Bridging finance
Bridging Loans for Short, Clear Timing Gaps
A bridging loan helps with timing, not affordability. It works when there is a clear event that will repay it — a sale completing, another loan coming through, or a payment landing. If there is no clear way to repay it, we will tell you this is not the right option for you.
Term, cost and repayment structure are subject to provider assessment.
- Indicative amount
- Varies by provider — contact us for an assessment
- Interest / fee structure
- Varies by provider — contact us for an assessment
- Repayment tenure
- Varies by provider — contact us for an assessment
- Processing time
- Varies by provider — contact us for an assessment
Amounts and terms depend on eligibility and provider assessment. Response time is not approval time; no approval date is promised.
Typical bridging use cases
Tell us what you need the financing for, and we'll help you explore suitable options.
Property purchase before sale completes
Covering the deposit or purchase while your current property is still being sold.
Completion timing gaps
When your purchase completes before your sale proceeds or CPF funds come through.
Waiting for a longer-term loan
Short-term cover while a term loan or mortgage is still being processed.
Business cashflow gaps
A short gap before money you are owed comes in.
Contract and project timing
Covering costs before a progress payment is approved and paid.
Time-sensitive opportunities
When an opportunity has a deadline that normal loan processing cannot meet.
Residential property: homes and private investment
Private residential financing covers homes such as condominiums and landed properties. Home-loan rules, outstanding housing loans and eligible CPF usage matter. HDB has separate requirements; do not treat HDB cash-out or eligibility as equivalent to private housing.
Commercial property: offices, retail and mixed-use
Commercial premises are assessed on approved use, value, business or rental cashflow and the borrower. Non-residential tax and CPF treatment differ from home purchases. Mixed-use shophouses need their residential and commercial portions checked separately.
Industrial property: factories and warehouses
Industrial loans need a check of approved activity, remaining lease, valuation and any lessor consents. JTC-related requirements apply to the relevant lease, not to every property automatically. An industrial unit cannot simply be assessed using retail or residential rules.
What if sale proceeds arrive late?
A bridge must still be repaid under its agreed terms if a sale or longer-term loan is delayed. Check the completion schedule, net proceeds after outstanding debt and costs, and a fallback plan. Do not assume a provider will automatically extend the facility; extra costs and enforcement risk may arise.
What does it cost?
Provider interest and charges
Check whether the rate is annual or monthly, flat or reducing-balance, and whether repayments include principal. EIR, where published, is separate from the advertised rate. Allow for processing, upfront, annual, legal, valuation and early-settlement charges where applicable.
Loura service fee
Separate from provider charges; no fee is assumed in the estimate. Your adviser confirms whether a Loura fee applies and its amount before you decide to proceed. All provider charges must be confirmed in the offer.
Purchase budget, down payment and upfront costs
Your budget includes the purchase price not covered by the approved loan, stamp duty, legal and valuation costs, and provider fees. Residential purchases may allow eligible CPF usage and may attract ABSD; non-residential transactions may involve GST instead. Keep Loura's service fee separate. Confirm the property's classification and your own tax position with a solicitor before committing.
CPF: using CPF to buy a homeIRAS: property stamp dutyIRAS: real estate GST
Refinancing, equity release and bridging risks
Refinancing replaces an existing loan; repricing changes terms with the same lender. Equity release requests extra borrowing against accepted security, not automatic access to all paper equity. Bridging needs a credible repayment event and a plan if completion is delayed. Compare redemption penalties, fees and total repayment, and do not assume either savings or a completion date is guaranteed.
Bridging Financing Calculator
Interest-only illustration with principal due at the end; the actual repayment event must be assessed.
Financing period (months)
- Estimated monthly interest
- S$1,500
- Requested financing
- S$300,000
- Estimated interest (12 mths)
- S$18,000
- Total repayment including principal
- S$318,000
- Upfront fees
- S$0
- Net proceeds
- S$300,000
- Total estimated financing cost
- S$18,000
Rate basis
Monthly figure is interest only. Principal is due at the end; total repayment includes that principal. Upfront fees are paid separately or deducted, not added to the loan. This rate is not EIR.
Short-term and revolving facilities usually charge interest only on the amount drawn; the principal is repaid or renewed at the end. Actual structures vary by provider.
Illustrative monthly interest at 6.0% p.a.
| Amount | 6 mths | 12 mths | 24 mths |
|---|---|---|---|
| S$100,000 | S$500 | S$500 | S$500 |
| S$300,000 | S$1,500 | S$1,500 | S$1,500 |
| S$500,000 | S$2,500 | S$2,500 | S$2,500 |
Illustrative estimate only, using illustrative example figures (amounts, rates, LTV and fees) — not verified provider offers, a loan offer or approval. Actual rates, fees, LTV, tenure and approval depend on the financing provider and your assessment. Provider, legal, valuation and other fees are excluded unless shown. Any Loura service fee is separate and disclosed before you decide to proceed.
Who may qualify?
- Property type and applicable borrowing rules
- Sale documents and expected net proceeds
- Existing mortgage balances and completion dates
- Ability to service costs if completion is delayed
Valuation, outstanding debt and who borrows
A valuation is not a guaranteed loan amount: the provider sets financing subject to applicable rules and its assessment. Existing property loans, charges, income and repayment obligations all matter. Individuals and sole proprietors can be subject to TDSR for non-residential property too. Companies generally undergo business credit assessment instead, but a vehicle set up solely to purchase property can fall within the TDSR rules. Company ownership is not an automatic exemption.
Documents
No documents are needed for the initial enquiry.
- Purchase and sale agreements
- Current mortgage and redemption statements
- Completion schedule and repayment evidence
- Income records and relevant CPF information
Additional documents may be requested by the financing provider depending on your case.
Documents and repayment planning
No documents are required for the first enquiry. Later, prepare purchase or ownership records, valuation details, existing loan balances and income or business records relevant to the borrower. Residential cases may need CPF records; industrial cases may need lease and use consents instead. The calculator illustrates equal monthly repayments at a constant customer-entered rate, excluding fees, rate changes and bridging repayment structures.
How it works
01
Tell us what you need
A short enquiry with the basics.
02
We review your situation
We review your situation against the provider's requirements.
03
We help you explore suitable options
We explain the options that may suit you.
04
You decide whether to proceed
We do not submit an application without your instruction.
FAQ
Does bridging solve affordability problems?
No. It addresses a timing gap with a credible repayment event, not an ongoing inability to afford a purchase. Assess the permanent loan and bridge together.
Can I rely on an expected sale price?
Use documented sale proceeds and account for existing debt, costs and relevant CPF refunds. A hoped-for sale price or unapproved refinance is not a guaranteed exit.
What happens if completion is delayed?
Costs can continue and repayment remains due under the agreement. Check fallback funding and any extension terms before committing. The property may be at risk if secured repayments are not met.
Can I use the monthly calculator for a bridge?
It illustrates only equal monthly repayments at a constant rate. A bridge can have a different interest and principal structure, so use the provider's actual schedule to assess its cost.
Is there a guaranteed approval date?
No. Assessment, documents, security and legal work affect timing. No documents are required for the first enquiry, which is not a lender approval.
Ready to explore your financing options?
Tell us what you need and a Loura adviser will contact you.