Home Loan Affordability Calculator Singapore 2026

Instantly check your TDSR, MSR, monthly instalment, and maximum loan eligibility — free calculator with real-time results in SGD.

Understanding Home Loan Affordability for Singapore Buyers

Buying a home in Singapore — whether an HDB flat, executive condo (EC), or private property — is the single largest financial commitment most Singaporeans will ever make. The Monetary Authority of Singapore (MAS) introduced the Total Debt Servicing Ratio (TDSR) framework in 2013 and tightened it to 55% in 2022 to ensure borrowers do not over-leverage. Separately, the Mortgage Servicing Ratio (MSR) caps HDB and EC loan repayments at 30% of gross monthly income for HDB buyers. This free Singapore home loan affordability calculator lets you instantly check whether your target property passes both thresholds, how much your monthly instalment will be, and the maximum loan you qualify for — all in SGD and updated for 2026 interest rate conditions. This is for educational reference only and does not constitute financial advice. Consult a licensed mortgage adviser or MAS-regulated bank for personalised guidance.

What Is TDSR and Why Does It Matter?

TDSR (Total Debt Servicing Ratio) is the percentage of your gross monthly income that goes towards all monthly debt obligations — including the new home loan instalment, car loans, personal loans, credit card minimum payments, and any other outstanding credit. MAS caps TDSR at 55% for property loans. If your proposed mortgage plus existing debts exceed 55% of your monthly income, Singapore banks are legally prohibited from extending the loan. For example, if you earn $10,000 per month and have $500 in existing debt repayments, the maximum monthly home loan instalment a bank can approve is $5,000 ($10,000 × 55% − $500). The TDSR framework applies to all private property and EC purchases financed by bank loans. As at Q1 2026, the MAS stress-test rate used for TDSR calculation by banks is typically 4.0–4.5%, meaning banks assess your repayment capacity at a higher rate than the actual loan rate to buffer for future rate increases.

What Is MSR and When Does It Apply?

MSR (Mortgage Servicing Ratio) is a stricter 30% cap that applies specifically to HDB flat purchases (both BTO and resale) and executive condominiums during the initial MOP period. Unlike TDSR which includes all debts, MSR looks only at the property loan instalment as a percentage of gross monthly income. This means if you earn $8,000/month, your HDB home loan instalment cannot exceed $2,400/month ($8,000 × 30%). MSR is applied on top of TDSR — HDB buyers must satisfy both. For private property, MSR does not apply, and only the 55% TDSR threshold governs your loan eligibility. The HDB concessionary loan rate has historically been pegged at 0.1% above CPF OA interest (2.6% as at 2026), while commercial bank rates for HDB borrowers typically range from 2.5–4% depending on the loan package.

How to Use This Home Loan Affordability Calculator

1. Enter your property price: Type the purchase price of the property you are considering — this can be the HDB valuation, private condo asking price, or EC launch price in SGD.
2. Set your monthly income: Use the slider to enter your gross monthly income before CPF deductions. If you have a variable component, use your fixed base salary for a conservative estimate.
3. Add existing debt payments: Include all monthly debt repayments — car loan, personal loan, student loan, credit card minimum sums. The calculator uses this to compute your TDSR accurately.
4. Adjust tenure and interest rate: Singapore home loans have a maximum tenure of 30 years for private property and 25 years for HDB (subject to age restrictions). Set the interest rate based on current bank offers — most floating rate packages in 2026 are in the 2.8%–3.5% range.
5. Select loan type and down payment: Choose whether you are buying HDB or private property, and set your down payment. For private property with a bank loan, the minimum cash down payment is 5% (with CPF OA covering another 20% for a 25% total). For HDB with HDB loan, minimum down payment is 10%.

The calculator instantly shows your TDSR, MSR (for HDB), monthly instalment, maximum eligible loan, and total interest paid over the loan tenure.

Pro tip: After working out your home loan affordability, use our Retirement Planning Calculator to check whether servicing this mortgage still leaves room for your retirement savings goal.

What Is Home Loan Affordability?

Home loan affordability is the measure of whether your income and existing financial obligations allow you to comfortably service a mortgage without breaching regulatory limits or straining your monthly budget. In Singapore, affordability is governed by two MAS-mandated ratios — TDSR and MSR — which banks must apply before approving any residential property loan. Beyond regulatory compliance, true affordability also accounts for your lifestyle costs, emergency fund, CPF contribution requirements, and long-term retirement savings. Many Singaporeans can technically qualify for the maximum loan under TDSR rules but find that doing so leaves very little discretionary income each month.

As a rule of thumb, Singapore financial planners generally recommend keeping your total housing cost (mortgage instalment + conservancy charges + property tax) at no more than 30–35% of your net take-home pay — below the MAS TDSR ceiling of 55%. A household earning $12,000/month combined might qualify for a $900,000 loan under TDSR, but a prudent target might be $600,000–$700,000 to preserve capacity for retirement savings, investment in S-REITs, ETFs, and unexpected costs such as renovation cost overruns or income disruption. Use our Emergency Fund Calculator to size your buffer alongside your mortgage plan.

TDSR vs MSR: The Two MAS Ratios Explained

Singapore’s property lending framework uses two overlapping debt ratio tests:

For HDB buyers, the MSR is typically the binding constraint — a buyer with no other debts earning $6,000/month can only borrow enough to generate a $1,800/month instalment (30% × $6,000), whereas TDSR alone would allow up to $3,300/month. For private property buyers, only TDSR applies and car loans are often the biggest drain on TDSR headroom. Eliminating a $1,500/month car loan increases your maximum home loan instalment by $1,500, which could add roughly $300,000+ to your eligible loan amount at 3% over 25 years.

HDB Loan vs Bank Loan in Singapore

Singapore home buyers have two main financing options for HDB flats: an HDB concessionary loan or a commercial bank loan. Each has distinct trade-offs:

HDB loans offer stability and lower cash upfront, making them attractive for first-time buyers. Bank loans can offer lower initial interest rates on promotional fixed packages, but expose borrowers to rate resets after the fixed period. Given that SORA-linked floating rates remained elevated through 2025, many buyers in 2026 are locking into fixed-rate packages for 2–3 years for certainty.

Best Home Loan Platforms in Singapore 2026

Singapore has a competitive mortgage market. The major home loan providers include DBS, OCBC, UOB, Standard Chartered, HSBC, Maybank, and Citibank. Rates change frequently — always compare live offers using a mortgage broker or an aggregator. Key things to compare include the initial interest rate, rate type (fixed vs floating SORA-pegged), lock-in period, legal subsidy, and cashback offers.

For investors looking to leverage their home equity for investing once the mortgage is established, robo-advisor platforms like Endowus and Syfe allow you to invest CPF OA savings not used for your home loan in diversified funds — a useful strategy to put idle OA funds to work. For self-directed investors, FSMOne offers a range of bond and REIT funds accessible via CPF Investment Scheme (CPFIS). You can model the CPF CPFIS investment opportunity with our CPFIS Calculator.

Mortgage brokers such as Redbrick Mortgage Advisory and MoneySmart mortgage comparison are free to use and can negotiate preferential rates from multiple banks. They are particularly useful for self-employed borrowers or those with variable income whose TDSR calculation requires careful presentation.

Using CPF OA for Your Home Loan

Singapore’s CPF Ordinary Account (OA) savings can be used to pay for your down payment and ongoing monthly mortgage instalments for HDB flats and private residential property, subject to the CPF Withdrawal Limit (WL). The WL is pegged to the property’s valuation or purchase price (whichever is lower), and borrowers must set aside the Basic Retirement Sum (BRS) in their CPF RA before drawing beyond the WL.

One important consideration: CPF OA funds used for housing accrue an “accrued interest” of 2.5% per annum that must be refunded to CPF (not the bank) when you sell the property. This accrued interest can significantly reduce your net sale proceeds on older properties that have appreciated modestly. For example, $200,000 in CPF OA used over 20 years would require a refund of approximately $130,000+ in accrued interest. Use our CPF OA/SA Allocation Calculator to model how much OA you’ll have available after meeting your retirement needs, and our CPF Withdrawal at 55 Calculator to plan around the age-55 milestone when CPF withdrawal rules change. The key trade-off: using CPF OA for housing reduces your retirement nest egg, while servicing the mortgage with cash preserves CPF compounding at 2.5–3.5% p.a.

Balancing Your Mortgage with Passive Income Goals

For many Singapore investors, owning a property and building a passive income portfolio are parallel goals. The challenge is that a large mortgage reduces monthly cash flow available for investing in dividend stocks, S-REITs, and ETFs. A disciplined approach is to model both commitments together: use this calculator to determine your monthly instalment, then use our Retirement Planning Calculator to see whether the remaining income covers your retirement savings target.

A useful benchmark: if your mortgage instalment consumes 25–30% of net income, aim to invest another 15–20% in diversified assets. S-REITs, which yield 5–7% as at 2026 and offer exposure to Singapore commercial, industrial, and hospitality real estate, can form the core of a passive income strategy alongside your primary residence. Singapore’s S-REIT distributions are tax-exempt for individual investors, making them a tax-efficient complement to property ownership. See our Best S-REITs 2026 guide and use the S-REIT Total Return Calculator to model dividend income from your REIT portfolio alongside your mortgage obligations.

Frequently Asked Questions

Ready to Grow Your Wealth Beyond Your Home?

Your home is a foundation — not your whole portfolio. Explore Singapore’s best dividend tools and free calculators to build passive income alongside your mortgage.