HDB Affordability Calculator — How Much Flat Can You Afford?
Estimate your maximum HDB loan and flat price from your income (sized under MSR, plus TDSR for a bank loan, at a stress-test rate), with the downpayment split between cash and CPF, and the upfront cash you’ll need. All in your browser.
Your finances
Combined gross income of all borrowers, before CPF and tax.
Buying a new flat? Check you’re within the HDB income ceiling to confirm you qualify.
Sets the loan tenure (capped at age 65).
Enter your income and age to estimate your maximum loan, flat price, downpayment split and monthly repayment.
Part of your upfront cost
Budget for Buyer’s Stamp Duty and check the CPF housing grants you may receive — both change the cash you actually need.
How HDB affordability is worked out
Affordability comes down to two limits: how much you can borrow, and how much you can put down. The calculator sizes your loan under MSR (plus TDSR for a bank loan) at a stress-test rate, then caps the flat price by the 75% loan-to-value limit and the downpayment you can fund. It also works as an HDB loan eligibility calculator, sizing the maximum HDB loan your income supports under the MSR rule.
| Rule | Figure |
|---|---|
| Mortgage Servicing Ratio (MSR) | 30% of gross income |
| Total Debt Servicing Ratio (TDSR) | 55% of gross income (bank loans) |
| Stress-test rate — HDB loan sizing | 3% p.a. floor |
| Stress-test rate — bank loan sizing | 4% p.a. floor |
| HDB concessionary loan rate | 2.6% p.a. |
| Loan-to-value (first loan) | 75% |
| Downpayment | 25% of price |
How much HDB flat can you afford?
Your maximum flat price is the smaller of two numbers: your maximum loan divided by the 75% loan-to-value limit, and the price your downpayment can cover (downpayment ÷ 25%). Whichever is lower is the binding constraint. Buyers with strong income but modest savings are usually limited by the downpayment; buyers with savings but modest income are limited by the loan.
TDSR & MSR calculator: your maximum loan
This TDSR and MSR calculator for Singapore sizes the maximum loan your income supports. MSR caps your monthly housing repayment at 30% of gross income and applies to every HDB flat and EC loan. For a bank loan, the 55% Total Debt Servicing Ratio also applies across all your debts and the lower cap sets your limit; an HDB concessionary loan is assessed on MSR alone, so other monthly debt does not reduce it. The loan amount is then sized using a stress-test rate floor: HDB sizes a concessionary loan at 3% per annum, while a bank loan is sized at the MAS medium-term rate of at least 4% — so a low promotional rate cannot inflate how much you borrow. Your displayed monthly repayment uses the actual rate. MSR and TDSR are set by MAS; see MAS — MSR and TDSR rules.
Downpayment: cash vs CPF
With an HDB concessionary loan, the 25% downpayment can be paid fully by cash and/or CPF Ordinary Account, with no minimum cash (rules from 20 August 2024). With a bank loan, at least 5% of the price must be in cash, with the remaining 20% from cash and/or CPF. See HDB — housing loan from HDB.
Lease length: when the 75% loan and CPF shrink
The full 75% loan-to-value limit and full use of your CPF Ordinary Account both assume the flat’s remaining lease covers the youngest buyer to age 95. If the lease falls short, HDB pro-rates the maximum loan and the CPF Board pro-rates how much CPF you can use — so an older flat with a shorter lease needs more cash upfront. CPF generally cannot be used if the remaining lease is 20 years or less. This calculator assumes a lease that covers you to age 95; confirm your flat with HDB and CPF — using CPF for your home.
Upfront cash checklist
Beyond the cash portion of the downpayment, budget for Buyer’s Stamp Duty and legal and valuation fees. A CPF housing grant, if you qualify, is paid into your CPF and offsets the flat price, though it cannot fund the cash part of the downpayment. Estimate each separately: Buyer’s Stamp Duty and your CPF housing grants. Confirm your income is within the BTO income ceiling first.
Frequently asked questions
How much HDB flat can I afford on my income?
A rough guide: your maximum HDB or EC loan is the loan whose monthly repayment fits within 30% of your gross monthly income (the Mortgage Servicing Ratio). A bank loan is also capped by the 55% Total Debt Servicing Ratio across all your debts. The loan is sized using a stress-test rate floor (3% per annum for an HDB concessionary loan, or the 4% medium-term rate for a bank loan), even though the actual HDB concessionary rate is lower. Your maximum flat price is that loan plus the downpayment you can fund from cash and CPF — but no more than the loan divided by the 75% loan-to-value limit. Enter your figures above for your own numbers.
How much downpayment do I need for an HDB flat?
With an HDB concessionary loan, the downpayment is 25% of the purchase price, and from 20 August 2024 it can be paid fully in cash and/or CPF Ordinary Account savings — there is no minimum cash component. With a bank loan, the 25% downpayment must include at least 5% in cash, with the remaining 20% from cash and/or CPF. On a S$500,000 flat that is S$125,000 in total downpayment.
Can I pay the HDB downpayment with CPF?
Yes. For an HDB concessionary loan, your CPF Ordinary Account savings can cover the entire 25% downpayment, with no minimum cash. For a bank loan, CPF can cover the 20% portion but you must pay at least 5% of the price in cash. CPF can also be used for the monthly loan instalments and the Buyer’s Stamp Duty.
Does the flat’s remaining lease affect how much loan and CPF I can use?
Yes. To use the full 75% loan-to-value limit and your full CPF Ordinary Account savings, the flat’s remaining lease must cover the youngest buyer to age 95. If the lease falls short, both your maximum HDB loan and the CPF you can use are pro-rated down — so an older flat with a shorter lease needs more cash upfront. CPF generally cannot be used if the remaining lease is 20 years or less, and an HDB loan needs the flat to retain enough lease. This calculator assumes a lease that covers you to age 95; check your specific flat with HDB and the CPF Board.
What are MSR and TDSR?
The Mortgage Servicing Ratio (MSR) caps your monthly housing loan repayment at 30% of gross monthly income, and applies to loans for HDB flats and new ECs bought from a developer. The Total Debt Servicing Ratio (TDSR) caps all your monthly debt repayments (housing, car, personal and card loans) at 55% of gross monthly income, and applies to property loans from banks and finance companies. Banks size your maximum loan using a medium-term stress-test interest rate of at least 4% per annum, while an HDB concessionary loan is sized at a 3% floor — so a temporary low rate does not let you over-borrow.
How much does it cost to buy a BTO flat in Singapore?
The upfront cost of a BTO flat is mainly the downpayment plus Buyer’s Stamp Duty and legal and survey fees — not the full flat price, since the rest is your HDB or bank loan. With an HDB loan the downpayment is 25% of the price and can come from CPF and/or cash with no minimum cash; with a bank loan at least 5% must be cash. On a S$450,000 BTO flat that is about S$112,500 downpayment (often largely from CPF), roughly S$8,100 Buyer’s Stamp Duty, and a few thousand dollars in legal and survey fees. A CPF housing grant, if you qualify, offsets the price. Enter your income and savings above to see your own upfront cash.
Sources:MAS — MSR & TDSR·HDB — housing loan·CPF — using CPF for housing·Figures current as of 2026-06-23. General guidance only, not financial advice.
These figures are estimates worked out from the details you enter, using current HDB, CPF and IRAS rules (as of 23 June 2026). They are for general guidance and education only, and are not financial, tax, or legal advice.
Eligibility, grant amounts, loan limits and stamp duty are determined by HDB, the CPF Board and IRAS (not by SGfi), and the rules can change. Confirm your figures with the official HDB, CPF and IRAS sources before you commit. SGfi is independent and not affiliated with HDB, the CPF Board, IRAS or MAS; calculations run in your browser and your inputs are not stored.