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What rate shouldyou be paying?
Rates have fallen about two percentage points since early 2025. Most people find out what that means for them only after their lock-in has quietly rolled over. Here are the numbers we're tracking right now, the things nobody tells you about them, and five taps to see which packages actually fit your case.
A lower rate doesn't let you borrow more.
Banks assess you at a floor of 4% for private property and 3% for HDB, whatever rate you're actually offered. Cheap money changes your monthly outlay, not your ceiling. It's why the last two years of falling rates didn't move prices the way everyone predicted.
Singapore has no interest rate to cut.
MAS manages the currency, not interest rates — it says so itself. SORA is a by-product of that, which means the biggest lever on your mortgage sits in Washington, not here. When someone asks "will MAS cut?", the honest answer is there's nothing to cut.
The rate you're quoted isn't the rate you'll pay in year four.
Teaser pricing reverts. Packages we track step up to SORA plus a full percentage point once the promotional years end — often around double the headline. That's why the lock-in expiry date matters more than the advertised rate.
If you fixed in early 2025, this page is about you.
Packages written then went out around 2.5% to 3.1%. The lowest we're tracking today is well over a point below that. On a $500,000 loan that difference is roughly $250 a month you're not getting back — every month until you move.
Sometimes the answer is: do nothing.
There are two routes to a lower rate. Repricing is a new package with your existing bank — fast, a few hundred dollars, no new valuation. Refinancing is moving to a new bank — more paperwork, usually a sharper rate and a cash rebate. The rule of thumb is that a new bank needs to beat your current effective rate by roughly 0.2% to 0.3% after fees before moving wins.
But fees, subsidy clawback and any remaining lock-in penalty all eat into it, and sometimes the honest answer is that you should stay exactly where you are. A broker earns nothing telling you that. We'll tell you that.
Your snapshot
What Benjamin brings that this page can't
- The full year-by-year structure of every package that fits you — including what each one reverts to once the promotional years end.
- Your actual break-even, after legal fees, valuation, subsidy clawback and any remaining lock-in penalty.
- Whether repricing with your existing bank quietly beats all of them — and if it does, he'll say so.
- The week to lodge, so completion lands the day your lock-in lifts rather than a month after it.
Benjamin Tan · CTB Realty
CEA-registered. Every figure on this page comes from a published bank or broker source with the capture date shown, and every conversation starts on WhatsApp with me — not a form, not a call centre.
Rate figures are collected from published bank and broker sources and dated on capture. They cover the packages we currently track, not the whole market. They're indicative, not quotes — the rate you're offered depends on your loan size, property type and the bank's assessment. Nothing here is a guarantee of any rate or approval, and nothing here is financial advice.