S$1,200,000 Home Loan: Monthly Repayment and Total Interest
A S$1,200,000 home loan at 2.8% over 30 years costs S$4,930.73 a month. Over the full term you repay S$1,775,063.99, of which S$575,063.99 is interest.
Repayment by tenure
| Tenure | Monthly | Total interest |
|---|---|---|
| 20 years | S$6,535.67 | S$368,560.80 |
| 25 years | S$5,566.49 | S$469,948.19 |
| 30 years | S$4,930.73 | S$575,063.99 |
If rates change
| Rate | Monthly instalment |
|---|---|
| 2% | S$4,435.43 |
| 2.5% | S$4,741.45 |
| 3% | S$5,059.25 |
| 3.5% | S$5,388.54 |
| 4% | S$5,728.98 |
| 4.5% | S$6,080.22 |
Income needed
Under the 30% Mortgage Servicing Ratio for HDB flats, an instalment of S$4,930.73 needs a gross household income of at least S$16,435.78 a month. Under the 55% TDSR, it needs at least S$8,964.97 with no other debts. Banks test affordability at a higher stress-test rate, so the real requirement is higher for bank loans.
Things to check
- Using CPF for housing reduces what is left for retirement, and you must refund the amount used plus accrued interest when you sell.
- HDB loans are capped at 25 years and must be fully repaid by age 65.
- Budget for legal fees, valuation, renovation and moving costs on top of the downpayment and stamp duties.
- Stamp duty is based on the purchase price or market value, whichever is higher.
Background
Stamp duties are paid upfront. Buyer's Stamp Duty applies to every purchase at tiered rates up to 6%, while ABSD depends on the buyer's residency status and how many residential properties they already own. Sellers who dispose of a property within the holding period pay Seller's Stamp Duty.
The Total Debt Servicing Ratio limits monthly debt repayments to 55% of gross monthly income for any property loan, and the Mortgage Servicing Ratio limits the housing instalment to 30% of income for HDB flats and new executive condominiums. Banks apply a medium-term interest rate in these tests rather than the rate you will actually pay.
Most Singaporeans live in HDB flats, which can be financed with an HDB concessionary loan at 0.1% above the CPF Ordinary Account rate or with a bank loan. Private property must be financed with a bank loan, and banks offer fixed, floating and SORA-pegged packages.
Related calculations
- Rental Yield Calculator: Measures the return from rent before and after costs such as property tax, maintenance fees and agent fees.
- Home Loan Refinancing Calculator: Compares your current mortgage with a new rate to show the monthly saving and how long switching costs take to recover.
- Property Downpayment Calculator: Splits the downpayment into cash and CPF and shows the remaining loan.
- Buyer's Stamp Duty (BSD) Calculator: Calculates Buyer's Stamp Duty on a Singapore residential property using the tiered rates from 1% to 6%.
Model your own loan in the S$1,200,000 Home Loan Repayment Calculator.
Run your own numbers: S$1,200,000 Home Loan Repayment Calculator