Secured financing
Secured Financing Against Property and Business Assets
When a company or an individual holds property or substantial assets, a secured route can open facilities that unsecured lending cannot reach. It also puts an asset at risk, so the structure has to be right. We assess both sides before recommending anything.
Amount, tenure and LTV depend entirely on the asset, the profile and 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.
Where secured financing fits
Tell us what you need the financing for, and we'll help you explore suitable options.
Larger facility requirements
Where the amount needed exceeds what unsecured criteria will support.
Equity release from property
Using the value in a residential, commercial or industrial property.
Business expansion capital
Longer-tenure funding for capacity, premises or acquisition, supported by security.
Restructuring costly debt
Replacing expensive unsecured obligations with a serviceable secured facility.
Asset-backed business lines
Machinery, equipment, vehicles or receivables used to support a facility.
Cases with credit history issues
Where profile alone is not enough, security sometimes keeps a route open.
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 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.
Property Cash-Out / Equity Release Calculator
Estimate how much cash you may be able to release from a property you already own.
Property type
Illustrative eligible LTV
Repayment tenure (years)
- Estimated cash potentially released
- S$595,000
- Estimated maximum total financing (70% LTV)
- S$1,400,000
- Existing mortgage deduction
- S$800,000
- Gross equity release before fees
- S$600,000
- Upfront refinancing fees
- S$5,000
- Estimated interest
- S$702,619
- Total scheduled repayment
- S$2,102,619
Estimated monthly repayment on the full S$1,400,000 over 25 years: S$7,009. Gross equity is not the same as cash you can actually receive; lender, use-of-funds and regulatory restrictions may reduce it.
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 cash released at 70% LTV (before costs)
| Valuation | Mortgage S$500k | Mortgage S$1m |
|---|---|---|
| S$1,500,000 | S$550,000 | S$50,000 |
| S$2,000,000 | S$900,000 | S$400,000 |
| S$3,000,000 | S$1,600,000 | S$1,100,000 |
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 class, valuation and remaining lease
- Outstanding mortgage and other charges
- Purpose of funds and repayment capacity
- Applicable provider and regulatory requirements
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.
- Title and current mortgage statements
- Current offer letter and redemption terms
- Income or company financial records
- CPF usage for relevant private residential cases
- Lease and lessor requirements for industrial cases
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
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.
Can I refinance and release extra cash?
Only if the provider accepts the property and additional borrowing after checking existing charges and affordability. Compare lock-in costs, new fees and the use of funds before deciding. No amount or approval timeframe is promised.
Can I refinance or take cash out?
A provider must assess remaining lease, valuation, existing charges, use of funds and repayment capacity. Lessor terms may impose additional requirements. Neither cash-out nor refinancing savings are guaranteed.
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.
What happens if repayments are missed?
A secured provider may enforce against the property, which can also disrupt business operations. Allow for slower trading, maintenance and vacancies when assessing repayments. No documents are required for the initial enquiry, but later assessment needs property and financial records.
Ready to explore your financing options?
Tell us what you need and a Loura adviser will contact you.