TDSR & MSR Calculator Singapore
How much home loan can you get from a bank? See your maximum loan and affordable property price under the MAS TDSR, MSR and LTV rules.
MSR (30%) applies only to HDB flats and ECs. TDSR (55%) applies to every property loan.
Leave blank to see the highest price your income supports.
Gross monthly salary. For joint buyers, add everyone’s income together.
Average monthly bonus, commission or allowances over the last 12 months. Banks count at most 70%.
Rent from another property under a tenancy agreement. Banks count at most 70%.
Car loan, personal loans, minimum credit card payments and existing home loan instalments.
If age + tenure goes past 65, the LTV limit drops by 20 percentage points.
Up to 35 years for private property and 30 years for HDB flats.
Your package’s rate after any promotional period. The loan amount is tested at 4% or this rate, whichever is higher.
Your home loan limit
Limited by: TDSR (55% of income)
Estimates based on MAS rules for bank loans: TDSR 55%, MSR 30% for HDB flats and ECs, a 4% stress-test floor and a 30% haircut on variable and rental income. Banks may apply stricter haircuts. Not financial advice — your bank’s in-principle approval is final.
Down payment needed
Lower LTV because the tenure is long or the loan runs past age 65.
TDSR after this loan
About this TDSR and MSR calculator
Before a bank lends you money for a home in Singapore, it has to check three Monetary Authority of Singapore (MAS) limits. This calculator runs all three and tells you which one decides your loan.
TDSR (Total Debt Servicing Ratio) caps all your monthly debt repayments — the new home loan plus car loans, personal loans and other mortgages — at 55% of your gross monthly income. Banks don’t test it at your actual rate: they use the higher of 4% a year and your package rate, so the loan still fits if rates rise.
MSR (Mortgage Servicing Ratio) applies only when you buy an HDB flat or an Executive Condominium. It caps the home loan instalment alone at 30% of income, and is usually tighter than TDSR.
LTV (Loan-to-Value) limits the loan to a share of the property price: 75% for your first housing loan, 45% if you already have one, 35% if you have two or more. If the tenure is long or the loan runs past age 65, each limit drops by 20 points. The rest is your down payment, of which a minimum must be paid in cash.
Banks also discount uncertain income: only 70% of variable income (bonus, commission) and 70% of rental income counts. Enter your numbers and see the maximum loan, the highest price your income supports, the down payment and the monthly instalment.
How to use it
- Choose private property or HDB/EC.
- Enter fixed, variable and rental income per month. For joint buyers, add incomes together.
- Enter your other monthly debts and how many housing loans you already have.
- Set your age, tenure and loan rate. For joint buyers, use the income-weighted average age.
- Optionally enter a property price to check a specific unit; leave it blank to see the highest price you can afford.
Key terms and concepts
TDSR: total monthly debt repayments ÷ gross monthly income, capped at 55%.
MSR: home loan instalment ÷ gross monthly income, capped at 30% for HDB flats and ECs.
Stress-test rate: banks size the loan at 4% a year or the package rate, whichever is higher.
LTV: the maximum loan as a share of the price or valuation, whichever is lower.
Minimum cash: the part of the down payment that cannot come from CPF — 5% for a first loan at 75% LTV, 10% at 55% LTV, and 25% for a second or later loan.
Income haircut: banks count at most 70% of variable and rental income.
Common use cases
- Checking how much you can borrow before viewing condos.
- Seeing whether a car loan will shrink your home loan.
- HDB upgraders checking the 45% LTV and 25% cash rule for a second property.
- Comparing a 25-year and a 30-year tenure.
- Couples working out a joint budget from combined income.
Examples
Example 1 — private condo, $10,000 income, $500 car loan, age 35, 30 years at 3%. TDSR room is $5,500 − $500 = $5,000 a month. Tested at 4%, that supports a loan of about $1.05 million. At 75% LTV, the highest price is about $1.40 million.
Example 2 — HDB resale with a bank loan, $6,000 income, no debts, 25 years. MSR caps the instalment at $1,800, which supports about $341,000. MSR binds before TDSR.
Example 3 — second property, $20,000 income, $2 million price. Income would support over $2 million, but LTV for a second loan is 45%, so the loan is $900,000 and at least $500,000 (25%) must be cash.
Example 4 — age 60 with a 30-year tenure. The loan would run past 65, so LTV drops to 55% and minimum cash rises to 10%.
Important notes
Bank loans only. For an HDB concessionary loan, use the HDB loan eligibility calculator; HDB uses its own 30% MSR and 3% rate floor.
Rules to confirm. The tenure thresholds (35 years private, 30 years HDB; lower LTV beyond 30 / 25 years or past age 65) and cash minimums follow MAS rules as published; check mas.gov.sg or your bank before committing.
Stricter banks. 70% is the most that can be counted for variable and rental income; some banks count less, and self-employed income may need two years of tax assessments.
Not included: stamp duties (BSD, ABSD), legal fees, valuation shortfalls and the option fee.
Not financial advice. Get an in-principle approval before you pay an option fee.
Frequently asked questions
How much home loan can I get in Singapore?
Your monthly debts, including the new loan, must stay within 55% of income (TDSR), tested at 4% interest. For HDB flats and ECs, the instalment alone must also stay within 30% (MSR). The loan is then capped by LTV — 75% for a first loan.
What is the difference between TDSR and MSR?
TDSR counts all your debts and applies to every property loan, capped at 55%. MSR counts only the home loan instalment, applies only to HDB flats and ECs, and is capped at 30%.
What interest rate do banks use for TDSR?
The higher of 4% a year and the loan’s own rate after any promotional period. This is why your actual instalment is usually lower than the limit.
Does MSR apply to condos?
No. MSR applies only to HDB flats and Executive Condominiums. Private condos and landed homes are limited by TDSR and LTV.
How is bonus or commission counted?
Banks count at most 70% of variable income, usually averaged over the last 12 months. Rental income is also counted at no more than 70%.
What is the LTV limit for a second property?
45% if you already have one housing loan, and at least 25% of the price must be paid in cash. With two or more loans, LTV is 35%.
Why does my LTV drop to 55%?
Because the tenure is longer than 30 years for private property (25 for HDB), or the loan would run past age 65. Shortening the tenure can restore 75%.
Is this an official bank or MAS calculation?
No. It is an estimate using published MAS rules. Banks apply their own policies; get an in-principle approval before committing.