Income boost · MSR & TDSR
Pledge & Show Funds Calculator
When your income falls short of the loan-to-value cap, a bank will lend you extra against pledged or shown funds. See exactly how much of each you'd need to close that gap, side by side.
- Pledge lock-in
- 48 mths
- Pledge recognition
- 100%
- Show funds recognition
- 30%
- Changes rate?
- No
Results update as you type.
Option A · Pledge
$4,702.39
Lock this amount with the bank for 48 months (48 months). It counts as extra income for the assessment, but you can't withdraw it until it's released.
Option B · Show funds
$15,674.64
Simply show this larger amount in your account. No lock-in, but the bank recognises only a fraction of it, so you need more.
Pledging locks the funds with the bank for 4 years (or until the loan is paid off, if earlier); after that they are released. Showing funds requires proof of the balance at application, with no lock-in. Averaging requirements are not part of our calculation rules; bank-specific requirements vary. Banks recognise pledged SGD deposits at 100% but only recognise 30% of shown funds, which is why the show-funds figure is larger.
How pledging and showing funds work
A bank's maximum loan is the lower of the loan-to-value (LTV) cap and what your income supports under MSR or TDSR. When the income-based figure is smaller, you have a loan shortfall. Pledging or showing funds is a way to close that shortfall by treating a lump sum of your savings as extra recognised income for the assessment — without actually using it to pay down the loan.
Haircut rules for pledged and shown funds
- SGD deposits pledged for 4 years: 100% recognised.
- Stocks and bonds pledged for 4 years: 70% recognised.
- Show funds (held under 4 years): 30% recognised.
Worked example
Suppose a buyer's LTV-cap loan is $375,000, but their income-based (MSR) loan is only $369,432. The $5,568 shortfall translates to a monthly repayment shortfall of roughly $29, and to an income shortfall of about $98 a month (at the 30% MSR limit). Multiplying that income shortfall by 48 months of pledge gives a pledged funds figure of around $4,702. Dividing the pledged amount by 0.30 (show funds are recognised at 30%) gives about $15,674 for show funds — over three times as much, because unlocked funds are trusted less than locked ones.
What changes the amount you need
A wider loan shortfall, a shorter tenure, or a higher stress-test rate all increase the pledge or show-funds figure. Whether MSR or TDSR is binding also matters — TDSR's 55% limit means less income is needed to close the same shortfall than MSR's tighter 30% limit.
Common mistakes
- Assuming show funds and pledge funds are the same amount — showing funds always needs more, since only 30% of show funds is recognised.
- Forgetting that pledged funds are locked up for years and can't be used for the down payment or renovation during that time.
- Not re-checking the numbers after refinancing, since a new loan resets the LTV cap and income assessment.
Get your income-based loan from the MSR calculator or TDSR calculator, and your LTV-cap loan from the max loan calculator, then bring both figures here.
Good to know
Frequently asked questions
Free consult
Your numbers are ready. Let's pressure-test them.
Bring these results to a 15-minute call. We'll confirm your eligibility and shortlist the sharpest bank packages for your situation — no obligation.
Keep going
More home buyer tools
- HDB Loan CalculatorMax HDB concessionary loan, monthly instalment, and bank loan comparison.
- Stamp Duty CalculatorBuyer's Stamp Duty and ABSD for any Singapore home, tier by tier.
- Sell HDB CalculatorSale proceeds after your loan, CPF refund with accrued interest, SSD, fees and resale levy.
- HDB Eligibility CheckerCheck BTO, resale, EC, grant and HDB loan eligibility, plus your MOP end date.
- CPF Housing Grant CalculatorFamily or Singles Grant, Enhanced CPF Housing Grant and Proximity Housing Grant.
- Property Tax CalculatorYearly property tax from Annual Value, at owner-occupier or non-owner-occupier rates.
- ABSD SingaporeCurrent ABSD rates for citizens, PRs and foreigners, plus total stamp duty.
- TDSR CalculatorYour Total Debt Servicing Ratio, MSR, and maximum loan at the 4% stress rate.
- MSR CalculatorYour Mortgage Servicing Ratio limit for an HDB flat or new EC, and when it binds instead of TDSR.
- Income Required CalculatorThe monthly income you need to qualify for a given property price.
- BTO Down PaymentWhat you pay at lease signing and key collection, split by cash and CPF.
- Home Protection SchemeWho needs HPS, what it covers, and how it compares with mortgage insurance.
- EC First-Timer CalculatorEC down payment and loan instalment under NPS or DPS, plus your bridging loan.