CPF Home Protection Scheme Premium Estimator
Estimate the annual premium of the Home Protection Scheme (HPS), the mortgage insurance for your HDB flat, from your age, sex, loan type, outstanding loan and loan term.
Your age on your last birthday (21 to 64). CPF’s table uses your age at your next birthday, which this page adds for you.
HDB concessionary and market-rate loans have different premium rates.
The loan amount to be covered, in dollars.
How long you will take to repay the loan, from 1 to 35 years.
Use 100 if you are the only owner. Co-owners split the cover, but the household total must be at least 100%.
Your estimated premium
HPS covers members aged 21 to 65, and CPF’s rate table stops at age 64 on your last birthday. Enter an age from 21 to 64.
Premiums are paid each year from your CPF Ordinary Account for 90% of the cover period. This is the standard rate for a new application: members with pre-existing health conditions may pay more. Check with CPF for your actual premium.
How it adds up
About this Home Protection Scheme premium estimator
The Home Protection Scheme (HPS) is the mortgage insurance for HDB flats. If you die, become terminally ill or become totally and permanently disabled before you finish paying your housing loan, it pays off the outstanding loan so that your family does not lose the flat. You are required to be insured under HPS if you use your CPF savings to pay the monthly instalments on your HDB flat; it insures you up to age 65 or until the loan is paid up.
The annual premium depends on five things: your age and sex, the type of loan (HDB concessionary rate or bank loan at the market rate), the outstanding loan, how long you will take to repay it, and your share of the cover. This page uses the rate table from CPF’s own premium calculator, so it returns the same figures to the cent. We checked it against the official calculator for 16 combinations of age, sex, loan type, loan size and term.
Cover and payment period. Cover runs to age 65 or the end of your loan, whichever comes first. You pay premiums for 90% of that period, rounded down. A 25-year loan taken at 35 is covered for 25 years, and you pay for 22. The premium is the same every year, deducted automatically from your Ordinary Account.
Why older buyers pay much more. The cover period is capped at age 65, but the risk of death or disability rises quickly with age. A 35-year-old man with a $300,000 HDB loan over 25 years pays $276 a year; at 55 the same loan costs $2,652 a year, even though you only pay for 9 years.
How to use it
- Enter your age on your last birthday, and pick your sex.
- Choose the loan type: HDB loan or bank loan.
- Enter the loan amount and the loan term in years.
- Change your share of cover if the flat has co-owners, for example 50% each for a married couple.
- Read the annual premium, how many years you pay for, and the total.
Key terms and concepts
Home Protection Scheme (HPS): mortgage-reducing insurance run by the CPF Board. It covers death, terminal illness and total permanent disability.
Mortgage-reducing cover: the amount insured falls as your loan falls, so the premium is level but the cover shrinks.
Share of cover: the percentage of the loan you insure. Co-owners can split it, but together they must insure at least 100%.
Age next birthday: CPF’s rate table is indexed by this age, which is your age last birthday plus one.
Premium payment term: 90% of the cover period, rounded down, so a 30-year loan means 27 years of premiums.
Common use cases
- Budgeting the yearly HPS deduction from your Ordinary Account before buying a flat.
- Comparing the premium on an HDB loan against a bank loan.
- Seeing how a shorter loan term changes the premium.
- Working out each co-owner’s premium when you split the cover.
- Checking the premium on a mortgage insurance quote or your CPF statement.
Examples
Example 1 — a man of 35. HDB loan of $300,000 over 25 years: $276.00 a year, paid for 22 years, $6,072 in total. On a bank loan the same case is $286.20.
Example 2 — a woman of 35. Same loan, same term: $222.90 a year on an HDB loan and $230.10 on a bank loan. In CPF’s table a woman never pays more than a man of the same age.
Example 3 — a man of 45. $300,000 over 25 years: $867.60 a year. Cover stops at 65, so it lasts 20 years and you pay for 18.
Example 4 — a man of 55. $300,000 over 25 years: $2,652.00 a year for 9 years, because cover ends at 65.
Example 5 — a woman of 25. HDB loan of $200,000 over 15 years: $88.20 a year for 13 years.
Important notes
Official sources (verified 14 October 2026).
- Rates and method: the rate table and calculation come from the CPF Home Protection Scheme premium calculator.
- Cover to age 65, 90% payment period, five premium factors: HPS handbook.
An estimate, not a quote. The rates are standard illustrative rates for new applications. Members with pre-existing health conditions may pay more. The calculator does not cover changes to existing cover, which you request from CPF in writing.
Use the term of your loan. The premium changes with the loan term, and the cover period is the shorter of the term and the years left to age 65, so enter the term you actually took.
Not covered here: private mortgage-reducing plans sold by insurers (you can apply to CPF for an HPS exemption if you already have one that qualifies), and premium refunds or adjustments after you repay early or refinance.
Not financial advice. Confirm your premium with the CPF Board.
Frequently asked questions
What is the Home Protection Scheme?
It is mortgage insurance for HDB flats run by the CPF Board. If you die, become terminally ill or become totally and permanently disabled before the loan is repaid, it pays off the outstanding loan so your family keeps the flat.
How much is the Home Protection Scheme premium?
It depends on your age, sex, loan type, outstanding loan, loan term and share of cover. A 35-year-old man with a $300,000 HDB loan over 25 years pays about $276 a year; the same loan at 55 is about $2,652 a year.
Until what age does HPS cover me?
Until age 65 or until your housing loan is fully paid, whichever is earlier. HPS covers members aged 21 to 65.
How long do I pay the premium?
For 90% of the cover period, rounded down. If your cover period is 30 years, you pay for 27 years.
Where is the premium paid from?
It is deducted automatically each year from your CPF Ordinary Account. If your Ordinary Account balance is not enough, CPF will ask you to top it up, or a family member who co-owns the flat can authorise CPF to use their Ordinary Account savings for the shortfall.
Why is the premium higher for an HDB loan or a bank loan?
The two loan types use different rate tables. In CPF’s table the bank loan (market rate) premium is a little higher than the HDB loan premium for the same age, sex, amount and term.
Is this the same as CPF’s own calculator?
It uses the same rate table and method, and matches the official results to the cent in our checks. It is still an estimate: CPF’s figures apply to new applications at standard rates, and members with pre-existing health conditions may pay more.