Fixed or floating?
Both packages look close on day one. The gap opens up years later, on an assumption nobody can verify. Set that assumption yourself and watch which side wins.
- Both packages side by side, month by month
- Floating starts from today's SORA, not a guess
- A slider for how far rates move from year 2
- Free reminder before your lock-in ends
Free check: fixed against floating
3 questions, about 1 minute. No sign-up.
Floating home loans move with SORA, which MAS publishes every business day.
See the chartThe comparison in full
Today's SORA, straight from MAS
Most floating packages are priced as 3-month compounded SORA plus the bank's spread, so this is the number your floating rate moves with. It is refreshed from the Monetary Authority of Singapore every weekday, and the floating rate in the calculator above starts from it.
Bank packages today
Home loan packages from the main banks, with the rate in each year worked out from today's SORA. Tap HDB or Private to see only the packages for your property.
What actually separates them
A fixed package holds one number for two or three years. You pay a premium over the floating rate for that, and you accept a lock-in. It is worth it when the payment is tight enough that a rise would genuinely hurt.
A floating package tracks SORA plus a spread, so it moves every quarter. Most carry no lock-in, which means you can refinance the moment something better appears — a real option that the comparison table never prices.
Fixed packages revert when the fixed period ends, usually to a floating rate. So the choice is not fixed forever against floating forever. It is a few years of certainty, bought at a premium, against a few years of market rates.
Ask both banks for the spread over SORA after the lock-in, not just the first-year rate. That spread is the number you carry for the remaining twenty years, and a lower headline often hides a wider one.
Drag the slider a quarter of a point. If the winner flips, the two packages are effectively the same product with different marketing, and you should choose on lock-in length and prepayment terms instead of on the totals.
Reading the comparison
The two cards show each package on its own terms: what you pay now, what you pay later, and what the interest adds up to. The runway underneath draws the floating path your slider just described. Nothing on this page is a prediction — it is a way of finding out how sensitive your decision is to a future that neither you nor the bank can see.
Never miss your lock-in
A fixed rate lasts two or three years, not the whole loan. When the lock-in ends, the loan moves to the rate in your letter of offer, which is usually higher, and most people only notice when the instalment changes. Refinancing takes 6 to 8 weeks, so the real deadline is about 4 months before.
- One question. The month your lock-in ends. No sign-up, no NRIC, no loan details.
- WhatsApp reminders, free. A message 4, 3, 2 and 1 month before, each with what to do at that point and today's SORA.
- Or your own calendar. One tap adds the same dates to iPhone, Google or Outlook.
- Your number stays with us. A reminder sign-up is used only for your reminders. We share your details with a bank only if you ask us to help you apply. Reply STOP at any time.
Reminders come from the Kydos assistant on WhatsApp (+65 8311 7524), run by the team behind AnnualFiling.sg. We never sell your number. We pass your details to a bank contact or referral partner only when you ask us to help you apply, and only after you agree in the chat. See the privacy notice.
Free lock-in reminder
No sign-up, no payment. About 10 seconds.
Common questions
Which is cheaper right now?
It depends entirely on the rate you assume after year one. Move the slider up and fixed usually wins; move it down and floating does. If a small move changes the answer, the difference is not real.
Can I switch from floating to fixed later?
Yes, by repricing with the same bank or refinancing to another. Repricing is cheaper and faster; refinancing usually gets you a better rate. Either way, check whether a lock-in still applies.
What is a lock-in period?
The window in which redeeming the loan costs you a penalty, typically around 1.5% of the amount redeemed, plus any legal subsidy clawed back. Fixed packages almost always have one; floating packages often do not.
Do fixed rates go up when I renew?
The fixed rate itself does not change during its term. What changes is the rate it reverts to at the end, which is set by the market at that point, not by the package you signed.
Should I fix for two years or three?
Longer certainty usually costs a little more and locks you in for longer. If you might sell or upgrade inside that window, the shorter fix is often worth its slightly higher rate.