Amortisation Table
Where every instalment actually goes
Principal versus interest, month by month and year by year — the schedule behind your mortgage statement.
The loan
Not sure what loan you qualify for?
The Affordability Assessment runs your income against the TDSR and MSR caps.
Check my loan capacityHow the schedule is computed
Singapore home loans amortise on a reducing balance with monthly rests: every month, interest accrues on the outstanding balance at the package rate ÷ 12, and the level instalment covers that interest plus a principal repayment. The instalment is set so the balance reaches exactly zero at the end of the tenure.
The practical readings: early payments are mostly interest, so your balance barely moves in the first years; prepaying early saves far more than prepaying late; and stretching tenure trades a lower monthly for materially more total interest. For what loan size your income supports in the first place, run the Affordability Assessment (TDSR/MSR); for current rate context, see our mortgage rates analysis.
Buying a new launch instead? Progressive-payment loans draw down by construction stage and amortise differently — that variant is a separate calculator, coming soon.
Frequently asked questions
- How is a mortgage instalment split between principal and interest?
- Each month, interest is charged on the remaining balance; the rest of your level instalment repays principal. Early on the balance is large, so more of the payment is interest — on a $500,000 loan at 2% over 25 years (instalment ~$2,119), roughly $830 of the first payment is interest. As the balance falls the split shifts, and the final years are nearly all principal.
- How much total interest will I pay on my home loan?
- It depends on rate and tenure: $500,000 at 2% over 25 years costs about $135,800 in interest — total repayment around $635,800. A longer tenure lowers the monthly instalment but increases total interest; the table shows both effects exactly.
- Does this match how Singapore banks calculate repayments?
- Yes — banks use the same reducing-balance method with monthly rests shown here. The one caveat is the rate: most packages are fixed for 2–3 years and then reprice, so treat the schedule beyond your lock-in as indicative at the current rate.
- Why does my outstanding loan fall so slowly in the first years?
- Because interest is front-loaded by the maths of a level instalment, not by bank trickery: a bigger balance accrues more interest, leaving less of each fixed payment for principal. This is also why partial prepayments early in the tenure save disproportionately more interest than the same prepayment made late.
Indicative only. Actual bank schedules vary with rate changes, repricing, and prepayments. Not financial advice.