INTRODUCTION - abs.org.sg

1 INTRODUCTIONFor most people, buying a residential property represents the most expensivepurchase of a lifetime and may require long-term financing to guide provides information on housing loans and the re-financing of housingloans for the purchase of residential property in Singapore (regardless of whetherthe residential property is meant for owner occupation or for investment).When you approach a bank about taking up a housing loan, the bank must provideyou with a Residential Property Loan Fact Sheet. The Residential Property LoanFact Sheet contains key features of the housing loan and highlights the implicationof possible future increases in interest rates on your monthly repayment can refer to the end of the guide for a glossary of key terms used in this BASICSWhat to bear in mind: Consider whether you can afford to service the monthly repayment can approach a bank for an Approval-In-Principle (AIP) as it is advisable toknow the potential loan amount before committing to a property note that an AIP is not binding; the actual loan amount approved maydiffer from AIP after the bank processes the application Assess if you are able to meet the prevailing Total Debt Servicing Ratio (TDSR)threshold before committing to any property purchase.

2 You can refer to Sections2a to 2d Check if you can meet the prevailing Mortgage Servicing Ratio (MSR) limit beforecommitting to a purchase of an executive condominium directly from a propertydeveloper or any HDB flat. You can refer to Sections 2e to 2g Allow for contingencies including interest rate increases over the term of thehousing loan Find out your CPF Withdrawal Limit2 if your CPF savings are used in the purchaseDo Note: The bank charges overdue interest if monthly repayment instalments are late If you fail to pay your instalments, the bank can recall the housing loan andrepossess your property for sale1 Refer to the MoneySENSE webpage on Buying a Home at Use the Mortgage Calculator to help youassess what you can afford before taking up a housing Refer to the CPF Board s website ( ) to work out your CPF Withdrawal limit. Once you reach the limit, you willhave to pay the monthly repayment instalments fully in The bank may make you a bankrupt if the sales proceeds from your propertyare less than the outstanding housing loan and interest payable, and you areunable to repay the shortfallLoan tenure The duration of the housing loan is known as the loan tenure or repaymentperiod In the case of joint borrowers, banks will compute the income-weighted averageage of all borrowers to determine the loan tenurePricing TypesThe two broad categories are: Fixed rate loans Variable rate loansInterest rate is fixed and cannot bechanged in the first few years.

3 Thismeans the monthly repaymentinstalments are fixed for this period(assuming no further loandisbursements or prepayments duringthe period and no change in the loantenure). The fixed-rate period will beset out in your Residential PropertyLoan Fact Sheet and your housing is a good option if interest ratesare low when you take up a housingloan or if you want to budget withcertainty over the initial few years ofyour housing loan as the fixed interestrate will not change, even if prevailinginterest rates rise or the fixed-rate period, the interestrate becomes variable. The housingloan then works like a variable Rate LoansVariable Rate LoansWhat's the difference? interest rate is not fixed but can bevaried by the bank at any time. Thisvariable rate is benchmarked againsta reference rate that is pegged topublicly available market indicators( Singapore Interbank Offered Rate(SIBOR), Singapore Swap Offer Rate(SOR)) or determined by the bank ( board rate).

4 If the reference rate goes up, so willyour housing loan interest rate andmonthly repayment instalment. If thereference rate goes down, yourhousing loan interest rate and monthlyrepayment instalment should also varyaccordingly, subject to the terms andconditions in the housing , for reference rates that arepegged to publicly available marketindicators or that are determined to interest RatesBanks must inform you in advance (usually 30 days) before they change theinterest rate on your housing to Loan Terms and ConditionsBanks must inform you in advance (usually 30 days) before they change or varythe terms and conditions of your housing loan will also need to notify the bank and obtain its consent when you seek tovary the housing loan agreement, such as by repaying or re-financing your the bank what notification is required for any change initiated by Around to Find the Most Appropriate Package Compare alternatives and find the package that best fits your financialcircumstances Do not be enticed into deciding based on advertisements, headline rates or giftsFixed Rate LoansVariable Rate Loansa bank, a spread is added ordiscounted to derive the applicableinterest rate.

5 The spread ( discountsor premiums) and reference rate maybe subject to change under certaincircumstances. Banks are required toclearly disclose the specificcircumstances under which i) the typeof reference rate or ii) spread or iii)both the spread and type of referencerate may be changed. Refer toSections 3a, 3b, 4a and 4b to find outmore about changes to reference ratesand spread as well as what to noteabout Fixed and Variable Rate notification of changes, pleaseread the row The Code of Consumer Banking Practice, issued by The Association of Banks in Singapore (ABS), requires banks to give notificationbefore implementation of any changes to the terms and conditions, interest rates , fees and Compare features such as:- interest rates -lock-in period and fees, in particular penalty fees for early prepayment-cancellation fees-requirement for Mortgagee interest Policy-bank subsidies for fees for valuation, legal and conveyancing services andfire insurance.

6 Note that you must declare all discounts, rebates or otherbenefits that you receive from the seller or any other party that have theeffect of reducing the purchase price of a property such as furniture vouchersand the payment of stamp duties by the vendor on your behalf If you are considering re-financing, check the prevailing interest rates offeredby other banks after the lock-in period and compare it with the rate you arecurrently paying; do also consider the costs associated with re-financing suchas legal fees When browsing on the Internet for housing loans, note that some of theinformation may not be the most recent. Always talk to your bank and ask forthe latest product informationWHAT TO ASK THE BANKNow that you know the basics, the following are some key questions you shouldask the bank before deciding which housing loan to take I eligible for a housing loan?Banks have eligibility criteria for prospective borrowers which include: minimum income minimum and maximum age minimum loan quantum residency status fulfilment of the Monetary Authority of Singapore s property loan rules andthe bank s internal credit I eligible if I am self-employed or do not have a regular income?

7 You must demonstrate the ability to service monthly repayment instalmentsto be eligible for a loan. Each bank will assess your eligibility based on is the Total Debt Servicing Ratio (TDSR) framework?The TDSR framework requires a bank to take into consideration all outstandingdebt obligations of a borrower when granting a housing loan to the ensures that borrowers do not buy properties which are beyond their financialmeans and encourages borrowers to reduce their debt servicing burden andvulnerability to adverse economic conditions or a change in interest check with your bank on the prevailing TDSR does the TDSR threshold apply to me?The TDSR threshold will impact you when you apply for the following types ofproperty loans on or after 29 June 2013: Any loan for the purchase of a property; and Any loan secured on a borrower s equity in a propertyThe TDSR threshold will also impact you when you re-finance your propertyloan, except where: the re-financing is in respect of a loan for the purchase of a residentialproperty which you are occupying; or you commit to a debt reduction plan with your bank at the time of re-financing.

8 Please check with your bank on the details of the debt is TDSR computed? The TDSR is computed as follows: monthly total debt obligations X 100% gross monthly income All your outstanding debt obligations have to be taken into account whencomputing your TDSR. Debt obligations include all property loans and non-property related loans such as car loans, renovation loans, student loans andcredit card facilities5 If you are a guarantor of any loan, a portion of the monthly repaymentinstalment towards the loan will be taken into account when computing yourTDSR. Please check with your bank on the minimum amount that has to betaken into account Gross monthly income refers to your monthly income before tax, and includes:-your monthly fixed employment income-average monthly variable income ( commission, bonus and allowance)from your employer earned in the preceding 12 months, subject to ahaircut.

9 Please check with your bank on the minimum haircut required-monthly rental income, subject to a haircut. You must also provide yourbank with a copy of the stamped tenancy agreement signed by you (asthe landlord) and your tenant. The agreement must have a remainingrental period of a certain period at the time of your property loanapplication. Please check with your bank on the minimum haircut andremaining rental period required-certain eligible financial assets, subject to haircuts and amortisation overa certain period of time for conversion into monthly income streams .Please check with your bank on the eligible financial assets, minimumhaircut required and amortisation period Gross monthly income excludes any contributions made to your CPF accountsby your documents do I need to submit to my bank to compute my TDSR?You should submit to the bank: your latest available statement from IRAS and CPF Board if you have a monthly rental income, a copy of the stamped tenancy agreementsigned by you (as the landlord) and your tenant your written declaration on (i) all outstanding debt obligations ( type ofloan, outstanding loan amount, monthly repayment instalment, applicableinterest rate and loan tenure), and (ii) all sources of gross monthly incomein the period of at least 12 months before the time of housing loan application any other information that can help confirm your gross monthly income andoutstanding debt is the Mortgage Servicing Ratio (MSR) limit?

10 The MSR limit caps the monthly mortgage instalments at a percentage of aborrower s gross monthly income when he applies for a housing loan for thepurchase of an executive condominium (EC) directly from a property developeror any HDB flat. Please check with your bank on the prevailing MSR does the MSR limit apply to me?The MSR limit applies to you when you apply for a housing loan to purchase: a HDB flat and the option to purchase the HDB flat is granted on or after 12 January 2013; or an EC bought directly from a property developer and the option to purchasethe EC is granted on or after 10 December 2013A bank will also compute your MSR if you are re-financing your housing loanfor an EC bought directly from a property developer and which is still withinthe minimum occupation period or a HDB flat, unless: you are occupying the EC or the HDB flat; or you commit to a debt reduction plan with your bank at the time of re-financing.