Home Loan Tenure: Bank Rate Comparison Guide | Homejourney
The optimal home loan tenure in Singapore balances monthly affordability with total interest costs, often favoring 25-year terms over 30-year ones for most buyers under TDSR rules. Homejourney's bank rates page lets you compare real-time rates from DBS, OCBC, UOB, HSBC and more to find your best fit.
This cluster article dives into home loan tenure (also called mortgage term or loan period Singapore), showing how tenure impacts rates across banks. It links back to our Complete Guide to Home Loan Tenure in Singapore for full coverage. At Homejourney, we prioritize your safety with verified rates and Singpass-enabled applications for transparent, stress-free decisions.
Why Home Loan Tenure Matters for Singapore Buyers
Home loan tenure is the repayment period, typically 20-30 years max for those under 55 at application (HDB rules) or up to age 65 for private properties. Shorter tenures like 25 years mean higher monthly payments but lower total interest; longer 30-year ones ease cash flow but cost more overall.
For a S$1 million loan at 3% p.a., a 25 year vs 30 year mortgage difference: 25-year tenure costs ~S$477,000 total interest (monthly ~S$4,745); 30-year jumps to ~S$584,000 (monthly ~S$4,216). Use Homejourney's mortgage calculator to model your scenario instantly.
Singapore's TDSR caps payments at 55% of income, so optimal loan tenure aligns with your age, income stability, and future plans like upgrading from HDB to condo. First-time buyers often start with 25-30 years for flexibility.
Current Singapore Home Loan Rates by Tenure (Jan 2026)
Rates tie to tenure: longer terms may carry slight spreads over SORA due to risk. Most banks peg to 3M SORA (~2.8% now), with fixed promos 1.45-1.65% for Years 1-2. Minimum loans S$200k-500k; lock-ins 2-3 years standard.
Here's a snapshot for resale HDB/condo loans (S$500k+, 25-year tenure):
| Bank | Promo Fixed (Y1-2) | Post-Lock (3M SORA +) | Lock-in |
|---|---|---|---|
| DBS | 1.50% | +0.32% (Y3) | 2 years |
| OCBC | 1.48% | +0.70% | 2 years |
| UOB | 1.55% | +0.80% (Y3) | 2 years |
| HSBC | 1.45% | +1.00% | 2 years |
| Maybank | 1.60% | +1.00% | 2 years |
The chart below shows recent interest rate trends in Singapore:
As seen, SORA eased to 3-year lows in 2026, favoring shorter tenures now before potential rises. Compare live on Homejourney bank-rates.
25 Year vs 30 Year Mortgage: Which is Optimal?
For HDB upgraders (e.g., Sengkang to Punggol condo), 25-year tenure maximizes equity faster, suiting 35-45 year-olds. 30-year eases payments for families with kids' education costs but risks higher rates long-term.
- Choose 25-year if: Stable dual income, planning early payoff. Saves ~S$100k+ interest vs 30-year.
- Choose 30-year if: Single income, high CPF usage. Refinance later post-TOP.
- Optimal tip: Start long, shorten via partial prepayments (most banks allow 20-50% penalty-free after lock-in).
DBS suits promos (1.50% fixed), UOB for HDB flexibility (S$250k min). Insider: Maybank offers deferrals for BUC buyers in Yishun projects.
Actionable Steps to Compare Bank Rates by Tenure
- Calculate eligibility: Use Homejourney's calculator inputting income, age, tenure.
- Compare on Homejourney: View DBS vs OCBC at bank-rates; filter by tenure.
- Apply multi-bank: One Singpass form gets offers from all partners – DBS, HSBC, CIMB etc.
- Time repricing: Post 2-year lock-in, refinance if SORA drops (track via Homejourney).
- Seek brokers: Connect via our page for free personalized advice.
Documents needed: NRIC, income slips, property option. Processing: 3-7 days; approvals favor 700+ credit scores. Disclaimer: Rates fluctuate; consult MAS/HDB guidelines. Homejourney verifies data for your trust.
Bank Spotlights: Best for Specific Tenures
DBS: Top for 25-year fixed (1.50%), 100% sale waiver. Best for resale condos in Bedok.
OCBC: Flexible for 30-year HDB (1.48%), free conversion post-24m. Ideal first-timers.
UOB: Competitive spreads (+0.70% Y2), S$250k min. Great for smaller Punggol flats.
Others like Standard Chartered excel in investor 20-year terms; check Homejourney for full list including RHB, Citibank.
FAQ: Home Loan Tenure Questions
What is the maximum home loan tenure in Singapore?
HDB: To age 65 or 30 years max; private: similar, per TDSR. Shorter advised for faster payoff.
Does shorter tenure mean lower rates?
Yes, slightly – less risk. E.g., DBS 25-year at 1.50% vs longer +0.1% spread.
25 year vs 30 year mortgage: total cost difference?
On S$800k loan at 3%: 25yr ~S$380k interest; 30yr ~S$465k. Use our calculator.
Can I change tenure after approval?
Yes, via repricing/refinance post-lock-in. Homejourney simplifies multi-bank switches.
How to find properties matching my tenure budget?
Search via Homejourney property search post-calculation.
Ready to optimize your Home Loan Tenure: Bank Rate Comparison Guide? Visit Homejourney bank-rates for instant comparisons, eligibility checks, and Singpass applications. Link back to our pillar for full home loan mastery – safe buying starts here.
