Mortgage Duty Calculator Singapore 2026
S$500 Fixed Cap — HDB & Private Property Home Loans, Refinancing & Equity Term Loans
Calculate mortgage duty (stamp duty on your home loan mortgage document) in Singapore. For all qualifying property loans above S$125,000 — which covers virtually every Singapore home loan — mortgage duty is fixed at S$500 regardless of loan size. Whether you borrow S$300,000 or S$3,000,000, the mortgage duty is S$500. This calculator confirms the S$500 cap, contextualises it against your BSD, and models refinancing scenarios where a second S$500 duty applies.
Enter the total principal loan amount from your bank or HDB. For loans of S$125,000 or less: mortgage duty = 0.4% of loan. For loans above S$125,000 (virtually all Singapore property loans): mortgage duty is capped at S$500 regardless of the loan amount. A S$200,000 HDB loan and a S$3,000,000 jumbo bank loan both attract S$500 in mortgage duty.
The loan type affects which bank or institution executes the mortgage document. All types attract the same S$500 mortgage duty cap. For HDB concessionary loans: HDB itself executes the charge and handles stamping internally. For bank loans: the bank’s solicitor stamps the mortgage document on your behalf.
Each new mortgage document (including refinancing) attracts a new S$500 mortgage duty. If you refinance your S$800,000 mortgage from Bank A to Bank B, the new mortgage with Bank B triggers a fresh S$500 stamp duty. Over a 30-year home loan with two refinancing events, total mortgage duty = S$1,500 (S$500 × 3).
Optionally enter the property price to see BSD alongside mortgage duty — showing how the fixed S$500 mortgage duty compares in size to the much larger BSD. This puts the S$500 mortgage duty in proper financial context.
Enter your home loan amount to confirm mortgage duty. For loans above S$125,000, mortgage duty is always S$500 — a fixed cost regardless of loan size. Optionally enter property price to see BSD + mortgage duty combined total.
Mortgage Duty Singapore 2026 — S$500 Fixed Cap, What It Covers & Why It Matters for Refinancing
Mortgage duty is the stamp duty payable on the mortgage document — the legal instrument that creates a charge over your property as security for the home loan. In Singapore, every home loan (whether from a bank or from HDB) requires a mortgage document to be executed, and this document must be stamped with IRAS within 14 days of execution. The mortgage duty is entirely separate from BSD (which is on the property purchase) and rental stamp duty (on tenancy agreements). The key feature that makes mortgage duty straightforward in Singapore: for any property loan of S$125,000 or more — which covers virtually every Singapore property loan — the duty is capped at S$500 regardless of the loan size. A first-time buyer taking a S$500,000 HDB bank loan pays S$500. A luxury condo buyer taking a S$2,000,000 jumbo loan pays exactly the same S$500. The S$500 cap makes mortgage duty one of the most predictable property transaction costs in Singapore.
Mortgage Duty Calculation — When the Cap Applies
| Loan Amount | 0.4% of Loan | Cap Applies? | Mortgage Duty Payable |
|---|---|---|---|
| S$50,000 | S$200 | No | S$200 |
| S$100,000 | S$400 | No | S$400 |
| S$125,000 | S$500 | Yes (exactly at cap) | S$500 |
| S$300,000 | S$1,200 | Yes — capped | S$500 |
| S$800,000 | S$3,200 | Yes — capped | S$500 |
| S$2,000,000 | S$8,000 | Yes — capped | S$500 |
Mortgage Duty vs BSD — Putting S$500 in Context
🏠 S$800K Property Purchase
BSD: S$18,600 • Mortgage Duty: S$500 • Total: S$19,100. Mortgage duty is just 2.7% of the BSD — a minor closing cost that buyers often overlook in their property budget planning.
🏠 S$1.5M Property Purchase
BSD: S$44,600 • Mortgage Duty: S$500 • Total: S$45,100. At S$1.5M, mortgage duty is barely 1.1% of BSD. Despite the loan growing, mortgage duty stays S$500 forever.
How This Mortgage Duty Calculator Works — Cap Confirmation, BSD Context & Refinancing Scenario
Step 1 — Enter Loan Amount and Type
Enter the principal loan amount. The calculator instantly applies the 0.4% rate and confirms whether the S$500 cap kicks in. Select loan type (HDB bank loan, HDB concessionary, private property bank loan, commercial) and purpose (purchase, refinancing, equity term loan) for accurate context.
Step 2 — See BSD + Mortgage Duty Combined
Optionally enter the property purchase price to see BSD calculated alongside the S$500 mortgage duty — revealing the true proportion of mortgage duty in the total stamp duty picture. The dual-axis bar chart shows mortgage duty (green, left axis, fixed at S$500) against BSD (red, right axis, much larger) for six standard loan scenarios.
Step 3 — Refinancing Impact
The results panel always shows the refinancing context: each refinancing of a Singapore mortgage triggers a new S$500 stamp duty on the new mortgage document. Over a 30-year owner-occupier lifecycle with 2 refinancings, total mortgage duty paid = S$1,500 across three mortgage documents.
3 Real Singapore Mortgage Duty Examples — HDB First Home, Private Condo & Refinancing
HDB Flat, S$380K Bank Loan
Condo S$1M, S$750K Loan
Refinancing S$600K Mortgage
3 Expert Mortgage Duty Tips — Refinancing Cost Myth, HDB Loan Stamping & Equity Term Loans
The S$500 Refinancing Cost Is Never a Reason to Stay With Your Current Bank
One of the most persistent myths in Singapore property finance is that “refinancing costs too much in stamp duty.” The full cost of refinancing a Singapore mortgage includes: S$500 mortgage duty on the new mortgage document, legal fees for the mortgage discharge and new mortgage (typically S$2,000–S$3,000 for a bank refinance), and potential lock-in penalty if refinancing during the bank’s lock-in period (usually 2–3 years). Total refinancing cost: approximately S$2,500–S$3,500 excluding any lock-in penalty. At a typical interest rate saving of 0.5–1.0% per year on a S$600,000 outstanding balance, the annual saving is S$3,000–S$6,000. Break-even: approximately 6–12 months. The S$500 mortgage duty is less than 20% of total refinancing cost — and both are almost always recovered in under 12 months of lower interest payments. Never delay refinancing because of the S$500 stamp duty.
HDB Concessionary Loan: HDB Handles Mortgage Stamping Internally — You Pay S$500 at Key Collection
For HDB concessionary loans (2.6% p.a., available to eligible SC buyers of HDB flats), the mortgage document is executed between the flat buyer and HDB as the lender. HDB handles the IRAS stamping process internally — the S$500 mortgage duty is typically collected from the buyer during the key collection appointment at HDB Hub. You do not need to separately arrange IRAS e-Stamping for an HDB concessionary loan. This differs from bank loans on HDB flats (where the bank’s appointed solicitors handle the mortgage stamping and add S$500 to their conveyancing invoice). For first-time buyers comparing HDB loan vs bank loan, the mortgage duty treatment is the same (S$500 in both cases) — the loan type does not change the stamp duty cost.
Equity Term Loan (ETL) Triggers a New S$500 Mortgage Duty — Not a Free Cash-Out
An Equity Term Loan (ETL), also called a cash-out refinancing or home equity loan, allows property owners to borrow against the equity in their property (the difference between market value and outstanding loan). When an ETL is taken out, a new mortgage document is executed — triggering a fresh S$500 mortgage duty. This applies whether the ETL is a completely new loan (on a fully paid property) or an increase in the existing mortgage amount. For property investors who routinely use ETLs to fund new property purchases: each ETL creates a new mortgage document at S$500 duty. A sophisticated investor with 3 investment properties and one ETL per property has paid S$2,000–S$2,500 in mortgage duty over their portfolio (S$500 per original purchase + S$500 per ETL). Factor this into your ETL cost-benefit analysis alongside the higher interest rate typically charged on ETL tranches.