About this calculator
In Singapore the mortgage itself is the easy part — the stamp duties and the borrowing rules are where the money is. Everyone pays Buyer's Stamp Duty (BSD) on banded rates up to 6% on the slice above S$3 million. On top of that, Additional Buyer's Stamp Duty (ABSD) is charged by identity: 0% for a citizen's first home, 20% for their second and 30% for their third; 5/30/35% for permanent residents; a flat 60% for foreigners and 65% for companies. On a S$1.5 million home the ABSD alone ranges from S$0 to S$975,000 depending on who is buying — pick your profile above and the calculator applies your schedule.
The loan is constrained by MAS rules rather than by the bank's generosity: a first bank housing loan is capped at 75% LTV (45% for a second, 35% for a third), and your Total Debt Servicing Ratio — all debt payments, with this loan assessed at a 4% stress rate — must stay under 55% of gross monthly income. The calculator enforces the LTV cap for your loan count and reports your TDSR usage at the stress rate. HDB flats and executive condos also face the 30% Mortgage Servicing Ratio; HDB's own loan is at 2.6% (CPF OA rate + 0.1) with the same 75% LTV since August 2024.
How to use it
- Enter the property price and pick your buyer profile and property count — these set your ABSD rate.
- Set the loan-to-value; the MAS cap for your loan count (75/45/35%) is enforced.
- Add the interest rate and tenure (bank packages are commonly priced off SORA or fixed for 2–3 years).
- Enter your gross monthly income to see your TDSR usage at the 4% stress rate banks must use.
- Read the monthly repayment and the real upfront cash: down payment plus BSD and ABSD.
The formula
The repayment is the standard annuity formula. The Singapore-specific parts are the duties — BSD is marginal (each slice of the price at its own rate), ABSD is a flat percentage of the full price set by your profile and property count — and the TDSR test, which re-prices your loan at a 4% medium-term rate before dividing by your income; the result must be 55% or lower across all your debts.
Worked example
A S$1,500,000 private home bought by a Singapore citizen as a first property: BSD is S$44,600 (1% of $180k + 2% of $180k + 3% of $640k + 4% of $500k) and ABSD is S$0. A 75% loan of S$1,125,000 at 2.00% over 30 years costs S$4,158 a month, and uses about 45% of a S$12,000 income at the 4% stress rate — inside the TDSR. The same home bought by a foreigner carries S$900,000 of ABSD at 60%, plus the same BSD: the tax is worth more than the entire down payment.
Frequently asked questions
How much is BSD on a S$1.88 million home?
S$63,600: 1% on the first $180,000 ($1,800), 2% on the next $180,000 ($3,600), 3% on the next $640,000 ($19,200), 4% on the next $500,000 ($20,000) and 5% on the remaining $380,000 ($19,000). BSD is charged on the higher of the price or the market value, and everyone pays it regardless of citizenship.
What ABSD does a Singapore PR pay on a second property?
30% of the full price — S$450,000 on a S$1.5 million home. The PR schedule is 5% on the first property, 30% on the second and 35% on the third and beyond. For citizens it is 0/20/30%; foreigners pay 60% on any residential purchase and entities 65%. (Nationals of the US, Iceland, Liechtenstein, Norway and Switzerland are treated as citizens under free-trade agreements.)
Why does the calculator cap my loan at 75% — or 45%?
Those are the MAS loan-to-value limits for bank housing loans: 75% if you have no outstanding housing loan, 45% with one, 35% with two or more (and lower still if the tenure runs past age 65 or beyond 30 years). The limits exist to cool leverage; the calculator enforces the headline caps for your loan count so the down payment and duties you budget are the ones you will actually face.
What is the TDSR and why is my loan priced at 4% in it?
The Total Debt Servicing Ratio caps all your debt repayments at 55% of gross monthly income. For the property loan, MAS requires banks to use a 4% medium-term interest rate — higher than most packages actually charge (SORA-based loans are around 1.5%–2.2% in late 2026) — so the payment tested is bigger than the one you will pay. If the usage shown here plus your other debts exceeds 55%, the bank must trim the loan. HDB flats and ECs add a second cap: the Mortgage Servicing Ratio of 30% for this loan alone.
What formula does this mortgage calculator — singapore calculator use?
Payment = P × r(1 + r)^n ÷ ((1 + r)^n − 1); ABSD = price × profile rate; TDSR usage = payment at 4% ÷ gross monthly income The repayment is the standard annuity formula. The Singapore-specific parts are the duties — BSD is marginal (each slice of the price at its own rate), ABSD is a flat percentage of the full price set by your profile and property count — and the TDSR test, which re-prices your loan at a 4% medium-term rate before dividing by your income; the result must be 55% or lower across all your debts. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.