Mortgage calculator
Your monthly instalment, total interest and how the balance falls each year, for an HDB loan or your bank's quoted rate. For example, a S$500,000 HDB loan over 25 years at 2.6% costs S$2,268.35 a month and about S$180,504 in interest. Change the rate to see what a rise would cost.
Published . HDB loan rate last verified 27 September 2026.
Year-by-year interest and principal
| Year | Interest | Principal | Balance |
|---|---|---|---|
| 1 | S$20,527 | S$23,025 | S$776,975 |
| 2 | S$19,921 | S$23,631 | S$753,343 |
| 3 | S$19,299 | S$24,253 | S$729,090 |
| 4 | S$18,661 | S$24,891 | S$704,199 |
| 5 | S$18,006 | S$25,546 | S$678,653 |
| 6 | S$17,334 | S$26,218 | S$652,435 |
| 7 | S$16,644 | S$26,908 | S$625,527 |
| 8 | S$15,936 | S$27,616 | S$597,911 |
| 9 | S$15,210 | S$28,343 | S$569,568 |
| 10 | S$14,464 | S$29,089 | S$540,479 |
| 11 | S$13,698 | S$29,854 | S$510,625 |
| 12 | S$12,913 | S$30,639 | S$479,986 |
| 13 | S$12,107 | S$31,446 | S$448,540 |
| 14 | S$11,279 | S$32,273 | S$416,267 |
| 15 | S$10,430 | S$33,122 | S$383,145 |
| 16 | S$9,559 | S$33,994 | S$349,152 |
| 17 | S$8,664 | S$34,888 | S$314,263 |
| 18 | S$7,746 | S$35,806 | S$278,457 |
| 19 | S$6,804 | S$36,748 | S$241,709 |
| 20 | S$5,837 | S$37,715 | S$203,994 |
| 21 | S$4,845 | S$38,708 | S$165,286 |
| 22 | S$3,826 | S$39,726 | S$125,560 |
| 23 | S$2,781 | S$40,771 | S$84,789 |
| 24 | S$1,708 | S$41,844 | S$42,945 |
| 25 | S$607 | S$42,945 | S$0 |
Assumes one rate for the whole tenure and monthly rests. Bank packages are either fixed for the first few years (often two or three) or floating, pegged to a reference rate such as SORA, so the rate can change at any time. After the initial period the rate is usually higher. To see how much a bank will lend (it tests at least 4%), use the affordability calculator.
Comparing loans? Read HDB loan vs bank loan. This tool is an estimate for planning, not financial advice; your bank or HDB will confirm the actual instalment.
Frequently asked questions
How is the monthly home loan instalment calculated?
Singapore home loans are repaid in monthly instalments, which stay equal while the rate is unchanged: M = P × r ÷ (1 − (1 + r)^−n), where P is the loan, r is the annual rate divided by 12 and n is the number of months. A S$1 million loan over 30 years at 3% a year works out to S$4,216.04 a month.
What is the HDB loan interest rate?
The HDB concessionary loan rate is 2.6% a year, set at 0.1 percentage point above the CPF Ordinary Account interest rate. HDB reviews it every quarter; 2.6% is confirmed until 31 December 2026.
How much interest will I pay on a S$500,000 HDB loan?
Over 25 years at 2.6% a year, the instalment is S$2,268.35 a month and total interest comes to about S$180,504, assuming the rate stays at 2.6% throughout.
How much more do I pay if interest rates rise by 1 percentage point?
On a S$1 million, 30-year loan, going from 3% to 4% raises the instalment from S$4,216.04 to S$4,774.15, about S$558 more a month, and total interest over the full term from about S$517,775 to S$718,695.
Why does the bank use a higher rate than my package rate?
Under MAS rules, banks test whether you can afford the loan at the higher of 4% a year or the highest rate in your package (usually the rate after the lock-in period), and your total debt repayments cannot exceed 55% of income (TDSR). For HDB flats and new ECs, housing loan repayments are also capped at 30% of income (MSR). The calculator here shows what you will actually pay; the affordability calculator shows how much you can borrow.
Sources
Questions about your loan?
Questions about HDB vs bank loans, LTV or TDSR? We'll reply within one working day with general information, not advice. Only if you ask, we'll connect you with a CEA-licensed partner agency.