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Plus learn this autopilot cash flow system to become mortgage-free, with a Starter Pack (book included) worth over S$1,500!
*2Y Fixed, min $500k
6 Steps to the Best Home Loan Singapore 2024
Get Comprehensive Mortgage Home Loan Rates
First, submit a form be it for refinancing or an in-principle approval (IPA), We’ll perform a KYC (know your customer) call before sending you the most comprehensive rates neatly tabulated in one single report, both fixed and floating home loan rates. We’ll reveal “deviated rates” which can’t be publicly shown on our website.
STEP 2
Check Lock-in and Other Pertinent Info
For those refinancing, some brokers won’t want you to call your existing bank. In fact they take steps to shield you from calling for fear they won’t get your business. Not us. Our experience shows some clients do get their information wrong on things like clawback of legal subsidies, etc.
STEP 3
Understand the Interest Rate Cycle
This step sets us apart as we are probably the few, if not the only, mortgage companies who track the Fed actions and the interest cycle so closely with our own forecast and projections. We’ll show you where are we now in the cycle, before you can get to the right decision.
STEP 4
Speak to Our Mortgage Strategist for Maximum Loan
Putting together all the information gathered in the first 3 steps, our mortgage strategist acts like a compass to point you in the right direction. For purchase, we can calculate your Total Debt Servicing Ratio (TDSR), Mortgage Servicing Ratio (MSR) and help you get the maximum loan needed. For refinancing, we can help you structure for the maximum home equity loan at the lowest cost.
STEP 5
Apply Home Loan with Our One-Stop Service
Not only do you get our expert advice, we make sure the entire application & refinancing process is a walk in the park, when you tap into our network of senior bankers, reputable law firms (representing all banks), even financial advisors to help you with mortgage protection needs if you like.
STEP 6
Learn the System to be Mortgage-Free in 6 Years!
Unlike other brokers, it doesn’t just end when your loan is done. In fact, it’s the beginning of an exciting mortgage partnership journey with us as we show you in the next 2 years how to put in place, step-by-step, a whole autopilot cash flow system, so you can become mortgage-free in 6 years!
Why Work with Us on Your Home Loan?
Celebrating 10th Year Anniversary (2014 to 2024)
You’ve come to the right place for the lowest mortgage rates. Our team of mortgage strategists have helped thousands of satisfied clients with that since 2014. Beyond our 10th year, we’re going to bring you even more.
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10
Years (since 2014)
650
$m Loans per year
4,726
Clients served
Best Home Loan 2024
(Select Property Type And Fetch)
As Of 9-Dec-2024
Source: MAS website
| 1-Month SORA | 3-Month SORA |
|---|---|
| 2.9824 | 3.1676 |
2.50%* Fixed (Min $500k) Singapore Housing Loan
for Refinancing of Private Condo / Landed Home (Dec 2024)
- DBS Home Loan
- 2-Year Fixed Mortgage Rate
- Y1: 2.70% (Fixed)
- Y2: 2.70% (Fixed)
- Y3: 3M SORA + 1.00%
- Y4: 3M SORA + 1.00%
- 2-year Lock-in
- Free conversion after 1Y
- Min loan $700,000
- Cash rebate $2,000-2,800
- OCBC Home Loan
- 1-Year Fixed Mortgage Rate
- Y1: 2.80% (Fixed)
- Y2: 3M SORA + 0.40%
- Y3: 3M SORA + 0.50%
- Y4: 3M SORA + 1.00%
- 2-year Lock-in
- Free conversion after 1Y
- Min loan $400,000 (Pte)
- Cash rebate $2,000-2,800
- Featured Home Loan
- 2-Year Fixed Mortgage Rate
- Y1: 2.50% (Fixed)
- Y2: 2.50% (Fixed)
- Y3: 3M SORA + 1.00%
- Y4: 3M SORA + 1.00%
- 2-year Lock-in
- Free conversion after 1Y
- $500,000
- Legal subsidy $2,000
*2Y fixed rate
Get Spot On With Our Forecast Based On
Interest Rate Cycle
No other broker focuses as much on the interest rate cycle – the lynchpin of all our recommendations.
It’s what gives our clients the edge & saves you 10x more in interest costs, more than any voucher/cashback!
Happy Mortgage Loan Clients
And What They Say About Our Service ..
“I reached out to Eileen when my loan was out of the locked up period. She was prompt in providing regular updates whenever it was asked for. She also provided options for consideration after hearing my what i was considering.
Lastly, she was also very quick to pull the strings together when it came to implementation as she understood the urgency.
Would recommend her for your mortgage needs !”
“I was fortunate to have been engaged by Eileen from MortgageWise to help me with my mortgage loan process. Eileen is very informative and responsive towards my questions. I shared with her my short to long term concerns and she immediately came back with a few of the best options available on the market back then. Getting her opinion as she had experience working with the banks under consideration helped make my decision-making process much simpler.
After my positive experience, I have also referred my friend to Eileen for her refinance process and needless to say, she was very happy with her services. Overall, I feel that Eileen is a reliable, knowledgeable, and trustworthy professional and I will continue to recommend her services to those who require them in the future.”
Mortgage Loan Review Made Easy
Comprehensive Rates
Not only do we have the most updated rates, we send you a comprehensive Rates Report that breaks down all the packages – subsidy, lock-in, penalty, min loan.
Hassle-Free Transaction
Speed is everything – to help you secure the best rates on time! And tap our network of the best bankers, lawyers, etc. for hassle-free end-to-end solution.
Timely Alerts
Our CRM alerts you 4 months ahead of your lock-in expiry. Such early review gives you first-mover advantage and lets you access limited-time offers from banks.
Work with a trusted partner right
Secure the Best Housing Loan Every Single Time!
Not just the best, but the right home loan at the right time.
Our experience consistently shows a large number of clients contact us late to review their mortgage rates – only when they receive notice from their banks!
With another 2 months’ of redemption notice to serve to refinance out, they often end up settling for second best reprice rate which may be higher than what they could possibly get had they acted early.
Few banks will give you a reminder call before your lock-in ends. Work with us at MortgageWise and let us partner you in your mortgage journey right from the purchase.
Our Mortgage Advisory Service
1. What do you earn if this service is free?
Yes, our service is free as banks do pay us a standard referral fee. Yet, your home loan rate remains the same which you can easily validate.
2. How can the rate be the same then?
Unknown to many, mortgage bankers earn commissions on top of basic pay. The bank still pay a “distribution cost” whether you go direct to the bank or via a broker.
3. Why can’t I search online on my own?
Certainly you may. But why go it alone when you can outsource this task to a broker who helps sift through important details and gives you access to limited-time offers ? Best part is you get additional perks from the broker.
4. Will my information be safe with you?
You will be submitting documents to the banks direct via MyInfo. We also keep your contact information private and confidential. We take data protection & anti-spam very seriously, with the former now a criminal offence in Singapore.
Work with us
Support Our Social Cause
We pledge to give 2.5 per cent of our top line revenue to Montfort Care every year – our social service partner. You will be helping to support our initiative and make contribution to help the needy, when you choose with with us on your home loan.
Top 10 FAQs on Singapore Home Loans
1. Which bank offer the best home loan in Singapore for completed resale properties in 2024?
Best home loan rates 2.50% Fixed (min $500k). Plus Stop Paying Interest to the Bank! We’ll show you how to be Mortgage-Free in 6 Years!
Lowest 2.50% Fixed (Min $500k)
Choosing the best home loan in Singapore is more than just picking the one with the lowest headline number in the first year. There are many other pertinent considerations to consider (see next FAQ 2) like:
- Who has the lowest headline interest rate in the promotional years?
- Who has the lowest interest spreads after the lock-in period?
- Who has the best overall loan features in terms of waiver for sale, prepayment, legal subsidy, etc.
- The scale of operations for mortgage lending in the bank and its track record in staying competitive throughout the years
- The risk appetite of the bank when it comes to credit approval and risk policies
There are many broker sites in Singapore touting they offer hundreds of home loan packages from 16 lenders in Singapore. In reality there are really just 12 lenders with the bulk of business going to the 7 D-SIBs (Domestically Systematically Important Banks) in Singapore with the depth and breadth in scale and operations to compete effectively in the mortgage business. These are the Big 3 local banks along with StanChart Singapore, Maybank Singapore, Citibank Singapore and HSBC Singapore who have all incorporated local operations as mandated by MAS.
As the Big 3 local banks command almost 80% of the mortgage market, find out the unique attributes of DBS Home Loan, OCBC Home Loan, UOB Home Loan and how to choose between them in FAQ 8 to 10.
Choose a Fixed Home Loan Rate OR a Floating Home Loan Rate?
By and large, the top-of-mind question when selecting the best home loan in Singapore is to decide a fixed rate or a floating rate mortgage.
In Singapore, almost all the home loan packages offered by banks come with 2 year lock-in period after which homeowners can review and consider to either reprice or refinance (next FAQ question 5) for lower mortgage rates.
This is so even when fixed home loan rates in Singapore are fixed only for the first few initial years up to maximum 5 years (what we’ve seen thus far), typically first 2 years for a 2-year fixed rate package. There’s no fixed mortgage package in Singapore where the rate is fixed for 15 years, 30 years, or the entire duration of the loan tenure.
That largely depends on the outlook of interest rate direction as it pertains to the interest rate cycle. There are, however, some other factors to consider when choosing between fixed or floating home loan rates which are often overlooked:
- Outlook on interest rate over the next few years
In general, this is the number one most important factor to look at, or the big picture question: where are we now in the interest rate cycle? When rates are rising (like from 2015 to 2018, and from 2022 to 2023), you will benefit more by locking down a fixed home loan rate at the initial phase of rate escalation. The reverse will be true when rates are falling where floating home loan rates will be favoured, but when yield curve becomes inverted like what we witnessed in 2023-2024, fixed rates may still be more favourable as they could trend much lower than prevailing floating rates.
Between the cycles is when the decision becomes tougher and it is here that professional mortgage brokers make the biggest difference in terms of dispensing the right advice. After all this is what they do day in and day out – monitoring macro environments and tracking interest rate movements. - Owner-occupied versus investment property
In general, floating rate is more suitable for an investment property as there is rental income to offset increases in monthly repayment. On contrary, mortgages on owner-occupied properties are serviced entirely from one’s salary and any interest hikes will be felt more acutely. - Intention to sell
As almost all Singapore home loans come with a penalty of 1.50% if the loan is redeemed in full due to sale of property within the lock-in period, it is better to choose a floating home loan rate for those who are selling. This is because it’s more common for floating mortgages to come with feature of a full or 50% waiver of this penalty when due to salew of property within the commitment period. Albeit, from time to time, there are also banks offering such waiver for fixed home loan packages.
Fixed home loan rate makes more sense for own-use property as there is less chance of a sale during the fixed rate lock-in period. Whereas when it comes to investment properties, you never know when an irresistible offer might come or when plans might change, so it’s good practice to ask for the waiver feature on a floating home loan rate package. - Gap between fixed and floating rate
As a rule of thumb, is the gap between the lowest fixed and floating rate is less than 50 basis points or 0.50%, it justifies the decision to go fixed while the interest cycle is going up. - Size of the outstanding home loan
Smaller loans below $500,000 generally costs more to refinance or reprice and you would be better off on a floating rate home loan where the spread stays constant and does not step up after the promotional years. - Job stability
Similarly, if there are headwinds in your industry with risk of potential job loss leading to temporary loss of income, floating rate home loan with constant spread will be preferred.
2. What are the factors to consider when choosing a Singapore home loan?
Besides rates, there are many other considerations when looking for the best home loans in Singapore:
(1) Lock-in period
Also known as the commitment period, this is the period which you will be committed to servicing the loan without any variance or exit. For most home loans in Singapore, this lock-in period is two years from the date of disbursement of the loan.
Ceteris paribus, the shorter the lock-in the better it is for you not to get stuck with any interest rate structure for too long a time.
(2) Free conversion
Free conversion simply means that the bank will allow you to “convert” to another home loan package within the bank at no costs, ie.waiver of the repricing or conversion fee typically at $300-500, typically at the end of your lock-in period.
However, in recent years, many banks are also offering free conversion within the lock-in period itself for example after 12 months into a mortgage loan with a 2-year lock-in period. This means that you can actually switch to a more favourable home loan package when something new and better comes up, be it fixed home loan rate or floating home loan rate, which wasn’t available at the point when you first commit to the home loan. Speak to our consultants to find out more.
How is that important? In cycle-turning years like what we seen in 2023 to 2024 where fixed rates keep dropping, we can’t overstate the importance of this feature.
(3) Partial repayment
Most floating home loan rate packages allow you to prepay up to a certain percentage of the outstanding loan, for example up to 30% or 50%, whilst still within the lock-in period. Whereas for fixed mortgage rate packages typically that will not be possible as the banks normally hedge the costs to provide a fixed tranche of funds for the promotion.
(4) Waiver of penalty due to sale during the lock-in period
Though you may not be thinking of selling your property at the moment, this is still a good-to-have feature especially for those who favour a fixed mortgage loan package which typically does not come with this waiver.
(5) Applying for home equity loan
This is when you need to seek cash-out refinancing or do a gearing up of your existing mortgage, in the form of a home equity loan. The official term used by MAS is Mortgage Withdrawal Equity Loan (MWL), or term loan in short. The best time to seek a home equity loan is during refinancing where not only does the new bank provides legal subsidy to cover administrative costs (legal fee $1,400 + valuation), but both your existing housing loan and the new term loan would then commence around the same time, typically around 4 weeks apart. This is important as it means both portions of your mortgage loan will have their lock-in periods ending approximately at the same time which facilitates rate review and refinancing later.
Plus, when you work with MortgageWise and our partner law firms, we save you even more with the legal fee for the extra disbursement of term loan waived. That’s worth another $200.
(6) (For Refinancing) Legal subsidy or cash rebate
If you are refinancing your home loan, another salient consideration is the net costs involved when making the move, i.e. the total subsidies you get from the new bank less legal/valuation fees. This becomes pertinent when the final interest rate quote coming back from your existing bank is within a whisker of the next best rate out that. Often, you could get $500 more in net value depending on which broker you partner with and that can be translated easily to at least another 0.05% savings on your mortgage costs.
In conclusion, there’s no one best home loan for everyone. Even the interest rate per se differs based on the loan quantum these days. The lowest headline interest rate you see on most broker sites are reserved only for the very big loans like above $1.5m or $2m. For the average loan sizes of between $500,000 to $1m, the interest rate offered might still differ slightly based on “deviations” from the standard rack rates. Hence it’s important you work with established brokers who can get you better overall terms – the lowest rate as well as the best overall terms of a mortgage loan.
3. How would mortgage rates in Singapore move in 2024/2025?
Cycle-turning years: 2014 | 2016 | 2019 | 2020 | 2022-current
No one tracks U.S. Fed’s monetary policy action and narrative more closely than us since our inception in 2014. Tap our experience advising clients through the last 10 years how best to position their mortgages in both up and down cycles.
See the historical trending of the interest rate cycle in Singapore (based on SORA) over the last 30 years as well as our latest interest rate forecast.
All eyes are now on the upcoming Fed meeting in December where market is largely still pricing in another 25 basis points cut to take its fund rate down to 4.25-4.50%. Though the path of rate cut is now uncertain with many analysts expecting Trump’s policies of deregulation, tax cuts, expanding energy supply and trade tariffs to be inflationary in 2025, things can yet change. One thing for sure, Trump has campaigned on “promises made and promises kept” and how he will “make America affordable again’, he will see to it that inflation will be kept in check.
Speak to our dedicated team of mortgage strategists who meet regularly to have robust discussion on the direction of move on mortgage rates and which home loan packages to recommend and why. Gather and hear our views before you sign on the dotted line. The best way to derive maximum savings on mortgage interest costs is to work with a trusted mortgage broker in the long run, so you continue to “stay ahead of the curve”.
Otherwise you might be jumping from one lock-in period to another and sometimes end up getting stuck on a high fixed rate when interest rate wanes, or being trapped in a floating mortgage rate commitment period and subject yourself to the mercy of the lender when interest escalates. This is especially true for first-time home buyers new to the mortgage market in Singapore which leads to the next question.
4. How early should I start to review my home loan?
Singapore home loans generally require a two months’ redemption notice period to your existing mortgagee bank, before you can port the loan over to the new lender.
Hence, the best time to start reviewing your mortgage will be about three months before the expiry date of your lock-in, which gives you just about the right amount of time like a month to source, negotiate and turnaround the application for a new home loan package.
Having said that, there are times in the interest rate cycle when rates are moving rapidly up or down. This happens in cycle-turning years the most recent being Fed’s easing cycle which started with a 50 basis points rate cut in Sept 2024. During such times when the rate movements can sometimes be fast and quite significant, it pays to start the review process earlier; if you like to make preemptive moves to lock down a fixed rate in a rate escalation phase of the cycle; or to lock down razor-thin SORA interest spreads in a rate decline phase of the cycle.
Refer to our interest rate cycle chart which best showcases such phases over the last 30 years. Better yet, speak to our mortgage strategists who can ping you early where appropriate depending on which phase of the cycle we’re experiencing.
5. Should I reprice or refinance my home loan on expiry of my lock-in?
Repricing means changing your home loan package within the same bank; whereas refinancing refers to moving your home loan from one bank to another.
It used to be more convenient simply repricing and stay with your current bank despite sometimes getting rates which are not as favourable. That has changed with advent of digital banking technologies allowing fast processing, remote acceptance, and having the mortgage broker to help co-ordinate with end-to-end solution including arranging for a partner law firm to help serve the redemption notice and all necessary paperwork involved.
As most of the refinancing costs involved, namely the legal fee and valuation fees, are reimbursed back to you by the new bank who is more hungry for your business, you might end up with not just lower interest rate, but excess cash rebate (or subsidy) in your pocket
Not to mention there are also additional incentives you get from the broker who arranges for the deal (we are paid referral fee by the lender as part of product distribution costs).
At MortgageWise, celebrating our 10th year of operations (since 2014), we are giving you the ultimate gift – we’ll show you how to free yourself from mortgages with Mortgage-Free 6 Years Starter Pack.
It’s not just about helping you save that 0.1 to 0.2% comparing home loan packages, it’s about learning how to put in place this autopilot cash system, which works only in Singapore and few other places where all the conditions are favourable, to become mortgage-free quickly.
Repricing with your bank no longer makes any more sense, as no banks or brokers can show you how to become mortgage-free within 6 years! That’s saving you thousands of dollars not just once, but every other month!
Get more details on this Starter Pack worth over $1,500, and how you get it absolutely free-of-charge when you work with us on your mortgage.
6 Should I be working with a mortgage broker or approach the banks directly?
More and more people now see the value of working with a mortgage broker rather than going direct to the bank.
It’s about being a smart consumer and benefit from the workings of free markets, not to mention all the seamless service under one roof.
Look for and work with a trusted partner in mortgages as it will save you much work and effort in the long run since mortgage is a life-long commitment:
- The home loan package is the same be it via a broker or direct to the bank, otherwise we will tell you.
- We help you compare the various packages with the most accurate and updated rates, and using a very comprehensive format in our Rates report.Check it out.
- You get expert advice on what important considerations to mull over, and not speak to 5-6 different sales persons from the various banks and get all confused with numerous rates and features some which serve only to distract.
- You get additional perks from brokers like preferential legal fees from our partner law firms. The legal fee to process a request for additional home equity loan (term loan) on a private property mortgage is even waived when you work with us.
- You can tap into the full resource of our network with some of the best and most senior bankers, lawyers, and even financial advisor (for your mortgage insurance needs).That is certainly much better than calling the banks’ hotlines and get randomly assigned to some new mortgage specialist recruits, and that’s provided you don’t mind all the waiting to start with.
- The ultimate benefit of working with MortgageWise’s team of mortgage strategist – we will show you how to become mortgage-free in 6 years!
7. I am a first-time buyer for new launched property. What should I look out for in a mortgage?
Mortgage may seem deceptively simple but there are pitfalls to avoid especially for new homebuyers who are not familiar with all the concepts and terminologies and the practices of the mortgage industry.
This is especially true for mortgages on properties under construction are known as BUC loans (building under construction) in the industry. Local banks are known to be fiercely-keen to compete for market share in BUC loans evident from the many bankers present at property show flats and launch events. This is because the banks will then be assured of a certain pipeline of drawdowns of the loan over the next few years which protects their profitability and market share. Typically, as property launch events can sell out in the hundreds over just a weekend, losing out such a big chunk of sign-ups could spell trouble later on.
Many first-time buyers may not be aware of what to look out in BUC loans as they are often thrown with bankers by property agents at the show flats. Typically, agents and bankers jostle to get the final signature and will waste no time to hurry buyers to quickly sign for their loan. Each banker will claim that their home loan package is the best when the reality is – there is often very little differentiation between the various banks who try to match one another in this competitive segment.
First-time buyers new to the mortgage game need to understand the following:
- As BUC home loans are drawn down progressively, starting at 5% (on purchase price) on completion of foundation works about one year after the launch until the maximum of 60% (again on purchase price) at T.O.P. (temporary occupation permit) which is 3 years down the road, the interest rate in the initial years is less important.
- Even though all BUC loans come with no lock-in period, the cancellation fee typically 1% becomes a “pseudo lock-in” and hence no one will refinance a BUC home loan at least during the construction phase.
- Even at the point of T.O.P., there’s still a 15% of the loan yet to be disbursed and any attempt to refinance to another bank will attract the 1% cancellation.And there’s usually a minimum $1,000 of cancellation fee to be paid even if 1% on undisbursed loan works out to be a lower amount. This fee is also applicable if you sell the property at T.O.P.
- How would you know if interest rate environment will change or become very different during the construction period and at T.O.P.? Yet a BUC home loan effectively has a “pseudo lock-in” on you that is much longer than the lock-in for completed properties. The irony then is – many homeowners have woken up to the value-add from consulting with a professional mortgage broker on the refinancing for a completed property, whereas first-time buyers for BUC properties are relying on their own encounters with their agents to make this decision.
New home loan borrowers may also not be familiar with the regulatory requirements on applying for mortgages like loan-to-value (LTV) limits for first and second mortgages, Total Debt Servicing Ratio (TDSR) requirements, and how they could get higher loan quantum by applying both income assessment and eligible financial assets assessment. A professional mortgage broker will be able to hand-hold you throughout the whole application process.
8. The Big 3 banks command 80% of the mortgage market. What are the benefits of a DBS home loan?
The no.1 benefit for picking DBS home loan is definitely the familiarity and convenience since majority of Singaporeans and residents here do salary-crediting to a DBS bank account. With interest rate heading south in the coming year, it also makes sense to “position” your mortgage there, so that you can earn much higher deposit rates with your spare funds in a DBS Multiplier Account (see below):
Fast Approval
Being conferred accolades as the “World’s Best Digital Bank”, you can expect to sail through the entire whole application with approval sometimes within the same day! Generating of the LO (letter of offer) takes another business day and you’re done with immediate acceptance digitally. This is especially meaningful for those who are late in reviewing their mortgage and face higher thereafter interest rates due to the need to serve a minimum 2-month redemption notice to his or her existing bank.
Multiplier Account
This is a high-yielding savings account which pays you much higher interest that the typical board rates, up to the first S$100,000 of your funds in the account, when you do salary-crediting to the account and also conduct more “transactions” with the bank like servicing a DBS home loan and charging to a DBS credit card, etc. More details on the DBS’s website.
Generous Cash Rebate
For those looking to refinance your home loan, the bank offers generous cash rebate especially for loans above S$1 million which covers all your transaction costs in remortgaging from another bank, with excess:
Loan amount above S$500,000 – Cash rebate S$2,000
Loan amount above S$1 million – Cash rebate S$2,500
Loan amount above S$1.5 million – Cash rebate S$2,800
Competitive Fixed Home Loan Rate
With its dominant position with the biggest pool of Sing dollar funds after absorbing POSB into its fray, DBS is able to offer competitive fixed rates unlike banks who need to go to interbank for funding.
Waiver Due To Sale
For the same reason as above, DBS is also consistently the bank that can allow borrowers to break their contract for free due to a sale of the property (hence the need to redeem the loan in full), even whilst still within a 2-year or 3-year lock-in period. This is especially rare for those who sign for fixed rate mortgages where most banks will not offer this waiver due to sale during the commitment period.
9. The Big 3 banks command 80% of the mortgage market. What are the benefits of a OCBC home loan?
OCBC is one of the Big 3 local banks in Singapore with long history since 1932 with the tagline “Different loans for different homes”. It has the full suite of home loans to offer homeowners in Singapore be it fixed or floating mortgage rates, along with sone of the most aggressive pricing in terms of the spreads (mark-up above SORA) in the market consistently.
Competitive Spreads
OCBC has been known in the industry to price its spreads competitively which means existing mortgage customers tend to still competitive on their interest rate even after their lock-in expires.
Generous Cash Rebate
Just like the other two local banks, OCBC also offers generous cash rebate for refinancing up to S$2,800 for bigger loans of above S$1.5 million. This helps to defray the costs involved when remortgaging to OCBC.
Waiver of Fire Insurance for Condos
One unique feature of OCBC home loans is how they bank waives the need for borrowers to purchase a fire insurance for those staying in condominiums or where their MCST already had a master coverage for all units in the condo. This means homeowners could save a further $100-250 per annum depending the size of the unit. Though the savings may be small at first, it adds up if you stay put with OCBC for a good five years or longer.
10. The Big 3 banks command 80% of the mortgage market. What are the benefits of a UOB home loan?
UOB is one of the top mortgage loan issuers in Singapore giving some of the most competitive rates in the market. Just the other two local banks, they have the full range of mortgages on offer from fixed home loan rates to variable mortgage rates pegged to SORA or BOARD.
UOB home loan is notable for the following unique selling points:
Fast Approval
Applicants with employment income and a strong credit profile could get almost instant (same day) approval, sometimes within a few hours like applying in the morning and getting the formal approval by the evening.
Lowest Valuation Cost (For Condos)
For condominiums up to a market valuation of $3 million, UOB requires just a valuation certificate instead of the full valuation report from its appointed panel of valuers. This drives the costs down drastically to just $150 excluding gst, from the usual $400 to $500 charged by most other banks.
However, this valuation certificate does not apply to landed houses or HDB properties.
Generous Cash Rebate
The bank offers competitive cash rebate just like the other two local banks, and for private properties with smaller loans of below $500,000, the bank also offers legal subsidy pegged to percentage of the loan.
Strong in Commercial Property Lending
SMEs in the commercial property space knows the competitiveness, flexibility and fast approval from UOB bank when it comes to financing their purchase of shophouses, retail and office units. It is also one of the few banks catering even to industrial B1 units for individuals buying in their own names.
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10 Major Mortgage Lenders In Singapore
Lowest 2.50% Fixed (Min $500k)
Get lowest Singapore home loan rates, plus how to become mortgage-free in 6 years! Stop Paying Interest to the Bank! See mortgage rates from 10 banks: DBS, OCBC, UOB, SCB, Maybank, HSBC and many more (see below).
TYPE OF HOME LOANS IN SINGAPORE:
Home Loans for Private Properties (Resale Completed) in Singapore
Singapore mortgage market is vibrant and super-competitive evident from the razor-thin interest spreads and the final rate charged by mortgage banks which can go as low as 1% to 1.50% (all-in rate) during trough in cycles (see the interest rate cycle). Thus, it is tough to operate and compete for business as mortgage lenders in Singapore, but it is good news to end consumers looking for some of the lowest financing rates in the world!
Banks in Singapore could extend financing to both locals and most foreigners for all types of private properties from residential homes which include condominiums, executive condominiums (a hybrid between private condo and HDB), cluster housing, or landed properties (inter-terrace houses, corner terrace, semi-detached, bungalows) to commercial properties which include retail shops, shophouses, strata-office units to industrial B1 (light) units.
Besides taking out a new mortgage for purchase, homeowners could also refinancing their home loans to take advantage of better rates or mortgage terms from one bank to another, typically after a lock-in period of 2 years in Singapore. For all resale completed properties, homeowners would first need to choose between fixed home loan rate or variable (floating) home loan rate. For fixed mortgage rates, Singapore banks generally only fix the rate for the initial 1 to 5 years of the loan tenure, after which interest rate reverts back to a floating rate which comes with a higher spread thereafter.
Next, homeowners would also need to choose the type of mortgage peg and there are three broad categories in Singapore: 1-month or 3-month compounded SORA (Singapore Overnight Rate Average), FDR or traditional BOARD rate. The old SIBOR or the Singapore Interbank Offer Rate, which had been used commonly to price home loans in Singapore since 2007, will be phased out after 2024.
Some lenders also offer FDR (fixed deposit rate) home loan mortgage pegs whereby the bank selects a pre-designated Singapore dollar fixed deposit tranche as the base rate to benchmark its home loans. It goes by different names according to the banks eg. FHR, FDR, TDMR, etc. We do extensive coverage of this FDR concepts in our blogs, something unique to the Singapore mortgage market.
Home Loans for Private Properties (Building-under-Construction, BUC) in Singapore
Like everywhere else, record per square foot (psf) prices are set for primary private market in Singapore as property buyers clamour for units in newly-launched projects in Singapore by both local and foreign property developers. Such uncompleted homes, or building-under-construction (BUC) properties, require a different type of financing called BUC loans which allow for progressive disbursement of the loan in accordance with the construction progress, after the purchaser’s own equity portion has been paid.
As such, BUC loans are mostly floating in nature with no lock-in period. However, there are cancellation fees involved to refinance a BUC loan prior to T.O.P., or the Temporary Occupation Permit, which act like a pseudo lock-in to deter homeowners from refinancing during the construction phase up to the point of legal completion or C.S.C (Certificate of Statutory Completion) which typically occurs about a year after T.O.P.
Bank Loan Vs. HDB Loan for HDB Flats in Singapore
You may qualify for home loans originated from or issued by Housing Development Board (HDB loan) itself if one of the applicant is a Singaporean and subject to you meeting all other HDB criteria on:
- household status (forms a family nucleus)
- household monthly income ceiling (less than $14,000)
- no ownership and interest in private properties including overseas properties
You will need to first obtain a HLE letter (HDB Loan Eligibility Letter), or private bank loan letter of offer, before you can commit to any HDB flat purchase be it resale or BTO (Build-to-order) flats. Check more details which may change from time to time on HDB website. Apply for HLE letter via the HDB e-service.
HDB loans are priced at CPF OA (Ordinary Account) interest rate at 2.50% plus a spread of 0.1%. Though CPF OA interest is governed by a formula based on the deposit rates of the 3 local banks in Singapore, the rate has remained stable for decades due to a statutory minimum rate (CPF Act) which applies when it falls below 2.50%.
Though the structure of HDB home loan rates are floating in nature with no lock-in period (you may redeem anytime), it has lagged commercial rates due to this peg to paltry deposit rates in Singapore for decades. Hence, it has remained at 2.60% and perceived as “somewhat like a fixed” home loan rate. This is a boon when interest rate cycle is in an upswing, but becomes a bane if interest rates were to drop and stay substantially below 2% for long periods like what we’ve been in the past decades.
Homeowners could switch or refinance from a HDB home loan to a private bank home loan but this action is non-reversible.
MortgageWise.sg has been legally contracted to represent all major mortgage lenders in Singapore. Currently we market & represent the following: DBS Home Loans, UOB Home Loans, OCBC Home Loans, Maybank Home Loans, Stanchart Home Loans, Citibank Home Loans, CIMB Home Loans, RHB Home Loans & Hong Leong Finance Home Loans. We also offer one of the best affiliate program Singapore for mortgages under our affiliated sister company PropertyWise Pte Ltd.
For mortgage calculators, go to our Mortgage Comparison Tool which shows you the monthly repayment based on the various actual packages once you enter your outstanding loan amount and the loan tenure.
GLOSSARY OF MORTGAGE RELATED TERMS:
- Loan-to-Value (LTV)
The ratio of debt to the market value of the property concerned. In Singapore, the maximum LTV allowed for a first residential property is capped at 75% of the property valuation (applies also when you take a bank loan for a HDB property) - Option-to-Purchase (OTP)
This is the legal document issued by the seller to the buyer in consideration of option fee (typically 1% for private properties) paid, which binds the seller from selling the property to anyone else. Developers too will issue OTP to buyers once 5% booking fee is paid. - Option Period
This is the time needed, from the point of getting the OTP from seller to the point of being exercised to the vendor’s lawyer, for the buyer to get his loan ready as well as for all legal requisites to be performed to ensure the property title is in good order - In-Principle Approval (IPA) or Approval-in-Principle (AIP)
Before giving away your 1% option fee to secure an OTP for purchases of private property or HDB in Singapore, you should first get an indication of how much is the maximum mortgage loan you could get approved for based on your current income. You do that so as not to get any nasty surprises later on the financing should Credit Bureau Singapore throws up some unfavorable scoring due to a credit card you cancelled long ago where it still shows some unpaid balances. - Eligible Financial Assets (Show Funds)
For those looking to stretch a little for a bigger purchase loan to get that dream house, you can do this legitimately via assessment on assets, besides the usual assessment on income. Eligible financial assets as stipulated by MAS includes cash (Sing dollar or foreign currencies), bonds and debentures, shares on SGX. Most will simply show their liquid funds which is why this is sometimes referred to as “show funds” in the industry. Only 30% of the funds you show, spread over 48 months, can be translated to (or be equivalent to) additional monthly income to boost your loan quantum after applying TDSR computation. You have to show the funds typically at two points in time – at the point of application, and again 1-2 weeks before completion when the loan will be disbursed. The alternative is to pledge the funds to the mortgagee bank for 4 years, in which case there’s no need to show and up to 100% of the amount can be used in the calculation, but the amounts involved will be significantly larger. For non-cash, these are subject to approval and certain haircuts may apply when the assets are not in cash. - Letter of Offer (LO)
This is the legal contract issued by the mortgagee bank to the borrower. You can secure the mortgage rates and package terms only when these are written into the LO. Typically, the offer lapses if not accepted by the borrower within 7 days. - Spread
This refers to the mark-up, or interest profit margin if you like, above the interbank borrowing rate SORA for the lender. This “spread” (though not commonly-used in this context) can also be a discount from a BOARD or PRIME lending rate if the bank uses that to price your mortgage. - Lock-in or Commitment Period
This is the period, typically 2 years, in the mortgage contract where the borrower is committed and unable to refinance out to another bank by fully redeeming the loan, failing which a lock-in penalty is imposed, typically 1.5% of the outstanding loan. - Early Repayment Fee/Penalty
Some mortgage contracts might allow you to redeem parts of the loan whilst still in a lock-in period. However, some might stipulate that any such early repayment within the commitment period will attract a penalty typically 1.5% of the amount redeemed, especially for fixed home loan rate contracts.
DISCLAIMER:
MortgageWise Pte Ltd is not in the business of providing financial advice nor are we licensed or regulated by MAS under the Financial Advisory Act (FAA) in Singapore. All information presented in this website are opinions and any representations given, whether by way of example, illustration or otherwise, are purely portfolio allocation advice and not recommendations or inducements to buy, sell or hold any particular investment product or class of investment product. All opinions are generic in nature and are not tailored to the particular circumstances of any reader. Seek advice from a qualified financial advisor before making any investment decision.
Though every effort has been made to ensure the accuracy of the information and figures presented, we make no representations or warranties with respect to the accuracy or completeness of the contents in this blog and specifically disclaim any implied warranties or fitness for a particular purpose. We shall not be held responsible for any financial loss or any other damages suffered whatsoever, directly or indirectly, if you choose to follow any of the advice or recommendations given in this blog.
