Mortgage / refinancing
Mortgage and Home Loan Refinancing
Compare repricing and refinancing for a private residential mortgage, counting lock-in, fees and repayment trade-offs. HDB financing follows separate rules and must be assessed separately; private-property equity release is not an HDB option.
Reviewed against lock-in, penalty and saving
- 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.
Where this facility fits
We start with the commercial problem you are solving, not with a product name.
Rate repricing
Negotiate a better package with the existing lender without a full switch.
Full refinancing
Move the loan where the total cost over the remaining tenure is clearly lower.
Tenure restructuring
Adjust tenure to change monthly commitment where servicing is tight.
Cash-out refinancing
Release equity alongside the refinance where the property supports it.
Post lock-in review
A scheduled review as the lock-in expires, so the rate does not drift.
Consolidating property debt
Bring multiple property facilities into a cleaner structure.
Purchase, refinancing or cash-out: what changes?
A purchase loan helps pay for a private condominium or landed home. Refinancing replaces an existing loan; repricing changes the package with the same bank. Cash-out is a separate request to borrow against available private-property equity, not a right to withdraw the difference between value and debt. HDB financing follows different rules and should be assessed separately.
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.
Down payment, CPF and upfront costs
Budget for the purchase price not covered by the approved loan, including any required cash portion. CPF Ordinary Account savings may support eligible residential purchases and repayments, subject to CPF conditions and usage limits. Allow separately for stamp duties, legal work, valuation and provider charges. Additional Buyer's Stamp Duty may apply depending on your ownership and buyer profile; your solicitor should confirm the amount before commitment.
Repayments and the cost of switching
Compare fixed and floating packages, what happens after any initial period, and repayments if rates rise. A longer tenure can lower monthly instalments but increase total interest. Before switching, check lock-in penalties, notice requirements, subsidy clawbacks and new legal or valuation costs. The calculator assumes a constant customer-entered rate and equal monthly repayments; it excludes fees, CPF movements and rate changes.
Residential Property Loan Calculator
Estimate a home loan amount, downpayment and monthly repayment, for purchase or refinancing.
Purpose
Illustrative loan-to-value (LTV)
Repayment tenure (years)
- Estimated monthly repayment (25 yrs)
- S$6,639
- Estimated loan amount (70% LTV)
- S$1,400,000
- Estimated downpayment / equity
- S$600,000
- Total scheduled repayment
- S$1,991,688
- Estimated interest
- S$591,688
- Upfront fees
- S$0
- Total estimated financing cost
- S$591,688
Reducing-balance annual interest; fees paid upfront, not financed.
About these LTV figures
The LTV options are illustrative examples, not confirmed limits. For residential property, MAS sets maximum LTV limits that depend on your age, the loan tenure and how many housing loans you already have — the top 75% applies only in the most favourable case (MAS: tenure and LTV limits). Bank loans are capped at 30 years for HDB flats and 35 years for other homes, and total debt repayments are limited to 55% of gross monthly income (TDSR), with a 30% mortgage servicing limit for HDB flats and ECs (MAS: rules for new housing loans).
The highest option is not an amount you can definitely borrow. Actual financing depends on the property, the borrower, any outstanding loan and the provider’s assessment.
Illustrative example at S$2,000,000 over 25 years, 3.0% p.a.
| LTV | Loan amount | Downpayment / equity | Monthly |
|---|---|---|---|
| 55% | S$1,100,000 | S$900,000 | S$5,216 |
| 60% | S$1,200,000 | S$800,000 | S$5,691 |
| 70% | S$1,400,000 | S$600,000 | S$6,639 |
| 75% | S$1,500,000 | S$500,000 | S$7,113 |
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.
Typically suited to
- Private residential property and remaining lease
- Income, total debt repayments and applicable MAS rules
- Outstanding housing loans and property charges
- Borrower age, tenure and credit history
Valuation, existing loans and affordability
Loan-to-value (LTV) means the loan as a share of the property's value. A provider assesses valuation, purchase price, remaining lease, borrower age, tenure and outstanding housing loans; it may offer less than a regulatory ceiling. TDSR considers your total monthly debt repayments against income, not just this mortgage. Exemptions can apply to some refinancing cases, so a new purchase and a refinance must not be treated identically.
What we will need to assess it properly
No documents are required for the initial enquiry. Additional documents may be requested later.
- Owners' and borrowers' identity records
- Income evidence and existing debt statements
- Property title, option or sale agreement
- Current mortgage statement and offer letter if refinancing
- CPF housing records where applicable
What to prepare after the first enquiry
For purchase, prepare the option or sale agreement, property details and income records. For refinancing or equity release, add your latest mortgage balance, offer letter, lock-in date and CPF housing usage where applicable. Ownership, existing charges and any required co-owner consent need checking before a provider can assess the request.
Mortgage refinancing is mostly done through banks. We only look at private funders when bank criteria can't be met. Read how the three financing routes differ.
Questions business owners ask
How much down payment will I need?
It is the part of the purchase price not financed, with any required cash portion assessed separately. Applicable home-loan limits, your existing housing loans and eligible CPF usage affect the split. Confirm it before signing a purchase commitment.
Can I refinance while still in a lock-in?
A switch may involve early-redemption penalties or subsidy clawbacks. Compare these with the full cost of the new package and the option of repricing; a lower headline rate does not guarantee savings.
Can I take cash out from my home?
Private-property equity release is subject to provider assessment, valuation, existing charges and applicable rules. It is not automatic, and HDB must be treated separately. CPF usage can also affect what is available.
Does a valuation guarantee the loan amount?
No. The provider also assesses income, existing debt, tenure and relevant regulatory limits. It may approve less than the property's apparent equity.
Do I need documents or a credit check to enquire?
No documents are required for this initial enquiry. If you proceed to a provider assessment, income, property and credit records may be required. An enquiry is not a lender application or approval.
Bank said no?
A bank decline doesn’t always mean you’re out of options.
Every financing situation is different. Loura helps you understand which financing route may be suitable for your business or property — and what information lenders may need to assess your case.
- Explore different financing routes
- Understand your options before submitting
- Speak with an adviser about the next step
Loura is an advisory firm. Any financing remains subject to the relevant provider’s own assessment and criteria.
Not sure where to start?
Loura helps you identify the financing route that best matches what you are trying to achieve.
You may benefit from speaking with us if:
- You need financing for a business
- You are looking for working capital or expansion funding
- You are considering refinancing existing facilities
- You need property-backed financing
- You want to understand different financing options before applying
You may need a different solution if:
- You are looking for a purely personal loan
- Your business has not started operating
- You are looking for financing outside our available routes
This is a general guide, not an eligibility decision. If you are unsure, ask us.
Questions people ask
Will applying through Loura affect my credit record?
Speaking with us does not. A credit record is affected when a provider carries out its own checks, which only happens after you confirm a submission. That is one reason we assess your position first.
Can I approach Loura if my bank has declined my application?
Yes. A decline from one provider does not mean every route is closed. We look at why it happened and whether another structure or provider type is a realistic fit.
What types of business financing can Loura help with?
Working capital, expansion, refinancing of existing facilities, property-backed financing, trade and invoice financing, equipment and asset financing, and project or renovation financing.
Can I use property as security for financing?
In many cases, yes. Property-backed financing depends on the property type, ownership, existing mortgage and the provider's own valuation and criteria.
Can I refinance existing business or property financing?
Refinancing is one of the routes we assess. We look at your current facilities, lock-in position and repayment profile before recommending anything.
How much information do I need to provide initially?
Only enough to understand your position — typically your contact details, what the financing is for, and a broad sense of your business or property. Full documents come later, once a route makes sense.
Do I have to accept an offer if one is available?
No. You are free to decline any option presented. Nothing is binding until you sign with a provider directly.
Will my information be submitted to a lender immediately?
No. Nothing is sent to any provider without your explicit instruction. You see and approve the shortlist first.
Talk through your financing position
A Loura consultant will review your position and tell you plainly what is realistic before anything is submitted anywhere.