimum cash for a second or later loan rose from 10% to 25%. A first loan stayed at 80% (60%).
Applies to: Housing loans from financial institutions from 12 Jan 2013
Source: MAS media release, 12 Jan 2013
How the calculator works
The monthly instalment is the standard formula for a loan repaid in equal monthly amounts: the loan times the monthly rate times (1 + monthly rate) to the power of the number of months, divided by that same power minus 1. Total interest is every instalment added up, minus the loan.
Early on, most of each instalment is interest, because interest is charged on a large balance. As the balance falls, more of the same instalment pays down the principal. The chart shows that shift year by year.
TDSR and MSR are checked at the higher of the 4% floor and the rate you entered, the way banks do. The largest loan within each ratio is the loan whose stress-tested instalment uses up exactly what is left of the limit after your other debts.
Bank loan or HDB loan?
This calculator is for bank loans. If you are buying an HDB flat and qualify for an HDB concessionary loan, use our HDB loan calculator instead. HDB loans follow HDB's own LTV, tenure and income rules.
Bank rates move with the market, so the instalment you pay can change when your package reprices. Try a few rates to see how much a 0.5-point rise would add each month.
Remember the costs the loan does not cover: Buyer's Stamp Duty (BSD), any Additional Buyer's Stamp Duty (ABSD), legal fees and valuation.
Not modelled: if you guarantee someone else's property loan, MAS counts at least 20% of that loan's monthly debt obligation towards your own TDSR and MSR. Add it to your other debts if it applies.
Good to know
Home loan questions, answered
What is the maximum loan-to-value (LTV) for a bank home loan in Singapore?
75% for your first housing loan, 45% for a second and 35% for a third or more. Each limit drops by 20 points (to 55%, 25% and 15%) if the tenure is over 30 years (25 for an HDB flat) or the loan runs past age 65.
What is the TDSR limit for a home loan in Singapore?
55% of your gross monthly income. The Total Debt Servicing Ratio counts every monthly debt repayment, including the new home loan, car loans, student loans, renovation loans and credit card debt.
Source: MAS, MSR and TDSR Rules
Does the MSR apply to private property?
No. The 30% Mortgage Servicing Ratio applies only to loans for an HDB flat, or an executive condominium whose minimum occupation period has not ended. It counts all your property loans, while private property is checked against TDSR only.
Source: MAS, MSR and TDSR Rules
What interest rate do banks use for the TDSR stress test?
The higher of 4% a year or the loan's thereafter rate, for residential property bought with an Option to Purchase granted on or after 30 September 2022. That is why a loan can fail TDSR even when its actual rate is lower.
What is the longest home loan tenure allowed in Singapore?
30 years for an HDB flat and 35 years for other property, such as a condominium, landed home or EC. A tenure past 25 years (HDB) or 30 years (others) is allowed, but lowers the LTV limit.
Sources
Figures as of October 2026. Last updated: October 2026.
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