A plain-English guide for Singapore property owners who need to access their property's value without selling, whatever you call it, however you searched for it, this is where you find the answer
You own property in Singapore. Maybe a condominium in Orchard, a shophouse in Tanjong Pagar, a landed home in Bukit Timah, or a Good Class Bungalow that has been in the family for years. The property is worth a lot of money. You need cash, for a business opportunity, an overseas investment, school fees, a family commitment, or simply to rebalance a personal balance sheet that has become very heavily weighted toward real estate. And you do not want to sell.
You may have already spoken to your bank and been told no. You may be just starting to look. Either way, this article explains every option available to you in plain language, no jargon, no assumption that you know what TDSR or LTV means, just a clear map of what is possible and how to access it.
First: What Is This Called?
The product you are looking for goes by many different names. All of them describe the same thing, getting money out of your Singapore property without selling it.
Some people call it equity release. Some call it a home equity loan. Some call it a bridging loan, a cash-out refinancing, an asset-backed loan, or a property-backed loan. If you work with a private bank they might call it a Lombard loan. If you searched online you might have typed 'unlock my Singapore property value', 'borrow against my condo', or simply 'I need cash from my Singapore property'.
All of these searches, all of these terms, lead to the same place. The product is a loan secured against the value of your Singapore property. You keep the property. You receive the cash. You repay the loan later, either through monthly payments, or at the end of a fixed period from a property sale or other funds.
The only question is which type of loan is right for your specific situation. This guide explains each one.
Why Did My Bank Say No?
If you have already approached a Singapore bank: DBS, OCBC, UOB, HSBC, Standard Chartered, or any other, and been declined, the reason is almost certainly the same. It is called the TDSR, which stands for Total Debt Servicing Ratio.
Singapore banks are required by law to check that your total monthly loan repayments do not exceed 55% of your verified monthly income. This rule was introduced to prevent people from borrowing more than they can afford. It is a sensible rule for the average borrower. But it creates a serious problem for high-net-worth property owners, because it looks only at your income, not at how much your property is worth or how strong your overall financial position is.
Here is what this means in practice. If you are retired and your main income is CPF Life payouts of S$2,000 per month, the bank's system will tell you that you can only support a very small loan repayment. Even if your property is worth S$8 million and you have zero debt. Even if you have S$5 million in investments. The bank's formula sees only the income figure. The property value does not help you pass the test.
The same problem affects business owners whose income goes through their company rather than a personal salary. It affects Indonesians, Malaysians, Chinese nationals, and other foreigners whose income is earned outside Singapore, the bank applies a 30% penalty to overseas income, reducing the amount they can borrow. It affects Singaporeans who live and work abroad. It affects anyone whose income is complex, irregular, or not easily documented on a Singapore payslip.
If any of this sounds familiar, you are not alone. It is one of the most common situations GMG encounters. And there is a solution.
The Solution: A Bridging Loan or Asset-Backed Loan Against Your Singapore Property
Outside the conventional bank system, there is a category of lenders, private credit providers, asset-backed lenders, and specialist mortgage companies, who assess loans differently. Instead of focusing primarily on your income and running the TDSR calculation, they focus on two things: how much your Singapore property is worth, and how you plan to repay the loan.
This type of loan is called a bridging loan, an asset-backed loan, or a home equity loan alternative. It is not a product the big retail banks offer. It is provided by specialist lenders like Global Mortgage Group, who are set up specifically to serve property owners whose profiles fall outside what the conventional bank system can accommodate.
Here is how it works in simple terms. GMG lends you money against the value of your Singapore property, typically up to 65 to 70 percent of what the property is worth. You use the money for whatever you need it for. At the end of the loan term, usually between six months and two years, you repay the full amount. The repayment typically comes from selling the property, refinancing through a bank once your income situation changes, or from business proceeds or investment returns.
If you cannot make monthly repayments, because you are retired, because your income is irregular, or for any other reason, GMG offers a retained interest structure. This means the total interest for the loan is calculated upfront and deducted from the money you receive. You get the cash you need, and you have nothing further to pay until the loan matures.
Who Is This For?
You are retired or semi-retired and your bank says your income is not enough
This is the most common situation GMG encounters. You spent your career building up property in Singapore. The property is paid off or nearly paid off. You need access to some of that value but your bank's system cannot accommodate it because your CPF Life payout or investment income does not pass the TDSR test. GMG's assessment is based on the property value and your exit plan, not on your monthly income.
You own a business and your income goes through your company
You are the founder or majority shareholder of a Singapore business. Your personal income might be a director's fee that does not reflect what you actually earn. The bank's TDSR calculation looks at that director's fee and tells you that you qualify for far less than your property value would support. GMG looks at your overall financial position, the business, the property, the balance sheet, not just the director's fee on paper.
You are Indonesian, Malaysian, Chinese, Indian, or from elsewhere — and your income is outside Singapore
You bought a Singapore condominium or shophouse as an investment. Your income is in Jakarta, Kuala Lumpur, Hong Kong, Mumbai, or somewhere else. Singapore banks penalise overseas income, they apply a 30% haircut, or exclude it entirely. The result is that you cannot borrow against a property you own outright simply because your money is earned in the wrong country. GMG provides asset-backed bridging loans to foreign nationals and non-residents assessed on the Singapore property value, not on where the income comes from.
You are a Singaporean living abroad
You have been living in London, Sydney, New York, or elsewhere for years. You still own property in Singapore. You want to access some of its value. Your Singapore bank treats your overseas salary the same way it treats a foreign national's income, with a 30% penalty. GMG's bridging loan is assessed on the Singapore property's value, not on where you are based.
Your property is a shophouse, Good Class Bungalow, or commercial asset
Banks are conservative about lending against these property types. Conservation shophouses carry restrictions. Good Class Bungalows have limited buyer pools. Commercial strata units fall outside residential mortgage products. GMG's asset-backed facility is designed for these property types, including shophouses, GCBs, landed homes, prime condominiums, commercial strata units, and hospitality assets.
You need the money quickly
A bank home equity loan takes four to eight weeks and may still be declined at the end. GMG's typical timeline from first conversation to money in your account is two to four weeks. If you have a time-sensitive investment opportunity, a business commitment, or any other situation requiring speed, the bridging loan route is significantly faster.
What Can You Use the Money For?
There are no restrictions on what you use the funds for. The most common purposes among GMG's Singapore clients are:
- Funding a business opportunity or acquisition without involving the business's existing bank relationships
- Buying a property overseas, in Australia, the UK, the US, or Thailand, without selling the Singapore asset first
- Funding children's overseas education at boarding schools and universities in the UK, US, and Australia
- Rebalancing a personal balance sheet that is heavily concentrated in Singapore real estate
- Providing capital for estate planning or family wealth distribution without forcing a property sale
- Consolidating higher-cost debt into a lower-cost property-secured facility
- Covering a short-term capital need while a longer-term financing arrangement is put in place
How Much Can You Borrow?
GMG lends from S$500,000 to S$100 million and above against Singapore private property. The amount you can borrow depends on the value of your property, the loan-to-value ratio applied, and whether there is an existing mortgage outstanding.
As a general guide: if your Singapore property is worth S$5 million and is fully paid off, you could potentially borrow up to S$3.25 million on a first-charge bridging loan at 65% LTV. If your property is worth S$10 million, the potential facility is up to S$6.5 million. These are indicative figures, the actual amount is determined by a valuation and full assessment of your situation.
How Does the Process Work?
The process is straightforward and significantly simpler than a conventional bank home equity loan application.
- Step one: you contact Donald Klip at GMG, by email or phone, and describe your situation. Property type, approximate value, how much you need, and what you need it for.
- Step two: GMG provides an indicative terms letter within a few days, the likely loan amount, LTV, interest rate, term, and structure. No obligation at this stage.
- Step three: if you wish to proceed, a formal valuation of the property is arranged. GMG manages this process.
- Step four: legal documentation is prepared and signed. GMG's legal team handles this efficiently.
- Step five: the loan is drawn down. Funds are in your account. Total timeline from first contact to drawdown is typically two to four weeks.
To start the conversation: Donald Klip | Founder | [email protected] | +65 9773-0273 | www.gmg.asia
For Private Bankers, Wealth Managers, and Client Advisors
If you are a private banker, wealth manager, client advisor, relationship manager, financial planner, or wealth planner with a client who owns Singapore property and cannot access equity release, a home equity loan, or a bridging loan through your institution, GMG works discreetly alongside financial professionals to solve exactly this problem.
We offer a formal referral arrangement with referral compensation, and a white-label model where GMG funds the solution while you remain the client's primary relationship. Your client stays your client. You become the advisor who found the answer their institution could not. Contact Donald Klip directly to discuss a referral or partnership arrangement.
Donald Klip | Founder | [email protected] | +65 9773-0273 | www.gmg.asia
Speak with Donald directly to discuss your Singapore property equity release, home equity loan, or bridging loan requirements. The conversation is confidential and there is no obligation.
