Comparing Rates Across 16 Banks Starts Here
Whether you’re Purchasing, Decoupling or Refinancing, we will advise you give you the lowest rates in Singapore.
FairLoan Mortgage SG
Lowest Home Loan Rate in Singapore
Key in Your Home Loan Details to Compare Rates
-
Latest Rates
Updated: 03 Feb 2026
Tailored Loan Solutions To Fit Your Financial Goals
Compare Singapore’s Lowest Fixed & Floating Mortgage Rates from All Major Banks
Mortgage Loan Headline
DBS Fixed Rate
- First year interest:
- Second year interest:
Mortgage Loan Headline
UOB 
CNY Floating Rate
- 1st Year interest:
- 2nd Year interest:
- Limited Tranche Promo Rate
Mortgage Loan Headline
UOB Fixed Rate
- First year interest:
- Second year interest:
Mortgage Loan Headline
Maybank 🧧HDB CNY Fixed Rate 🧧
- First year interest:
- Second year interest:
Mortgage Loan Headline
OCBC Fixed Rate
- First year interest:
- Second year interest:
Mortgage Loan Headline
BOC Fixed Rate
- First year interest:
- Second year interest:
- Greenmark Building Additional 0.05% disc
Mortgage Loan Headline
SCB Fixed Rate
- First year interest:
- Second year interest:
Mortgage Loan Headline
SCB Floating Rate
- First year interest:
-
Second year
interest:
Mortgage Loan Headline
OCBC HDB 5years Fixed
- First year interest:
- Second year interest:
- Waiver of penalty due to sale after 1year
Mortgage Loan Headline
UOB Fixed+
- First year interest:
- Second year interest:
- Y2: Optional change to Floating
-
Lowest rates
Updated: 03 Feb 2026
Lowest Singapore
Home Loan Rates in 2026
New Purchase
(Completed)
Limited Tranche
Refinancing
Limited Tranche
- NEWs
Stay Informed with Expert Mortgage Tips and Market Updates
Explore our latest articles covering mortgage advice, housing trends, bank rate updates and smart financial strategies.
Refinancing your home loan in Singapore can significantly reduce interest costs in 2026 if done correctly. By understanding penalties, loan structures, and bank differences, homeowners can make informed decisions and maximise savings through proper planning, comparison, and professional guidance throughout the refinancing process.
Buyer Stamp Duty and Additional Buyer Stamp Duty form a significant part of property purchase costs in Singapore. Understanding how stamp duties are computed, who pays what, when payment is due, and the risks of improper structuring helps buyers avoid costly mistakes and plan their property purchase more confidently in 2026.
A bank rejection does not always mean you are ineligible for a home loan. Income structure, debt ratios, credit profile, and bank-specific policies all matter. Understanding these factors and securing an IPA early can significantly improve approval chances.
Self-employed individuals can still secure a home loan in Singapore by understanding how banks assess income. From NOA and CPF-paid salaries to show funds and pledge funds, proper planning and structuring can significantly improve loan approval chances.
- Our Trusted Partners
Working with Leading Financial Institutions
We collaborate with Singapore’s top banks to bring you the lowest mortgage rates and reliable financing solutions
- FAQ
Frequently Asked Questions
1. Can I still do Decoupling? (Decouple)
Yes, decoupling is still legal in Singapore. Provided it is done properly and Legally
Decoupling refers to the process in which one owner of a property sells or transfers their share to the other co-owner, allowing one party to become a “new first-time buyer” and purchase another residential property without paying Additional Buyer Stamp Duty.
Yes, decoupling is still legal for private properties under URA rules if done correctly.
You cannot decouple an HDB anymore (HDB banned it in 2016).
You may legally decouple a private property only if:
✔ A real sale & purchase occurs (not a sham transaction)
The exiting owner must genuinely sell their share to the remaining owner at market value.
This requires:
A proper valuation
OTP & SPA
Buyer’s Stamp Duty (BSD) payable
Legal conveyancing
Genuine movement of funds
Loan eligibility (TDSR, income requirements)
✔ The remaining owner is financially able to buy out the other owner’s share
Meaning:
They must meet TDSR
They must qualify for the revised mortgage amount
They must show income (unless fully paying with cash/CPF)
✔ SSD must be paid if the property is within SSD period
This applies even for part-share transfers.
Example:
A couple buys a condo in 2023 → tries to decouple in 2025.
SSD applies because SSD is within 3 years (12% → 8% → 4%).
You cannot avoid SSD via “creative share splitting”.
✔ CPF refunds must be fully returned to the seller’s CPF OA
If the exiting owner used CPF for the original purchase, CPF refund is mandatory.
When is decoupling not allowed or considered illegal?
Here are cases where decoupling may be flagged as illegal tax avoidance under IRAS anti-avoidance rules.
1. Artificial share split (e.g., 99-1) done with the intention to avoid ABSD
Example of illegal pattern:
PR holds 99%
SC spouse holds 1%
After SSD period (or even before), SC “sells” the 1%
SC buys another property ABSD-free
IRAS has already successfully prosecuted multiple such cases under Section 33 of the Income Tax Act for tax avoidance.
If the intent is clearly ABSD avoidance, it may be illegal even if paperwork exists.
2. Buying BUC (under-construction) without income, using the other spouse’s income, intending to decouple later
Scenario IRAS/HDB flags:
PR/SC couple buys BUC condo
PR holds 99% because SC has no income
After 1–3 years, SC takes over the 99% when they start working
PR is freed up to buy another property without ABSD
This is a classic ABSD-avoidance pattern.
The intention is clear → IRAS can void it.
3. Decoupling during SSD period just to lower SSD
SSD applies to the valuation of the share being transferred.
Trying to “transfer only 1% first” to reduce SSD is non-compliant.
IRAS has explicit guidelines on this.
4. Sham transactions where no real money changes hands
Examples:
“Paper transfer” with no CPF refund
“Loan” from spouse not documented
Transfer done using circular funds
Over-declared liabilities to hide affordability
These are illegal and easily traceable by IRAS through bank trails.
2. Are mortgage rates in Singapore expected to drop in 2026? (SORA forecast and expert outlook)
The benchmark Singapore Overnight Rate Average (SORA) has been trending downward
Recent data show that 3-month SORA (a key reference rate for floating home loans) dropped sharply in 2025.
Some analysts forecast that by end 2025 or into 2026, 3M-compounded SORA could ease further, possibly hovering near the lower end (e.g. ~1.3%–1.4%).
Given the close link between SORA and bank loan pricing, a lower SORA tends to lead to cheaper floating-rate mortgages.
• Banks are already lowering fixed-rate packages. (Signs of competition and borrower-friendly pricing)
As of 2025, fixed-rate home-loan packages have dropped significantly to 1.40% compared to the 2022–2023 peak of 4.5%
This suggests lenders believe borrowing costs will remain manageable, or are pricing competitively to capture demand, a good sign for prospective buyers or those looking to refinance.
• Lower global interest rates and stable inflation outlook could ease upward pressure
Singapore’s SORA, though a domestic benchmark, is influenced by global liquidity and inflation, which in turn are shaped by global central bank moves (e.g. rate cuts by major economies) and macroeconomic stability.
If global headwinds ease and inflation remains contained, the environment could support lower borrowing costs in Singapore by 2026.
So for floating-rate borrowers, and for those whose fixed-rate periods end in 2026, this could be an opportunity to reprice or refinance, potentially saving thousands over the loan tenure.
But there are also reasons to be cautious because further “drop” is not guaranteed
• Most of the “easy gains” may already be in the past few quarters
By 2025, much of the major drop in SORA has already occurred.
Some mortgage-market analysts suggest that while there may be further easing, the magnitude could be modest.
• Global uncertainty remains high; inflation, geopolitical risk, and currency fluctuations could reverse trends
Because SORA is tied to interbank liquidity and global funding costs, any global shock (e.g. rising commodity prices, inflation resurgence, financial stress) could push rates back up.
Domestic monetary environment (while partly influenced by global condition) is managed via FX-based policy by the Monetary Authority of Singapore (MAS), not a simple interest-rate target. That means interest costs don’t always move in lockstep with global rates.
• Banks may adjust spreads or loan-package pricing even if SORA falls
A lower SORA doesn’t always mean lower monthly repayments: banks could increase their spread margins or reprice fixed packages to protect profitability, especially if they expect volatility or tighter funding conditions.
What this means for homebuyers (My Advice as an Advisor)
If I were advising a client today, this is how I’d approach it:
If you are on floating-rate or moving toward refinance/expiry: 2026 may be a good window to review or refinance. The odds favour modest rate drops or stable low rates, especially if global conditions stay calm.
If you are on fixed-rate now: don’t assume refinancing is automatically better. Review the fixed rate versus forecast SORA + bank spreads. If fixed rate is still competitive and your budget is stable, it may make sense to stay.
If you’re buying a property in 2026: this could be a good moment to negotiate: banks may be more competitive to attract buyers, and mortgage costs may be relatively lower compared to prior years.
Do not count on dramatic “free-fall” rates: while a dip is plausible, banking on a crash may lead to budget stress if global conditions shift. Plan your repayments assuming rates remain within current low-to-mid range.
What to Watch in 2026 (Signals That will Affect Mortgage Rates)
You should monitor these factors closely, they’ll influence what happens to your home loan costs:
Movements in SORA (1M, 3M) and swap/wholesale SGD rates
Global inflation data and major central bank (e.g. U.S. Federal Reserve) policy signals
Domestic liquidity and SGD exchange rate trends (since MAS does FX-based policy)
Bank lending spreads & loan package promotions
Supply and demand conditions in Singapore’s property and credit markets
My Forecast for 2026: Less Pain, But Not Party-Level Gains
If forced to pick, I expect that:
SORA-pegged floating loans will trend modestly downwards or stay stable through 2026.
Fixed-rate packages may continue to hover in the low to mid 1% range, with occasional promotional dips depending on competition.
For many borrowers, refinancing or repricing around 2026 could yield meaningful savings, though those savings will be incremental, not dramatic.
Volatility remains a risk, so a balanced, prudent mindset is key.
3. Should I refinance or reprice my home loan in Singapore? What’s the difference?
Many homeowners in Singapore get confused between refinancing and repricing, and choosing the wrong one can cost you thousands of dollars over the next few years. Both options help you secure a lower interest rate once your lock-in period ends, but they work differently, have different costs, and are suitable for different situations.
To decide correctly, you must understand what each option really means.
What is Repricing?
Repricing means switching your existing home loan to a different loan package within the same bank.
You stay with the same bank, but the bank offers you a new interest rate structure, usually to retain you as a customer.
Advantages of repricing:
Usually Free
No legal work needed
Fast approval
Best for homeowners who:
Want convenience
Prefer not to deal with paperwork
Have tight timelines (e.g., lock-in ending soon)
Disadvantages of repricing:
Bank may not offer the lowest rate in the market
Limited options, you are stuck with whatever your bank gives
Banks sometimes offer “loyalty packages” that sound good but are not competitive
Repricing is like renegotiating your phone plan with the same telco, convenient, but not always the cheapest.
What is Refinancing?
Refinancing means switching your home loan from your current bank to a different bank.
You move your mortgage completely, and the new bank gives you fresh rates, often much lower than your existing package.
Advantages of refinancing:
Access to the entire market
Usually the lowest rates and best promotions
Potential savings: $5,000 to $20,000 over 3 years, depending on loan size
Usually comes with legal subsidies to cover costs.
Disadvantages of refinancing:
Higher upfront administrative work
Legal & valuation fees may apply (unless subsidised)
Takes 4–8 weeks to complete (Including Notice Period)
Refinancing is like changing your telco, broadband, or insurance provider, more work, but often much better value.
Refinance vs Reprice: Which One Should You Choose?
Choose Repricing If:
You want maximum convenience
Your remaining loan amount is small (e.g., < $200k)
You’re near the lock-in end date and want something fast
Your current bank offers a competitive rate close to market levels
Choose Refinancing If:
You want the lowest rates in the market
Your loan size is large (Above 250k for HDB and above 450k for Private Property)
You’re willing to do some admin to save thousands
You want to switch from:
Fixed → Floating
Floating → Fixed
SORA packages → promotional packages
You want better terms or perks (e.g., shorter lock-ins, no penalty for sale, etc.)
Advisor Tip: Many homeowners reprice blindly and overpay for years
Banks often offer repricing packages that sound cheap but are not the best value.
Many homeowners accept them because they assume their bank is giving them a good deal.
In reality, a different bank may offer 0.20–0.40% cheaper rates, which could mean:
$100–$300 cheaper per month
$4,000–$10,000 savings over 3 years
This is why a proper comparison is critical.
When should you review your home loan?
A good rule of thumb:
Start reviewing 3–6 months before your lock-in ends.
This gives you:
Enough time for refinancing paperwork
Time to compare all banks
A chance to avoid rollover rates (which are usually much higher)
What most people don’t know: You can refinance even during lock-in
You can apply during lock-in, as long as the loan completion happens after lock-in ends.
This lets you “book” a good rate early, especially when markets are volatile.
4. HDB loan vs bank loan: Which is better for BTO or resale buyers in 2026?
HDB Loan: A concessionary loan offered by HDB for eligible HDB flats. Interest rate is pegged to CPF OA rate + 0.1% (currently around 2.6% p.a.).
Bank Loan: Mortgage loan from commercial banks (e.g. for HDB resale, BTO, or private properties, though HDB flats must satisfy eligibility). Rates vary, fixed-rate for a set period (1–3 years), or floating SORA pegged rates.
Each loan type has distinct features in terms of rate, flexibility, upfront requirements, and suitability.
Pros & Cons of Each Loan Type (2025 Context)
Here’s how HDB and bank loans stack up today, based on recent data.
HDB Loan: Pros
Stable and predictable interest rate: 2.6% remains fixed, unaffected by market volatility. That makes budgeting easier.
Low or minimal cash required upfront: Downpayment and stamp duties can be covered via CPF OA savings (less cash outlay).
High Loan-to-Value (LTV) flexibility: Especially useful for BTO or resale purchasers without large savings.
Flexible repayments: No lock-in period, and you can prepay or repay early without penalty.
Lenient for those with modest credit/income profiles: Bank loans often require stricter credit history and income assessment.
HDB Loan: Cons
Interest rate may be higher than some bank packages today: In 2025, many banks offer floating/fixed rates below 2.6%, making bank loans more attractive.
Eligibility restrictions: There are income ceiling limits, and HDB loans are only for HDB flats (not private property or ECs).
Opportunity cost for CPF funds: Using CPF OA for loan or downpayment ties up retirement savings, consider long-term impact on CPF retirement adequacy.
Bank Loan: Pros
Potentially lower interest rates (floating or fixed), sometimes below 2.6%, if you catch a good package, total interest payable may be lower than HDB’s.
Flexibility in property types: Bank loans can finance HDB resale flats, BTO (if eligible), and also private properties (condos, landed, ECs), more versatile.
Possibility to refinance/reprice to capture lower rates: Many banks offer promotional packages; switching is possible (though with fees), good if you’re comfortable with periodic review.
Good for larger loan amounts or higher-income buyers, for those who don’t qualify for HDB loans (due to income ceiling), bank loans provide access.
Bank Loan: Cons / Risks
Rates may fluctuate after fixed-rate period; floating loans (SORA-linked) carry interest rate risk.
Higher upfront cash needed: Banks typically require at least 5% cash for downpayment (on top of CPF portion).
Lock-in period and prepayment penalties (for most packages), less flexibility than HDB loans if you want to pay off early or refinance quickly.
Stringent income/credit requirements: Approval depends on income, TDSR limits, credit history.
5. How much home loan can I borrow in Singapore? (MSR & TDSR usage explained)
The amount you can borrow for a home in Singapore is determined by a combination of Loan-to-Value limits (LTV), your income, your existing debts, and government rules meant to ensure borrowers do not overstretch themselves. The three most important frameworks are:
MSR (Mortgage Servicing Ratio ): applies only to HDB/BTO/EC purchases
TDSR (Total Debt Servicing Ratio): applies to all property loans (Including HDB)
CPF usage & withdrawal limits: determine how much CPF you can use for downpayment and loan servicing
Understanding these is essential for calculating how much home you can actually afford.
Loan-to-Value (LTV): The First Rule That Determines Your Maximum Loan
Before diving into MSR and TDSR, the LTV limit is the simplest baseline:
If you take an HDB Loan → Up to 75% financing
(25% Downpayment can be CPF)
If you take a bank loan → Up to 75% financing
(min 5% must be cash, remaining 20% cash/CPF)
If the borrower has existing housing loans, the LTV decreases further:
2nd housing loan → Max 45%
3rd housing loan → Max 35%
So even before MSR/TDSR, the LTV already caps your borrowing power.
Mortgage Servicing Ratio (MSR): Applies Only to HDB (BTO & Resale) and ECs
The MSR rule states that:
Your monthly mortgage instalment cannot exceed 30% of your gross monthly income.
Example:
You earn $6,000/month → Maximum mortgage instalment allowed = $1,800/month
This limits your loan quantum.
MSR applies to:
BTO flats
HDB resale flats
Executive Condominiums (ECs) bought new from developer
It does not apply to:
Private condos
Resale ECs (after 5years collective TOP)
Landed homes
MSR is very strict, even if you want to borrow more, you legally cannot if MSR is breached.
Total Debt Servicing Ratio (TDSR): Applies to All Property Loans
The TDSR rule states:
Your total monthly debt repayments cannot exceed 55% of your gross monthly income.
This includes:
Housing loan instalments
Car loans
Student loans
Personal loans
Credit card instalments
Buy-now-pay-later obligations
Renovation loans
Example:
You earn $10,000/month → Max allowable debt servicing = $5,500/month
If you already have $1,000 in existing debt, only $4,500/month is left for mortgage servicing.
For private property buyers or bank-loan HDB buyers, TDSR is often the main limiting factor, especially for those with car loans or personal loans that eat into their debt allowances.