Singapore’s housing loan market, regulated by the Monetary Authority of Singapore (MAS), requires a nuanced understanding from prospective homeowners. This guide focuses on loan tenure, loan-to-value (LTV) limits, the calculation of income-weighted average age for joint borrowers, the requirement for borrowers to be mortgagors, and the impact of a property’s remaining lease on loan eligibility.

Understanding Loan Tenure

Loan tenure refers to the period over which you repay your housing loan. In Singapore, the maximum tenure is typically 30 years, but this can vary based on the borrower’s age and property type.

Detailed Look at Loan-to-Value (LTV) Limits

The LTV limit determines the maximum loan amount relative to the property’s value. The Total Debt Servicing Ratio (TDSR) also influences the loan amount, ensuring your monthly debt obligations, including the housing loan, are manageable.

Standard LTV Limits, Down Payment Requirements, and Minimum Cash Down Payment

Housing Loan
Maximum LTV Limit
Minimum Down Payment
Minimum Cash Down Payment
First Loan
5% of the property value
The rest can be paid using CPF savings or a combination.
Second Loan
25% of the property value
Higher cash requirement due to additional loan.
Third and Subsequent Loans
25% of the property value
Reflects a conservative approach due to multiple loans.

LTV Limits for Extended Loan Tenure or Age

Housing Loan
Maximum LTV Limit if Tenure Exceeds 30 Years or Extends Past Age 65
Minimum Down Payment
Minimum Cash Down Payment
First Loan
10% of the property value
Applicable for extended tenures or older borrowers.
Second Loan
25% of the property value
Reduced LTV due to increased risk.
Third and Subsequent Loans
25% of the property value
Most conservative approach for multiple loans and extended tenure or age factors.

Age Calculation for Joint Borrowers

For joint borrowers, the age used to determine the loan tenure is the income-weighted average age of all borrowers. This method considers both the ages and the gross income proportions of each borrower.

Formula for Income-Weighted Average Age:

Income-Weighted Average Age=(Annual Income of Borrower 1Total Annual Income of All Borrowers×Age of Borrower 1)+(Annual Income of Borrower 2Total Annual Income of All Borrowers×Age of Borrower 2)+

Example Calculation:

Suppose two borrowers, A (age 30 with an annual income of SGD 60,000) and B (age 40 with an annual income of SGD 40,000), apply for a loan together. The income-weighted average age is calculated as follows:

  • Total Annual Income = SGD 60,000 (Borrower A) + SGD 40,000 (Borrower B) = SGD 100,000
  • Borrower A’s Age Weight: (60,000 / 100,000) * 30 = 18
  • Borrower B’s Age Weight: (40,000 / 100,000) * 40 = 16
  • Income-Weighted Average Age: 18 + 16 = 34

Thus, the loan tenure will be calculated based on an income-weighted average age of 34 years.

Tips for Prospective Home Buyers

  1. Evaluate Financial Health and TDSR: Consider your financial situation and the impact of TDSR on your loan amount.
  2. Plan for Down Payment: Save accordingly, considering the LTV limits and the minimum cash requirement.
  3. Consider Age and Loan Tenure: Understand how the income-weighted average age in joint applications impacts loan tenure and LTV limits.
  4. Assess Property Lease Duration: Ensure the remaining property lease aligns with your loan needs.
  5. Understand the Borrower-Mortgagor Relationship: Be aware that borrowers must also be mortgagors, underscoring the importance of having an ownership interest in the property.

Consultation and Further Information

While this guide provides a comprehensive overview, individual circumstances can vary greatly. Therefore, consulting with qualified real estate consultants or bankers who can offer personalized advice based on your specific financial situation and property goals is highly recommended. They can provide insights and strategies that are tailored to your unique needs.

Additionally, visiting the Monetary Authority of Singapore’s official website is advisable for the most current and detailed regulatory information. The MAS website offers a wealth of information and resources that can further aid in understanding the nuances of housing loans in Singapore.


In conclusion, while securing a housing loan in Singapore may seem daunting, being equipped with the right knowledge and resources can make it a manageable and rewarding process. Remember, every step taken towards understanding these regulations is a step towards making informed and confident property decisions. Don’t hesitate to seek professional advice and utilize available resources to navigate this journey successfully.

Frequently Asked Questions (FAQs)

  1. What is a housing loan, and how does it work?

A housing loan is a loan you take from a bank or financial institution to help you finance the purchase of a property. The loan is typically repaid over 25 to 30 years, with monthly instalments that cover both the principal amount of the loan and the interest accrued on the outstanding balance.

  1. What is LTV, and how does it affect my housing loan?

LTV stands for Loan-to-Value ratio. It is a percentage representing the maximum amount of money that a bank or financial institution will lend you relative to the appraised value of the property you purchase. For example, if the LTV is 80%, you can borrow up to 80% of the property’s value, and you will need to make a down payment of 20%.

  1. What are the different types of housing loans available in Singapore?

Two main housing loan types are available in Singapore: HDB loans and bank loans. HDB loans are offered by the Housing and Development Board (HDB) to eligible Singapore citizens and Permanent Residents (PRs) to purchase HDB flats. Bank loans are offered by commercial banks to all eligible individuals, including foreigners, for the purchase of both HDB flats and private properties.

  1. What are the eligibility criteria for housing loans in Singapore?

The eligibility criteria for housing loans in Singapore vary depending on the type of loan and the lender. However, some general requirements include:

  • Being at least 21 years old
  • Having a good credit score
  • Meeting the minimum income requirements
  • Having a valid CPF account (for HDB loans)
  1. What are the interest rates for housing loans in Singapore?

Interest rates for housing loans in Singapore are typically based on the prevailing Singapore Interbank Offer Rate (SOR). The SOR is a benchmark interest rate the Association of Banks in Singapore (ABS) set. The actual interest rate you will be offered will depend on your credit score, the type of loan, and the lender. You may check out the best mortgage rates here.

  1. How much can I borrow for a housing loan in Singapore?

The maximum amount you can borrow for a housing loan in Singapore is determined by the LTV ratio and your Total Debt Servicing Ratio (TDSR). The TDSR measures your ability to repay your debts and should not exceed 55% of your gross monthly income.

  1. What are the fees associated with housing loans in Singapore?

Several fees are associated with housing loans in Singapore, including application fees, valuation fees, legal fees, and stamp duty. The total cost of these fees can vary depending on the lender and the type of loan.

  1. How can I apply for a housing loan in Singapore?

You can apply for a housing loan in Singapore by contacting a bank or financial institution directly. You must provide them with your personal information, financial documents, and property appraisal report. The lender will then assess your application and determine whether to approve your loan. For a fuss-free one-stop loan application, you may contact us here. Best rates guaranteed.

  1. What are the risks of a housing loan in Singapore?

The main risk of taking out a housing loan in Singapore is the risk of default. If you cannot repay your monthly instalments, the lender could foreclose on your property, and you could lose your home. Other risks include interest rate fluctuations and changes in government policies.

  1. What are some tips for getting a good deal on a housing loan in Singapore?

Here are some tips for getting a good deal on a housing loan in Singapore:

  • Shop around and compare rates from different lenders. Tip: We have consolidated the best rates in the market, and you can check it out here.
  • Improve your credit score.
  • Make a larger down payment.
  • Choose a shorter loan tenure.
  • Consider refinancing your loan if interest rates fall.
  1. Can I use my CPF for my housing loan?

You can use your CPF Ordinary Account (OA) savings to repay your housing loan.

  1. What are the penalties for prepaying my housing loan?

Some lenders charge penalties for prepaying your housing loan. These penalties are typically a percentage of the outstanding loan balance and are designed to compensate the lender for lost interest income. If you are considering prepaying your loan, check with your lender about the prepayment penalties to avoid surprises.