Answer
What Is the Maximum Loan Tenure in Singapore?
It depends on whether you're taking a bank loan or HDB loan — and your age matters more than you'd think.
Answer: 30 years for bank loans on private property (35 years for HDB property with a bank loan), or 25 years for HDB concessionary loans. But the real limit is the age + tenure rule — age + tenure must not exceed 65 for 75% LTV, or 75 for reduced 55% LTV.
Maximum Loan Tenure at a Glance
| Loan Type | Max Tenure | Age + Tenure Limit | LTV |
|---|---|---|---|
| Bank loan (private property) | 30 years | ≤ 65 | 75% |
| Bank loan (private property) | 35 years | 65–75 | 55% |
| Bank loan (HDB property) | 35 years | ≤ 65 | 75% |
| Bank loan (HDB property) | 35 years | 65–75 | 55% |
| HDB concessionary loan | 25 years | ≤ 65 | 80% |
For joint borrowers, the age of the oldest borrower is used. LTV applies to first property with no existing loan.
How Age Affects Your Max Tenure
Examples for first property, bank loan on private property (75% LTV)
| Your Age | Max Bank Tenure (75% LTV) | Max Bank Tenure (55% LTV) | Max HDB Tenure |
|---|---|---|---|
| 25 | 30 years | 30 years | 25 years |
| 30 | 30 years | 30 years | 25 years |
| 35 | 30 years | 30 years | 25 years |
| 40 | 25 years | 30 years | 25 years |
| 45 | 20 years | 30 years | 20 years |
| 50 | 15 years | 25 years | 15 years |
| 55 | 10 years | 20 years | 10 years |
Bank loan max tenure for private property capped at 30 years. HDB concessionary loan capped at 25 years. Age + tenure ≤ 65 for full LTV.
Bank Loan vs HDB Loan — Tenure Rules
Bank Loan
- • Max tenure: 30 years (private) or 35 years (HDB)
- • Age + tenure ≤ 65: full 75% LTV
- • Age + tenure 65–75: reduced 55% LTV
- • Age + tenure > 75: not allowed
- • Interest rate: ~3.5%–4% (floating, subject to market)
HDB Concessionary Loan
- • Max tenure: 25 years
- • Age + tenure ≤ 65: strict limit, no exception
- • LTV: up to 80%
- • Interest rate: 2.6% (pegged to CPF OA rate + 0.1%)
- • Only for Singapore Citizens buying HDB
How Tenure Affects Your Monthly Payment
Based on $750,000 loan at 3.5% interest
| Tenure | Monthly Payment | Total Interest |
|---|---|---|
| 15 years | $5,361 | $214,980 |
| 20 years | $4,351 | $294,240 |
| 25 years | $3,753 | $375,900 |
| 30 years | $3,368 | $462,480 |
Longer tenure = lower monthly payment but more total interest. Going from 20 to 30 years saves ~$983/month but costs ~$168,000 more in interest.
See how tenure affects your numbers
Enter your age, income, and target property price to see your max tenure, monthly payment, and whether you pass the TDSR.
FAQ
What is the maximum loan tenure for a property in Singapore?
For bank loans, the maximum tenure is 35 years for HDB properties and 30 years for private properties. However, the practical limit depends on your age — age + tenure cannot exceed 65 years for 75% LTV, or 75 years for 55% LTV. For HDB concessionary loans, the maximum is 25 years.
What is the age + tenure rule?
MAS requires that your age at time of loan plus the loan tenure does not exceed 65 years if you want the full 75% LTV. If age + tenure exceeds 65 but stays under 75, your LTV drops to 55%. For example, a 40-year-old borrower can get a 25-year loan at 75% LTV (40+25=65), or a 35-year loan at 55% LTV (40+35=75).
What is the maximum HDB loan tenure?
HDB concessionary loans have a maximum tenure of 25 years. Your age + tenure cannot exceed 65 years. So if you are 45, the maximum HDB loan tenure is 20 years (45+20=65).
Can I extend my loan tenure to reduce monthly payments?
Yes, a longer tenure reduces your monthly payments but increases total interest paid. For a $750,000 loan at 3.5%, going from 20 years ($4,351/month) to 30 years ($3,368/month) saves $983/month but costs about $115,000 more in total interest.
Does loan tenure affect TDSR?
Yes. A longer tenure means lower monthly repayments, which helps you pass the TDSR (Total Debt Servicing Ratio) limit of 55%. However, MAS uses a stress test rate of 4% regardless of your actual rate, so the TDSR calculation is based on the higher rate.
Related
- TDSR Guide Singapore — how the 55% debt limit works
- HDB Loan vs Bank Loan Guide
- Mortgage Calculator — monthly payments by tenure
- Affordability Calculator
- Salary Needed for a $1M Condo
Last updated Feb 2026. Tenure and LTV rules per MAS Notice 645 and HDB. This is informational, not financial advice.