Loan Tenure
What is the maximum loan tenure in Singapore?
Loan tenure is the length of time over which you repay a home loan. In Singapore, MAS caps bank loans at 35 years for private property and 30 years for HDB flats, and HDB caps its own loans at 25 years. Loans longer than 30 years (25 for HDB flats), or that run past age 65, face lower loan-to-value limits.
Key facts
- Bank loan, private property
- Up to 35 years
- Bank loan, HDB flat
- Up to 30 years
- HDB loan
- Shortest of 25 years, 65 minus the applicants' average age, or remaining lease minus 20 years
- Long-tenure rule
- A lower LTV limit if the tenure exceeds 30 years (25 for HDB flats) or runs past age 65
- LTV with long tenure (no existing loan)
- 55% instead of 75%
As of 6 Nov 2026. Source: MAS, MoneySense, HDB.
How loan tenure works
Your tenure is set when you take the loan. A longer tenure spreads the repayments out, lowering each monthly payment, but you pay interest for longer.
| Loan | Maximum tenure | Lower LTV applies if tenure exceeds |
|---|---|---|
| Bank loan, private property | 35 years | 30 years, or past age 65 |
| Bank loan, HDB flat | 30 years | 25 years, or past age 65 |
| HDB loan | 25 years (or less, by age and lease) | Not applicable |
Example
You borrow $800,000 at 3% a year. The rate is for illustration.
| Tenure | Monthly repayment | Total interest |
|---|---|---|
| 20 years | $4,436.78 | $264,827 |
| 25 years | $3,793.69 | $338,107 |
| 30 years | $3,372.83 | $414,220 |
Going from 20 to 30 years cuts the monthly repayment by about $1,064 but adds about $149,000 in interest.
Common mistakes
- Choosing the longest tenure by default. It can cost tens of thousands of dollars more in interest.
- Forgetting the age-65 rule. A 45-year-old taking a 25-year loan runs past 65 and gets the lower LTV limit.
- Ignoring CPF timing. If you repay with CPF, MoneySense suggests aiming to pay off the loan by the CPF withdrawal age of 55.
Frequently asked questions
Why would I choose a shorter tenure?
A shorter tenure means higher monthly repayments but much less interest overall. It also keeps you within the higher loan-to-value limit if the loan would otherwise run past age 65.
What happens if my loan runs past age 65?
The bank must apply the lower LTV limit: 55% for a first housing loan instead of 75%, and lower still if you have other housing loans.
Does the tenure depend on the remaining lease?
For HDB loans, yes: the tenure can't exceed the remaining lease minus 20 years. Shorter leases can also reduce how much CPF you can use and how much HDB will lend.
Related terms
Sources
- Macroprudential policies in Singapore (MAS)
- Buying a property: how much can you afford? (MoneySense)
- Housing loan from HDB (HDB)
- How home loans work (MoneySense)
Every figure on this page was checked against the official government sources above on 6 Nov 2026. See our editorial policy.
This is general information, not financial, legal or tax advice.