By MoneyBees
Find the longest home loan tenure you can take in Singapore on an HDB loan or a bank loan, how the tenure changes your LTV, and what a longer loan costs in monthly instalments and total interest.
0 if none
HDB's concessionary rate is 2.6% (Oct to Dec 2026).
Longest tenure
25 years
average age 31.0, lease 94 years
Monthly over 25 years
$1,814.68
$2,139.15 over 20 years
Total interest
$144,403
$31,007 more than 20 years
An HDB loan runs for the shortest of 25 years, 65 minus your average age (34.0), and the remaining lease minus 20 (74). The loan can be up to 75% of the price if the lease covers the youngest buyer to 95; HDB lowers it pro rata when the lease is shorter.
A longer tenure lowers the instalment but you pay interest for longer: 25 years costs $31,007 more in interest than 20 years at 2.6%.
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| Tenure | Monthly | Total interest |
|---|---|---|
| 10 years | $3,789.01 | $54,682 |
| 15 years | $2,686.03 | $83,485 |
| 20 years | $2,139.15 | $113,397 |
| 25 years | $1,814.68 | $144,403 |
| Loan | Longest tenure | When the LTV drops |
|---|---|---|
| HDB loan | Shortest of 25 years, 65 minus average age, lease minus 20 | Lease short of the youngest buyer's age 95 |
| Bank loan, HDB flat | 30 years | Past 25 years or past age 65: 75% to 55% |
| Bank loan, other property | 35 years | Past 30 years or past age 65: 75% to 55% |
MAS's example: borrowers aged 60 earning S$8,000 and 30 earning S$10,000 have an income-weighted average age of 43.34. A bank loan that runs past 21 years would end after 65, so the first-loan LTV drops from 75% to 55%.
MoneySense's example: S$600,000 over 20 years at 3.5% costs about S$3,480 a month. Over 30 years the same loan costs about S$2,694 a month but S$370,000 in interest, against S$235,000 over 20 years.
Figures checked 3 Oct 2026.
The shortest of 25 years, 65 minus the average age of the applicants, and the remaining lease of the flat minus 20 years.
MAS caps bank housing loans at 30 years for HDB flats and 35 years for other property, such as condos, ECs and landed homes.
For a first bank housing loan the LTV limit is 75%. It drops to 55% if the tenure is over 30 years (25 for an HDB flat) or the loan runs past age 65, and the minimum cash downpayment rises from 5% to 10%.
MAS uses the income-weighted average age of the borrowers: each borrower's age times their share of the total income, added up.
HDB uses 65 minus the average age of the applicants, a plain average, not weighted by income.
It lowers the monthly instalment but you pay interest for longer, so the total interest is higher. MoneySense's example: S$600,000 at 3.5% over 20 years costs about S$3,480 a month.
HDB says you can make partial or early repayments, or shorten your repayment period, to cut the interest you pay.
Yes. An HDB loan cannot run past the remaining lease minus 20 years, and HDB lowers the 75% loan limit pro rata if the lease does not cover the youngest buyer to age 95.
These calculators provide general estimates for educational purposes only and are not personalised financial advice. Results may rely on rates and rules that change over time, so verify against official sources (IRAS, CPF Board, HDB, MAS) or consult a licensed financial adviser before making decisions.
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