Age-to-Mortgage Projection
What waiting costs you at the bank
Loan tenure is capped at age 65 — past 35, every year you wait strips a year off your loan. This projection races that decay against your income growth, year by year.
You today
Assumptions
How the projection works
For each future age, we run the same TDSR/MSR computation as the Affordability Assessment: recognised income (with the 30% variable haircut), the 55% TDSR or 30% MSR cap, the stress-test rate, and a tenure of the property cap or 65 minus age, whichever is shorter. Income grows at your assumption; debts are held flat — conservative on purpose.
The shape is always the same: a flat plateau until 35 (the 30-year cap binds, not your age), then a decay as each year of waiting removes a year of tenure. Whether the decay matters depends on the race against your income growth — which is the real decision behind “should we buy now or in a few years?”.
Frequently asked questions
- How does age affect my home loan in Singapore?
- Through tenure. For full LTV, a private-property loan must end by age 65 and run at most 30 years; HDB loans cap at 25 years. Until 35 the 30-year cap binds, so age costs nothing. From 36, maximum tenure is 65 minus your age — each year of waiting strips a year of repayment runway, which shrinks the loan your income supports.
- How much loan capacity do I lose per year after 35?
- At a flat $10,000/month income against the 4% assessment rate, capacity falls by roughly $20,000–$30,000 for each year of tenure lost — waiting from 35 to 40 costs about $110,000 of loan. The exact figure depends on income and rates; the projection computes it for your numbers.
- Doesn't waiting also mean higher income and more savings?
- Often, yes — that's why the tool has an income-growth assumption. At roughly 4% annual income growth, the extra income outruns the tenure decay and your capacity keeps rising despite the lost years. At flat income, waiting past 35 is pure loss. The honest answer depends on your trajectory, which is exactly what the table shows.
- For couples, whose age does the bank use?
- The income-weighted average age (IWAA) — each borrower's age weighted by their share of recognised income. A younger co-borrower with meaningful income pulls the IWAA down and restores tenure. This projection models a single profile; run joint cases in the Affordability Assessment.
Indicative only. Standard-tenure, first-loan profile; extended tenure at reduced LTV changes the numbers. Not financial advice.