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Tukar ke Bahasa MelayuHow much HDB can you afford? Max loan under MSR 30% / TDSR 55% at the 4% floor, LTV limits (HDB 75%) and your price ceiling. Free, in-browser.
HDB Affordability Calculator (MSR · TDSR · LTV)
How much home can you afford in Singapore? Compute your maximum loan under MSR 30% / TDSR 55% at the regulatory floor rates, the LTV-capped price ceiling, and the downpayment needed — for HDB or bank loans. Everything runs in your browser.
How HDB affordability rules work
Enter household income and debts
Fixed monthly income counts in full; variable income (bonus, commission) counts at 70%. Existing loan instalments (car, study) eat into your debt-servicing limit.
Pick the loan type and tenure
An HDB loan runs at most 25 years and is assessed at the 3% floor; bank loans are assessed at the 4% medium-term floor. Your actual rate differs — the floor is only for eligibility sizing.
Enter the flat's remaining lease and your ages
If the lease does not cover your youngest buyer to age 95, the LTV limit and the CPF Valuation Limit are both pro-rated — this is what makes an older resale flat need far more cash. The average age also caps the tenure at 65 minus that age.
Add your downpayment funds
Cash plus available CPF Ordinary Account savings. An HDB-loan downpayment can be fully paid with CPF.
Read your affordability ceiling
Results show the maximum loan under the servicing ratios (the tighter of MSR 30% and TDSR 55%), the maximum price under the loan-to-value (LTV) limit, and the downpayment needed.
How HDB affordability rules work
Singapore sizes home loans with two servicing ratios. The Mortgage Servicing Ratio (MSR) caps the home-loan instalment at 30% of gross monthly income and applies to HDB flats and ECs bought from developers. The Total Debt Servicing Ratio (TDSR) caps all debt servicing at 55% and applies to every FI property loan. The tighter of the two wins.
Crucially, eligibility is not sized at your actual interest rate: financial institutions must assess at a 4% medium-term floor for residential loans, and the HDB-loan eligible amount is assessed at the higher of 3% and CPF OA + 0.1%. That is why this calculator's loan figure is lower than a naive computation at today's rates.
The loan-to-value (LTV) limit then caps the price: 75% for HDB loans (since August 2024) and 75/45/35% for bank loans by the number of outstanding home loans. Your maximum price follows from three limits at once — the loan cannot exceed what your income supports, nor the LTV share of the price, and whatever the loan does not cover your own cash and CPF must. They have to be solved together: taking the lower of "loan ÷ LTV" and "loan + funds" is wrong in both directions, overstating the price for a cash-short buyer and understating it for a cash-rich one.
On an HDB loan that 75% is not a fixed number — it depends on the flat's age. If the remaining lease does not cover your youngest buyer to age 95, both the LTV limit and the CPF Valuation Limit are pro-rated by how far the lease does reach. A 30-year-old needs 65 years of lease to be covered to 95; a flat with 43 years left reaches only two-thirds of that, so the 75% limit becomes 49.6%. On a $600,000 flat that is $297,692 of loan instead of $450,000 — and $152,308 more cash to find. This is the single largest surprise in buying an older resale flat, and it is why the remaining lease is an input here rather than an afterthought.
Two hard edges come with it. CPF cannot be used at all unless the remaining lease at the point of purchase is more than 20 years — for an HDB flat that date is the flat application date, and for private property or an EC it is the date the Option to Purchase or Sale & Purchase Agreement is exercised. And the loan tenure is the shortest of 25 years, 65 minus the average age of the buyers, and the remaining lease minus 20 years, so an older flat or older buyers shorten the loan and shrink the amount it can support.
Variable income — bonuses, commissions, rental — counts at only 70%. Existing instalments (car, education, personal loans) come straight off the TDSR budget.
Eligibility to buy at all is separate: HDB income ceilings ($14,000 BTO family, $7,000 single, $16,000 EC) and grants (up to $120,000 EHG; income-tiered) are noted here but not computed — HDB's HFE letter is the formal answer.
Banks size the loan at 4% even when the rate is lower
The Mortgage Servicing Ratio (MSR) caps home-loan instalments at 30% of gross monthly income — for HDB flats and ECs bought from developers.
The Total Debt Servicing Ratio (TDSR) caps ALL debt instalments at 55% of income — for every property loan from a financial institution.
Banks size loans at a 4% medium-term floor rate even when actual rates are lower — this shrinks the eligible amount.
The HDB-loan eligible amount is assessed at the higher of 3% and the CPF OA rate + 0.1%; the rate actually charged is 2.6%.
The HDB-loan LTV limit has been 75% since 20 August 2024 (previously 80%).
That 75% is pro-rated if the remaining lease does not cover the youngest buyer to age 95 — a 43-year lease and a 30-year-old buyer bring it down to 49.6%.
CPF cannot be used at all on a flat with 20 years or less of lease left at the point of purchase, whatever the buyer's age.
Loan tenure is the shortest of three numbers: 25 years, 65 minus the buyers' average age, and the remaining lease minus 20 years.
Bank-loan LTV: 75% (first), 45% (second), 35% (third+) — lower for long tenures or loans past age 65.
Variable income (bonus, commission, rental) takes a 30% haircut — only 70% counts in the assessment.
HDB income ceilings: $14,000 for BTO families, $21,000 extended families, $7,000 singles (2-room Flexi), $16,000 for ECs.
First-timers can stack grants up to $120,000 (Enhanced CPF Housing Grant, families) — and up to about $230,000 on resale flats, income-tiered.
This calculator estimates from income and ratios; HDB's actual approval comes via the HDB Flat Eligibility (HFE) letter.
Frequently Asked Questions
- MSR counts only home-loan instalments (capped at 30% of income) and applies to HDB flats and developer ECs; TDSR counts ALL debt instalments (capped at 55%) on every FI property loan. When both apply, the tighter one governs — this calculator handles that automatically.
- That is MAS's medium-term floor: whatever the bank quotes, eligibility is sized at 4% (residential) so you can still afford the loan if rates rise. The HDB-loan eligible amount is assessed at the 3% floor.
- HDB loan: 75% LTV, 2.6% rate, max 25 years, downpayment fully payable with CPF, penalty-free early repayment. Bank loan: possibly lower but floating rates, 75% LTV on a first loan, longer tenures. This calculator estimates both.
- At 70%. Example: $5,000 fixed salary plus $1,000 average monthly commission gives an assessed income of $5,700.
- Yes. Every debt instalment counts toward the 55% TDSR cap: a $1,000 car instalment removes $1,000 from your home-loan servicing budget.
- Buying an HDB flat is subject to household income ceilings: $14,000 (BTO families), $21,000 (extended families), $7,000 (singles), $16,000 (ECs). Above them, your options are resale flats (no grants) or private property.
- Not computed automatically — grants are income-tiered (family EHG up to $120,000). Grants are disbursed to CPF, so add the ones you qualify for to the CPF OA field, and confirm on HDB's site.
- Banks also weigh age-weighted tenure, credit records and other commitments. This calculator estimates by the standard rules; the formal answer is a bank IPA or HDB's HFE letter.
- Because the flat's remaining lease does not cover your youngest buyer to age 95. When it does not, both the LTV limit and the CPF Valuation Limit are pro-rated by the extent it does. A 30-year-old needs 65 years of lease; with 43 years left the share is 43/65, so the 75% limit becomes 49.6%. The note under the results tells you when this has happened and by how much.
- Below the age-95 threshold the pro-rating simply gets steeper, but there is a hard floor: if the remaining lease at the point of purchase is 20 years or less, CPF cannot be used at all and the whole downpayment must be cash. The loan tenure is also capped at the remaining lease minus 20 years, which on a short lease can leave no usable tenure at all.
- For an HDB flat it is the flat application date. For private property and Executive Condominium units it is the date the Option to Purchase or the Sale & Purchase Agreement is exercised. The remaining lease is measured at that date, not at completion.
- Because the loan is capped twice over — by what your income supports AND by the LTV share of the price — and the two have to be satisfied at the same time. At a higher price the LTV lets you borrow more but your income does not, so the extra has to come from your own pocket. With $8,000 of income and $100,000 of funds the answer is $400,000: the LTV allows a $300,000 loan and your $100,000 covers the rest exactly. Adding the loan to your savings would suggest $606,103, but the downpayment on that flat is $151,526 — more than you have. The reverse also holds: if you have a lot of cash your ceiling is higher than the loan-based figure, because past a point the loan simply stops growing and you fund the difference.
- Yes — cooling measures arrive by surprise: August 2024 cut the HDB-loan LTV from 80% to 75%. Watch the rules-as-at date on this page.
- No. All calculations run in your browser — your income figures are never transmitted or stored.
Important — please read.
Estimates only — not financial, credit, or legal advice, and not a substitute for HDB's Flat Eligibility (HFE) letter or a bank's in-principle approval. Credit assessment, grants, and income-ceiling eligibility are not computed.
Lease pro-rating covers the HDB housing loan. The age-95 pro-rating of the LTV limit is applied to HDB loans, and the pro-rated CPF Valuation Limit to both HDB and bank-financed purchases. Bank loans are additionally governed by MAS Notice 632, whose own reductions for long tenures or loans running past age 65 are not modelled here — a bank's figure may be lower again.
No affiliation. RECATOOLS is not affiliated with, endorsed by, or representing HDB, MAS, CPF Board, or any government agency.
Rules as at 2026-08-06, from two separate checks. MSR 30%, TDSR 55%, the 4%/3% floors and the LTV table were re-verified on 1 August 2026; the age-95 lease pro-rating, the 20-year CPF floor and the shortest-of-three tenure cap were verified on 6 August 2026 against MND's Annex A — Updated Rules on CPF Usage and HDB Housing Loan. Note that annex dates from 2019 and prints a 90% LTV limit: that figure is superseded — the HDB LTV moved to 75% in August 2024 — and only the pro-rating MECHANISM carries over. All of this changes by cooling measure; verify at hdb.gov.sg, mas.gov.sg and mnd.gov.sg before acting.
Assessment vs reality: the 4%/3% floors are sizing rates, not what you pay; actual instalments at market rates will differ from the budget shown.
No warranty; limitation of liability. Provided "as is" without warranty of any kind. To the maximum extent permitted by law, RECATOOLS accepts no liability for any loss arising from use of this calculator.
Privacy. All calculations run locally in your browser; no income or personal data is transmitted or stored.
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Method & sources
How it computes
MAS MSR 30% / TDSR 55% with the 4% medium-term floor (FIs) and 3% floor for the HDB-loan eligible amount; LTV 75% HDB (Aug 2024) / 75-45-35 bank by loan count; variable income at 70%.
What this tool implements
- MSR 30% (HDB/EC-from-developer) + TDSR 55% (all FI loans); tighter binds
- Assessment floors: 4% FIs / 3% HDB-loan eligible amount; variable income ×0.7
- LTV: HDB 75% (Aug 2024); bank 75/45/35 by outstanding home-loan count
- Age-95 lease pro-rating: where the remaining lease does not cover the YOUNGEST buyer to 95, BOTH the HDB-loan LTV limit and the CPF Valuation Limit are pro-rated by min(1, lease / (95 − youngest age)) — MND Annex A
- CPF unusable unless the remaining lease at the point of purchase is MORE than 20 years (20 exactly is not enough); point of purchase = flat application date for HDB flats, OTP/S&P exercised date for private property and ECs
- Loan tenure = shortest of 25 years, 65 minus the AVERAGE buyer age, and remaining lease minus 20
Sources
What can make this go out of date
- MAS MSR/TDSR/LTV rules + floor rates; HDB income ceilings + grants (re-verified 2026-08-01)
- MND Annex A age-95 CPF/LTV pro-rating, 20-year CPF lease floor, tenure cap (verified 2026-08-06)
Abridged — the full review record for this tool runs longer than the list above.
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