This article builds on the Manulife and FT Longitude research featured in the Financial Times: "For Singapore's wealthy, longevity and liquidity go hand in hand". Survey figures below are from that piece.
59% of Singapore's high-net-worth individuals say sustaining income and liquidity over a longer lifespan is a top financial concern, according to a new Manulife and FT Longitude survey. Not investment returns. Liquidity.
It is the problem we hear most from property owners: plenty of wealth, but locked in a home, a shophouse or a portfolio they would rather not sell. A Singapore bridging loan is one way to release that cash while keeping the asset. This guide explains how it works, who it suits, how it compares with a bank loan, and what to plan for before you borrow.
The liquidity paradox: wealthy on paper, short of cash
Manulife surveyed 1,000 high-net-worth and mass affluent individuals across 11 markets in April and May 2026, including 250 in Singapore. Singapore respondents worried about liquidity more than the wider sample did:
- 59% named sustaining income and liquidity over a longer lifespan as a top concern, against 54% across the full sample
- 55% named rising healthcare and long-term care costs, against 52%
- One in four plan to start a new venture after their main career, which needs deployable cash
- Singapore respondents were the most likely in the region to plan to work beyond the traditional retirement age
The FT feature calls this the liquidity paradox. Much of the wealth sits in businesses, property and other assets that cannot be divided or sold quickly. As Andreas Mettenberger of Synpulse puts it, owners "do not necessarily want to sell out of the assets they have."
There is good reason for that. A forced sale can undermine succession plans and trigger tax consequences, and it means giving up an asset that may keep appreciating or produce income. For many owners the real question is not how much they are worth, but how to get cash out of what they own without selling it.
The FT and Manulife piece reaches the same conclusion: "the ultimate test of liquidity is not the size of the balance sheet, but its flexibility and resilience under pressure." Its recommended tool is life insurance. Frank O'Neill, Chief Product Officer at Manulife Singapore, says it "provides liquidity at critical moments and brings certainty to the transfer of wealth." That is a valid part of a liquidity plan, and the article also urges families to hold assets they can access quickly. For owners whose largest asset is property, borrowing against it is a complementary route, covered below. (Manulife's views are quoted from the article; they do not refer to bridging loans.)
How a Singapore bridging loan works
A bridging loan is short-term financing secured against property, typically for 6 to 24 months. Instead of repaying principal every month, you pay interest only, and settle the loan at the end of the term from a planned exit. Because the lender looks at the property and your exit plan rather than your income, approval is usually faster than at a bank.
Key features
- Interest-only: monthly outlay is lower than a bank loan that amortizes principal, which matters most for older borrowers facing shorter loan tenures
- No TDSR: the Total Debt Servicing Ratio does not apply. Assessment centers on the value of the property and your exit plan, not income proof
- No age restriction: banks often cap lending by age or tenure; asset-backed private lenders such as GMG do not
- Fast funding, with certainty: approval and disbursement are typically much faster than a bank mortgage
- Up to 80% loan-to-value: available against condos, landed homes, Good Class Bungalows (GCBs), shophouses and other property types [confirm this cap before publishing]
- Open to Singaporeans, PRs and foreigners
- Cost: indicative interest rates of 5.5% to 7% depending on LTV and property type, subject to credit approval
Typical exit strategies
Because lenders focus on how you will repay, a clear exit is central to every application:
1. Sell the property or another asset at the end of the term
2. A liquidity event, such as a business sale, an investment realization or an inheritance
3. Refinance into bank financing once the reason for the bridge has passed
Bridging loan vs bank loan for older borrowers
On a $5M loan against a $7M Singapore home, a 50-year-old borrower pays roughly $22,900 a month on a 1-year interest-only bridging loan at 5.5%, against about $48,300 a month on a 10-year bank loan at 3% with principal and interest. That is $25,400 a month less in cash outflow, though the bridging loan must be repaid or refinanced at the end of its term.
| Comparison | Bridging loan | Bank loan |
| Able to borrow at 65 | YES | NO |
| Loan amount | $5,000,000 | $5,000,000 |
| Property value | $7,000,000 (about 71% LTV) | $7,000,000 (about 71% LTV) |
| Rate (illustrative) | 5.5% | 3% |
| Structure | Interest only | Principal + interest |
| Term | 1 year | 10 years |
| Monthly payment | about $22,900 | about $48,300 |
| Paid in the first 12 months | about $275,000 (interest) | about $579,000 (interest + principal) |
| Principal outstanding at end | $5,000,000, due at exit | Fully repaid |
| Approval basis | Property value and exit plan | Income, TDSR and age limit |
The comparison is about cash flow, not total cost. The bank loan is cheaper per dollar borrowed and clears the debt, but it demands a much larger monthly payment and, for older borrowers, is often limited by age caps and shorter tenures. A bridging loan trades a higher rate for lower outflow and speed, on the condition that you have a credible way to repay the principal.
Illustrative example only. Rates, LTV and terms vary by property and borrower, and a 3% bank rate and 71% LTV may not be available to every borrower.
Who it suits, and the risks to weigh
A bridging loan fits owners who hold valuable property, need cash for a defined purpose, and have a credible way to repay.
- Older homeowners who are asset rich but cash poor and want to cover healthcare, caregiving or family needs without selling
- Business owners and investors who need capital for a new venture or an opportunity with a short window
- Property upgraders bridging the gap between buying a new home and selling the old one
- Families planning succession who want to avoid a forced sale that could disrupt the estate plan
It is not right for everyone. Weigh these before you borrow:
- Exit risk: the principal is due at the end of the term. If a sale or refinancing is delayed, you may face extension costs or pressure to sell
- Higher rate: the interest rate is typically above bank rates
- Fees: arrangement and legal fees apply, so compare total cost, not just the rate
- Security: the loan is secured on your property, so default puts the asset at risk
Seek independent legal and financial advice on your own situation before committing.
Frequently asked questions
Q1: What is a bridging loan in Singapore?
A bridging loan is short-term financing, usually 6 to 24 months, secured against property. It is typically interest-only, and the principal is repaid at the end of the term through a sale, a liquidity event or refinancing.
Q2: Is there an age limit for a bridging loan in Singapore?
Banks often cap lending by borrower age or reduce the loan tenure for older applicants. Asset-backed private lenders such as GMG assess the property and your exit plan rather than your age.
Q3: Does a bridging loan need TDSR or income proof?
Bridging loans from private lenders are assessed on the property value and your repayment plan, so TDSR and income verification are not the basis of approval. All applications remain subject to credit assessment.
Q4: How much can I borrow against my property?
Loan-to-value depends on the property type and location. Condos, landed homes, GCBs and shophouses can all qualify, and private lenders often lend at higher LTV than banks.
Q5: How much does a Singapore bridging loan cost?
Indicative rates are 5.5% to 7%, depending on LTV and property type, plus arrangement and legal fees. Rates are subject to credit approval.
Q6: How fast can I get the funds?
Speed is a core advantage. Approval and funding are typically much faster than a bank mortgage, because the assessment centers on the property rather than full income documentation.
Q7: Can foreigners get a bridging loan against Singapore property?
Yes. Singaporeans, PRs and foreigners can apply, subject to credit assessment and the applicable property regulations.
Next step
Asset rich and want flexibility without selling? Speak to GMG about a Singapore bridging loan against your property. Tell us the property, the amount and your exit plan, and we will come back with indicative terms. [Enquire now]
Disclaimer: This article is for general information only and is not financial, legal or tax advice, nor an offer or solicitation to enter into any loan. Rates, LTV, fees and terms mentioned are indicative only and subject to change; actual terms depend on the property, borrower and credit assessment, and approval is not guaranteed. Worked examples are illustrative, not a quotation. Manulife and FT Longitude are not affiliated with GMG. Seek independent professional advice before making any borrowing or property decision.
