Property Financing · Singapore

How Much Can I Borrow Against My Property in Singapore?

The answer depends on four things: your property's market value, how much you still owe, how much CPF you've used, and how many properties you own. This guide walks through the exact calculation — with a live estimator and worked examples for every major scenario.

1. The formula — how your maximum is calculated

The amount you can borrow against your Singapore property is determined by a straightforward formula set by MAS:

Each of these four components reduces your available borrowing. The formula for estimating your available cashout funds: Cashout Amount = (LTV% × Property Value) − CPF Used − Outstanding Loan. The LTV limit itself varies based on how many properties you own and your age — both covered in detail below.

The property value used is whichever is lower — the purchase price or the bank's independent valuation. In a rising market, the valuation typically comes in at or above purchase price. In a falling market, the valuation can be the binding constraint.

2. Property cashout estimator

3. LTV limits — the most important variable

The Loan-to-Value limit is the single biggest factor in your maximum cashout. It is set by MAS and varies based on how many properties you own:

4. How your age affects the maximum

Your age at the time of application — combined with the loan tenure — directly affects your LTV cap:

If you are 40 years old, your maximum tenure at full LTV is 25 years (40 + 25 = 65). You could still take a 30-year tenure, but your LTV would be reduced.

Different banks have different age ceilings — some cap total loan maturity at 65, others at 70 or 75. A 68-year-old may find certain banks unwilling to lend at all, while others offer a shorter tenure facility. A broker can identify which bank's age policy is most favourable for your specific age and requirement.

5. How CPF reduces your maximum cashout

This is the calculation most people get wrong. You are not allowed to cash out the CPF portion of your home equity — any CPF savings used to pay for your home down payment and monthly mortgage in the past cannot be cashed out.

The deduction is not just the CPF amount you used — it includes accrued interest at 2.5% p.a. (OA rate) on the amount used. On a property held for 15–20 years, this can add $50,000–$150,000 to the deduction.

6. How TDSR affects your maximum — and the exemption

Even if your LTV calculation gives you a large number, your actual approved loan is also constrained by TDSR — your total monthly debt repayments cannot exceed 55% of gross monthly income.

However, there is a critical MAS exemption: if the total loans secured on your property stay at or below 50% LTV, TDSR does not apply. This means:

• If you structure your cashout within the 50% LTV band — no income check, no stress test
• If you go above 50% LTV — TDSR applies and income becomes the binding constraint

For most retired owners, self-employed borrowers, and business owners with irregular income, staying within the 50% LTV band is the strategy that makes approval possible.

For a full explanation of TDSR, see our guide: TDSR Explained in Plain English.

7. Worked examples — common Singapore scenarios

8. How to maximise your borrowing amount

• Use CPF to pay down your mortgage first — you can use your OA savings to reduce your outstanding housing loan, which increases your LTV limit and allows you to borrow more through a home equity loan.
• Structure within 50% LTV — TDSR exemption removes the income constraint, making approval significantly easier
• Time before acquiring a second property — if you plan a cashout, do it before buying a second property while the 75% LTV still applies
• Apply joint names — if both applicants have income, a joint application can improve TDSR capacity for amounts above 50% LTV
• Choose the right bank — age policies, LTV interpretation, and minimum loan amounts differ between DBS, OCBC, UOB, Standard Chartered, Maybank, CIMB, and Hong Leong Finance
• Get an up-to-date valuation — in a rising market, a fresh valuation may give you a higher base than your purchase price

9. Costs to factor in

Your net cashout is slightly lower than the calculated maximum once costs are deducted:

Some banks offer legal fee subsidies — particularly for larger loan amounts. A broker can identify which bank's package offers the best net deal after fees.

10. Get an accurate figure from VeFi

The calculator above gives an estimate. Your actual approved amount depends on the bank's independent valuation (which may differ from your estimate), your credit bureau standing, income structure, and which bank you approach.

VeFi provides a free, personalised assessment — no documents needed to start. We run your numbers, account for CPF deductions, identify your TDSR position, and tell you exactly how much you can realistically unlock across DBS, OCBC, UOB, Standard Chartered, Maybank, CIMB, and Hong Leong Finance before a single application is submitted.

We serve property owners across Singapore — from condominiums in Orchard, Bukit Timah, and Tampines to landed homes in Serangoon, Jurong, Woodlands, and Sengkang.

For more detail on how property equity cashout works, see our Complete 2026 Property Equity Cashout Guide. For the 5 things banks don't tell you, see 5 Things Banks Won't Tell You About Property Equity Loans. For retirees specifically, see our Property Equity Cashout for Retirees Guide.