Singapore Home Loans FAQ: 10 Common Questions Answered

1. What’s the difference between an HDB loan and a bank loan?

HDB loans are offered by the Housing & Development Board for HDB flat purchases. The interest rate is stable (pegged at CPF OA rate +0.1%, currently 2.6%) and downpayment is 20-25% (all can be CPF). HDB loans have an income ceiling (currently $14,000 for families) and only available for HDB flats (not private property). Bank loans are offered by commercial banks for both HDB flats and private properties. Rates are variable or fixed and usually lower than 2.6% in recent years (though they fluctuate). Bank loans require at least 5% of the purchase price in cash for downpayment (and overall 25% downpayment like HDB loan). Bank loans also have stricter credit assessments (TDSR/MSR) but generally allow higher loan amounts if you meet criteria. One big difference: HDB loans have no early repayment penalty, while bank loans often have lock-in periods where a penalty applies if you refinance or pay off early. In summary, HDB loans offer stability and flexibility (and sometimes a higher LTV), whereas bank loans can offer cost savings if interest rates are low. Many first-time HDB buyers start with HDB loan for ease, then refinance to a bank loan later if bank rates become much cheaper.

2. How much can I borrow for my home purchase?

The amount you can borrow depends on several factors: (a) The Loan-to-Value (LTV) limit – for your first housing loan, up to 75% of the property value is the max (80% in some cases for HDB loan until recent changes; as of 2024 HDB loan also 75%). (b) Your income and debts – under TDSR rules, the monthly loan payment can’t exceed what fits into the 55% debt ratio (and MSR 30% if applicable). (c) The loan tenure and your age – loans above certain tenures or that extend past age 65/70 face tighter LTV limits. As a quick gauge, if you have no other debts, you might roughly borrow around 5 times your annual income (very rough estimate) – but it varies. For example, if you earn $5k/month ($60k/year), you might qualify for around a $300k to $350k loan, depending on tenure and interest assumptions. The best way to find out is to use an affordability or loan calculator (try Cashew’s Affordability Calculator) or get a bank/mortgage broker to do an assessment. They’ll factor in all the rules and give you a number. Remember, you also need the downpayment; borrowing max 75% means you fund the other 25%.

3. What is an IPA/AIP (In-Principle Approval) and do I need one?

An In-Principle Approval (IPA), also called Approval in Principle (AIP), is a pre-approval from a bank for a home loan. It’s not a guarantee, but it’s a written estimate of how much they’re willing to lend you based on a preliminary review of your income, credit, and finances. Getting an IPA is highly recommended before you start house hunting (especially for private property). It ensures you know your budget and sellers/agents take you seriously. To get one, you usually submit your income documents (payslips, CPF contribution history, etc.) and the bank checks your credit rating. The IPA usually lasts 30 to 90 days. For HDB buyers using an HDB loan, the equivalent is obtaining the HDB HFE letter. While not mandatory to have an IPA/AIP to view properties, not having it is risky – you might pay an option fee only to find you can’t get the loan amount you hoped. Plus, having an IPA in hand can sometimes give you an edge in negotiations. Through Cashew, you can easily apply for an IPA and even get multiple from different banks to compare rates, all with one set of documents.

4. Can I use my CPF savings to pay for the house and the loan?

Yes, CPF Ordinary Account (OA) savings are commonly used for housing. You can use CPF OA money for: the downpayment (except the 5% cash portion if taking a bank loan), the Buyer’s Stamp Duty, and monthly loan repayments. Essentially, after using cash for whatever portion required (and miscellaneous fees), the rest of the upfront payment can be CPF. Then, monthly, you can have your mortgage auto-deducted from your CPF OA (for HDB loans) or you can arrange to pay from CPF for bank loans via CPF GIRO arrangement. However, there are a few things to note: If you’re buying a property with a remaining lease of less than 20 years, CPF usage is either not allowed or very restricted. If the lease is under 59 years and you’re young such that it won’t last you till age 95, CPF usage will also be prorated. These mainly affect older resale flats. Also, keep in mind using CPF for your loan means you’re depleting retirement savings – when you sell the property, you’ll need to refund the CPF used (plus interest) back to your OA. Most people do use CPF extensively, because it’s hard to buy a home otherwise, but it’s good to be aware of the trade-off. Lastly, you cannot use CPF for things like legal fees (for private purchases) or renovation, only for the property purchase price and loan and stamp duties. Always ensure you leave some CPF aside for emergency or future needs if possible.

5. What does LTV mean and how does it affect my loan?

LTV stands for Loan-to-Value ratio. It’s the percentage of the property value that you can borrow. If LTV is 75%, you can borrow up to 75% of the purchase price or valuation (whichever is lower). The remaining 25% is your downpayment. For first-time buyers, max LTV is typically 75% if you have no other home loans and the loan tenure doesn’t exceed 30 years (25 for HDB loan) or extend past age 65. If you already have one home loan and are buying a second property, the LTV for the second loan drops (e.g. 45%). Also, if you choose a very long loan tenure or if you’re older, the allowed LTV might be lower. For instance, a loan that goes beyond age 65 or is longer than 30 years might only get 55% LTV. In practical terms, LTV determines your downpayment. A lower LTV means you must pay more upfront. It’s a rule set by MAS to ensure prudent lending. As long as you’re a first-time buyer and follow the normal parameters, you’ll likely get the full 75% (subject to your income capacity). Note: for HDB concessionary loans, HDB sets its own LTV (which was 90% historically, then 85%, now 75%). So currently it’s about the same 75%. Always check the latest as these limits can be adjusted by authorities over time as part of cooling measures.

6. What is TDSR and MSR in simple terms?

These are debt ratio limits that banks (and HDB) must follow when giving loans:

• TDSR (Total Debt Servicing Ratio): The rule that your total monthly debt payments cannot exceed 55% of your gross monthly income. “Total debt” includes the new home loan plus any other loans (car loan, personal loan, credit card minimum payments, etc.). For example, if you earn $5,000/month, all your debt payments added up should be $2,750 or less, leaving 45% of your income uncommitted. If you overshoot 55%, the bank won’t approve the loan (or will reduce the loan amount until you meet the ratio). This ensures you don’t over-borrow relative to income.
• MSR (Mortgage Servicing Ratio): This one only applies to loans for HDB flats or Executive Condos (while ECs are under certain conditions). It caps just the mortgage repayment at 30% of income. Using the same example, with $5,000 income, your home loan monthly payment must be $1,500 or less if MSR applies. Even if TDSR’s 55% would allow more, you’re capped by MSR for public housing loans. These ratios mean that high commitments elsewhere (like a big car loan) can reduce how much housing loan you qualify for. Also, note the banks calculate the mortgage portion using a specified medium-term interest rate (around 3-4% or so even if current rates are lower) to be safe. So don’t be surprised if the loan amount they offer is a bit less than you expected from a simple online calculator – it’s because they apply these buffers. For most first-time buyers with no other loans, TDSR is usually not a problem unless you’re trying to stretch very far; MSR can be the limiting factor for HDB purchases if you’re at a modest income.

7. How long can my home loan tenure be?

The maximum tenure depends on the property type and loan type. For bank loans on private property, you can go up to 35 years tenure if it doesn’t extend past your 65th birthday (some allow up to age 70). For bank loans on HDB flats, max is 30 years. For HDB loans (from HDB itself), max tenure is 25 years. Those are the absolute caps. However, note that if you take a bank loan longer than 30 years (for private) or 25 years (for HDB flat), or if it extends past age 65, the LTV allowed reduces from 75% to 55%. So most people don’t exceed those thresholds unless they really need to. Choosing the tenure is a balance: longer tenure = lower monthly payments (good for affordability/TDSR) but more interest paid overall. Younger buyers usually take the max tenure to keep payments low initially, and they can always pay down faster later. If you’re older, your max tenure might be limited by age. For example, a 45-year-old taking a bank loan for a private condo can’t do 35 years (that’d go to age 80); if the bank caps at 70 years old, that’s a 25-year max tenure in that case. HDB loan specifically has an age cap of 65 at end of loan. It’s best to discuss with your lender or broker what tenure optimizes your situation. One pro-tip: even if you take a longer tenure for flexibility, you can simulate a shorter one by prepaying or using a CPF lump sum later, without committing to the higher required payment.

8. Are there any penalties or fees if I pay off my loan early or refinance?

For HDB loans: No, HDB does not impose any penalty for early repayment. You can partially or fully redeem your HDB loan anytime (just give a bit of notice) and you’ll only pay interest up to that date. They’re quite flexible.

For bank loans: Most come with a lock-in period, often 2 or 3 years from loan disbursement. During this lock-in, if you fully redeem (pay off) the loan or refinance to another bank, you’ll incur a penalty, usually 1.5% of the loan amount prepaid. Partial prepayments may also have fees (e.g. you can’t prepay more than 50% without penalty, or there’s a small fee if you prepay above a certain amount). After the lock-in period, you can typically refinance or redeem without that penalty. Some loans have no lock-in – in that case, you’re free to refinance anytime, but those might have other trade-offs like a slightly higher rate. Also, if the bank gave you freebies (like a legal subsidy or cash rebate) and you refinance within 3 years, you might have to “claw back” or return the subsidy. One more fee to note: when you eventually sell your property and close out the loan, the bank might charge an administrative fee (a few hundred dollars) for processing the discharge of mortgage. And if you refinance, you’ll have legal/valuation fees for the new loan, though often there are subsidies to cover those. Bottom line: Always check the lock-in clause of your loan. If you think you might sell or want to switch loans soon, opt for a package with no or short lock-in. Cashew’s advisors often help clients plan around lock-ins so you can maximize savings by refinancing at the optimal time.

9. What if interest rates change? Will my monthly payment change?

It depends on the type of loan you have. If you chose a fixed rate package, your rate is fixed for the duration of the fixed period (say 2 years), so your monthly payment stays the same during that time even if market interest rates go up or down. Once the fixed period ends (or if you never had one and it’s floating from day one), then yes, your interest rate will move according to the market. Most Singapore home loans now are tied to floating rates like SORA. Typically, banks revise the rate every month or every 3 months. If the rate goes up, more of your monthly payment goes towards interest – the bank will also usually adjust your monthly installment amount upward at certain intervals to account for the change, ensuring you still finish the loan in the same tenure. So practically, when interest rates rise significantly, expect that your mortgage installment will be revised upwards (they usually inform you a month prior to the change). Conversely, if interest rates fall, your payment should decrease eventually. Some loans have a feature called a “rate cap” or “capped floating rate” where there’s an upper limit on how high it can go during a period, but those are less common and often higher initial rates. Always buffer for possible increases: e.g. if you start at 2% interest, plan your finances as if it might be 3-4% in future. If you find your rates have increased a lot, remember you have options: you could refinance to a new loan with a lower rate or a different structure. Use Cashew’s Refinance Tool to check how your current loan compares to available rates – it might be time to switch if there’s a big gap.

10. Should I go to each bank myself or use a mortgage broker?

Using a mortgage broker or an online platform like Cashew can make your life easier, and it’s typically free for you (brokers earn a fee from banks). If you approach banks on your own, you’d have to research each bank’s rates, contact each bank’s loan officer, submit documents multiple times, and decipher different offers. A broker simplifies that: we compare all the banks in one go, present the best options tailored to your needs, and handle the paperwork for the loan you choose. Brokers are especially helpful for first-time buyers because we can answer all your newbie questions without bias towards any one bank. It’s like having a personal advisor who knows the market. We also help with things like getting an IPA pre-approval, explaining terms, and later on refinancing when the time is right. Since we are paid by the banks, we don’t charge you a cent – and because we send volume to banks, sometimes we even get special rates or faster service for our clients. The key is to use a trusted, unbiased broker (like Cashew!) that works with multiple banks. The only reason to perhaps go solo is if you are very savvy with mortgages and enjoy doing the legwork – but even then, you won’t lose anything by hearing out a broker’s input. At the end of the day, you should choose the path that gives you confidence and the best deal. Most homebuyers in Singapore now use mortgage brokers for the convenience and peace of mind. It’s like having a knowledgeable friend in the industry. Give it a try – speak with our team or use our online comparison tool; you’ll likely save time and maybe money too.