Start from the price tag instead of the payslip. This works backwards through LTV, the 4% stress test, TDSR and MSR to the monthly income a bank needs to see.
Assumes a bank loan at the maximum LTV, with the loan ending by age 65. Going past the standard tenure (30 years, 25 for HDB) cuts LTV by 5 points.
For a first private property on a 30-year loan with no other debts, you need a recognised monthly income of roughly 0.65% of the purchase price. A S$1.5 million condo needs about S$9,765 a month.
The chain is short. The bank lends at most 75% of the price. It works out the instalment on that loan at a 4% stress-test rate, not the rate you are offered. Under TDSR that instalment, plus every other debt you have, must fit inside 55% of your gross monthly income.
| Price | 75% loan | Instalment at 4% | Income, private | Income, new EC | 25% down |
|---|---|---|---|---|---|
| S$500,000 | S$375,000 | S$1,790 | S$3,255 | S$5,968 | S$125,000 |
| S$750,000 | S$562,500 | S$2,685 | S$4,883 | S$8,952 | S$187,500 |
| S$1,000,000 | S$750,000 | S$3,581 | S$6,510 | S$11,935 | S$250,000 |
| S$1,250,000 | S$937,500 | S$4,476 | S$8,138 | S$14,919 | S$312,500 |
| S$1,500,000 | S$1,125,000 | S$5,371 | S$9,765 | S$17,903 | S$375,000 |
| S$1,750,000 | S$1,312,500 | S$6,266 | S$11,393 | S$20,887 | S$437,500 |
| S$2,000,000 | S$1,500,000 | S$7,161 | S$13,020 | S$23,871 | S$500,000 |
| S$2,500,000 | S$1,875,000 | S$8,952 | S$16,276 | S$29,838 | S$625,000 |
| S$3,000,000 | S$2,250,000 | S$10,742 | S$19,531 | S$35,806 | S$750,000 |
| S$4,000,000 | S$3,000,000 | S$14,322 | S$26,041 | S$47,742 | S$1,000,000 |
First property, 30-year tenure, no other debts, all income fixed. “Income, private” uses TDSR 55%. “Income, new EC” uses MSR 30%, which applies to ECs bought from a developer. New ECs also carry a household income ceiling set by HDB, so check the current figure before relying on the higher rows.
HDB flats are capped by MSR at 30%, so you need roughly 1.3% of the price in monthly household income on a 25-year loan. A S$700,000 resale flat needs about S$9,237 a month.
| Price | 75% loan | Instalment at 4% | Income needed | 25% down |
|---|---|---|---|---|
| S$400,000 | S$300,000 | S$1,584 | S$5,278 | S$100,000 |
| S$500,000 | S$375,000 | S$1,979 | S$6,598 | S$125,000 |
| S$600,000 | S$450,000 | S$2,375 | S$7,918 | S$150,000 |
| S$700,000 | S$525,000 | S$2,771 | S$9,237 | S$175,000 |
| S$800,000 | S$600,000 | S$3,167 | S$10,557 | S$200,000 |
| S$900,000 | S$675,000 | S$3,563 | S$11,876 | S$225,000 |
| S$1,000,000 | S$750,000 | S$3,959 | S$13,196 | S$250,000 |
| S$1,200,000 | S$900,000 | S$4,751 | S$15,835 | S$300,000 |
| S$1,500,000 | S$1,125,000 | S$5,938 | S$19,794 | S$375,000 |
Bank loan, 25-year tenure, stress-tested at 4%, MSR 30%. A loan from HDB itself is assessed by HDB on different terms. If you have enough cash and CPF to borrow less than 75%, the income you need falls in proportion.
| Move | What it does |
|---|---|
| Put more down | Every S$100,000 less you borrow cuts the income needed by about S$870 a month under TDSR, or S$1,590 under MSR (30-year loan) |
| Clear other debts | Each S$1,000 of monthly debt adds about S$1,818 to the income TDSR requires |
| Add a co-borrower | Banks add both incomes together, so the requirement is shared |
Banks assess gross monthly income before your own CPF deduction. Employer CPF contributions are generally not counted.
Self-employed and commission-based income is treated as variable, so only 70% counts, usually based on your latest Notice of Assessment.
Yes, a longer tenure lowers the stress-tested instalment. But past 30 years (25 for HDB), or if the loan runs beyond age 65, the LTV cap drops by 5 percentage points and you need a bigger downpayment.
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bigcarrotlah@gmail.comEstimates based on MAS rules current in 2026. Individual banks apply their own credit assessment, and pledged assets, guarantors and income-weighted average age can change the outcome. Confirm with a bank or mortgage broker before committing.