Do Interest Rates Move Singapore Property Prices? SORA and Yields
How SORA and mortgage rates move Singapore home prices in 2026: monthly payment maths, the 4% stress test, rental yield spreads and what history shows.
Interest rates affect Singapore property prices in two ways: they change what buyers can afford each month, and they change how attractive rent looks against other investments. But the link is looser than most people think. When SORA spiked in 2022 and 2023, private home prices still rose 8.6% and 6.8%, because Singapore’s loan rules had already tested buyers at high rates.
At a glance
- Singapore home loans are now priced off SORA or fixed rates. SIBOR and SOR, used in older articles, have been discontinued.
- 3-month compounded SORA was about 1.23% on 1 Oct 2026, down from a peak of about 3.7–3.8% in late 2023. After the US rate hike in September, bank packages are about 1.5–1.8% floating and 2.0–2.2% fixed.
- Each 1-point rise in your mortgage rate adds roughly S$500–580 a month to a S$1m, 30-year loan, at today’s range of rates.
- Banks test your income at 4% (HDB loans at 3%), so low market rates do not raise how much you can borrow.
- For investors, rates matter through the spread between net rental yield and the mortgage rate. At today’s rates it is positive. At 3.5% it is negative.
From SIBOR to SORA: what your loan is priced on
SORA is the average rate at which banks lend Singapore dollars to each other overnight, published by MAS. Home loans use a compounded average over the past one or three months, plus a spread set by the bank. 3-month compounded SORA was about 1.23% on 1 Oct 2026. Because compounded SORA looks backwards, banks moved first: after the US Federal Reserve’s rate hike on 16 September, floating packages rose to about 1.5–1.8% and two- to three-year fixed packages to about 2.0–2.2%, as reported by The Business Times (2 October 2026) and CNA (18 September 2026).
- 3-month compounded SORA (Singapore)
- US federal funds rate (effective)
Latest: SORA 1.23% (1 Oct 2026); Fed 3.88% (1 Oct 2026).
SORA is the benchmark for floating-rate home loans in Singapore. The US rate is shown for context: it moves SORA only indirectly, through the Singapore dollar and bank funding costs.
Table view
| Period | 3-month compounded SORA (Singapore) | US federal funds rate (effective) |
|---|---|---|
| Oct 2026 | 1.23% | 3.88% |
| Sep 2026 | 1.23% | 3.88% |
| Aug 2026 | 1.18% | 3.63% |
| Jul 2026 | 1.14% | 3.63% |
| Jun 2026 | 1.08% | 3.63% |
| May 2026 | 1.06% | 3.62% |
| Apr 2026 | 1.03% | 3.64% |
| Mar 2026 | 1.07% | 3.64% |
| Feb 2026 | 1.12% | 3.64% |
| Jan 2026 | 1.15% | 3.64% |
| Dec 2025 | 1.19% | 3.64% |
| Nov 2025 | 1.25% | 3.89% |
| Oct 2025 | 1.32% | 4.11% |
| Sep 2025 | 1.46% | 4.09% |
| Aug 2025 | 1.56% | 4.33% |
| Jul 2025 | 1.86% | 4.33% |
| Jun 2025 | 2.06% | 4.33% |
| May 2025 | 2.27% | 4.33% |
| Apr 2025 | 2.40% | 4.33% |
| Mar 2025 | 2.55% | 4.33% |
| Feb 2025 | 2.73% | 4.33% |
| Jan 2025 | 2.90% | 4.33% |
| Dec 2024 | 3.08% | 4.33% |
| Nov 2024 | 3.21% | 4.58% |
| Oct 2024 | 3.39% | 4.83% |
| Sep 2024 | 3.49% | 4.83% |
| Aug 2024 | 3.57% | 5.33% |
| Jul 2024 | 3.64% | 5.33% |
| Jun 2024 | 3.63% | 5.33% |
| May 2024 | 3.66% | 5.33% |
| Apr 2024 | 3.65% | 5.33% |
| Mar 2024 | 3.68% | 5.33% |
| Feb 2024 | 3.64% | 5.33% |
| Jan 2024 | 3.66% | 5.33% |
| Dec 2023 | 3.70% | 5.33% |
| Nov 2023 | 3.75% | 5.33% |
| Oct 2023 | 3.75% | 5.33% |
| Sep 2023 | 3.70% | 5.33% |
| Aug 2023 | 3.70% | 5.33% |
| Jul 2023 | 3.68% | 5.33% |
| Jun 2023 | 3.65% | 5.07% |
| May 2023 | 3.61% | 5.08% |
| Apr 2023 | 3.61% | 4.83% |
| Mar 2023 | 3.58% | 4.83% |
| Feb 2023 | 3.23% | 4.58% |
| Jan 2023 | 3.12% | 4.33% |
| Dec 2022 | 3.03% | 4.33% |
| Nov 2022 | 2.87% | 3.83% |
| Oct 2022 | 2.45% | 3.08% |
| Sep 2022 | 2.07% | 3.08% |
| Aug 2022 | 1.55% | 2.33% |
| Jul 2022 | 1.27% | 2.32% |
| Jun 2022 | 0.72% | 1.58% |
| May 2022 | 0.52% | 0.83% |
| Apr 2022 | 0.32% | 0.33% |
| Mar 2022 | 0.27% | 0.33% |
| Feb 2022 | 0.25% | 0.08% |
| Jan 2022 | 0.20% | 0.08% |
| Dec 2021 | 0.19% | 0.08% |
| Nov 2021 | 0.16% | 0.08% |
| Oct 2021 | 0.16% | 0.07% |
| Sep 2021 | 0.13% | 0.08% |
| Aug 2021 | 0.13% | 0.08% |
| Jul 2021 | 0.13% | 0.10% |
| Jun 2021 | 0.14% | 0.10% |
| May 2021 | 0.17% | 0.05% |
| Apr 2021 | 0.19% | 0.07% |
| Mar 2021 | 0.23% | 0.07% |
| Feb 2021 | 0.20% | 0.07% |
| Jan 2021 | 0.17% | 0.07% |
| Dec 2020 | 0.17% | 0.09% |
| Nov 2020 | 0.12% | 0.08% |
| Oct 2020 | 0.12% | 0.09% |
| Sep 2020 | 0.10% | 0.09% |
| Aug 2020 | 0.10% | 0.09% |
| Jul 2020 | 0.08% | 0.09% |
| Jun 2020 | 0.14% | 0.08% |
| May 2020 | 0.27% | 0.05% |
| Apr 2020 | 0.53% | 0.05% |
| Mar 2020 | 0.90% | 0.10% |
| Feb 2020 | 1.14% | 1.58% |
| Jan 2020 | 1.20% | 1.55% |
| Dec 2019 | 1.27% | 1.55% |
| Nov 2019 | 1.31% | 1.55% |
| Oct 2019 | 1.46% | 1.83% |
| Sep 2019 | 1.53% | 1.83% |
| Aug 2019 | 1.59% | 2.12% |
| Jul 2019 | 1.67% | 2.40% |
| Jun 2019 | 1.72% | 2.40% |
| May 2019 | 1.68% | 2.38% |
| Apr 2019 | 1.62% | 2.44% |
| Mar 2019 | 1.54% | 2.43% |
| Feb 2019 | 1.59% | 2.40% |
| Jan 2019 | 1.52% | 2.40% |
Source: MAS, FRED. Data to 1 Oct 2026. Licences and notices
HDB loans work differently. The HDB concessionary rate is pegged at 0.1 point above the CPF Ordinary Account rate, so it stays at 2.6% however SORA moves. That made HDB loans the cheaper choice when SORA was above 3% in 2023, and bank loans the cheaper choice today.
If you read the 2012 version of this article, the background is very different now: SIBOR is gone, and banks test you at 4% instead of the 3.5% used before September 2022.
Channel 1: monthly payments and affordability
The most direct effect is on the instalment. For a S$1m loan over 30 years:
| Mortgage rate | Monthly instalment | Increase vs 1.5% |
|---|---|---|
| 1.5% | S$3,451 | — |
| 2.5% | S$3,951 | +14% |
| 3.5% | S$4,490 | +30% |
| 4.5% | S$5,067 | +47% |
Turn it around and you see how rates change what buyers can pay. A household that budgets S$4,000 a month for 30 years can carry a loan of about S$1.16m at 1.5%, S$1.01m at 2.5% and S$891,000 at 3.5%. That is 23% less borrowing power at 3.5% than at 1.5% for the same monthly budget. Check your own numbers with our mortgage calculator.
Why the 4% stress test blunts the effect
Here is the part many buyers miss. Under the TDSR rules, your total monthly debt payments must stay within 55% of gross income, and the bank must calculate the mortgage at the higher of the actual rate or a 4% floor for residential loans.
Example: a household earning S$10,000 a month with no other debts can pay up to S$5,500 a month. At the 4% test rate over 30 years, that supports a loan of about S$1.15m. That limit is the same whether SORA is 1% or 3.9%.
For HDB flats, the Mortgage Servicing Ratio caps the mortgage at 30% of income, and HDB sizes its loans at a 3% floor. The same S$10,000 household can pay S$3,000 a month, which supports an HDB loan of about S$633,000 over 25 years.
So falling rates make buyers more comfortable, but they do not let them borrow more. Rising rates, up to 4%, make buyers less comfortable but do not shrink their loan limit. This is a big reason why Singapore did not see a price crash in 2023 and has not seen a frenzy in 2026. See how to position yourself for TDSR.
Channel 2: yields and the investor’s spread
For investors, rates matter through the gap between what the property earns and what the loan costs. A worked example, with assumptions labelled:
Say you buy a S$1.5m condo and rent it for S$4,500 a month (S$54,000 a year, a 3.6% gross yield).
| Item | Per year |
|---|---|
| Gross rent | S$54,000 |
| Property tax, non-owner-occupied rates, assuming an annual value of S$54,000 | −S$9,120 |
| Maintenance fees (assumed S$400 a month) | −S$4,800 |
| One month’s vacancy or agent fee (assumed) | −S$4,500 |
| Net rent | S$35,580 (2.4% net yield) |
Now add a 75% loan of S$1.125m over 30 years. First-year interest is about S$19,460 at a 1.75% floating rate, which leaves about S$16,100 before principal repayment and income tax. On a 2.1% fixed rate it is about S$23,360, leaving about S$12,200. At 3.5%, first-year interest is about S$39,031, and the property costs you about S$3,450 a year to hold before any principal. The same flat goes from positive to negative cash flow on a rate move of less than 2 points.
That is why low rates pull investors in, and why rising rates hit investor demand first. Compare the 2.4% net yield with safer options too: the CPF Ordinary Account pays 2.5%. More on yields in common misconceptions about rental yield.
What history shows: rates and prices do not move in lockstep
From the URA price index, three episodes show how loose the link is:
- 2008–09: rates collapsed, prices still fell 25%. Job fears during the global financial crisis outweighed cheap money. Prices then rebounded fast once confidence returned.
- 2013–17: rates were low, prices fell 11.6%. The TDSR, introduced in 2013, and stamp duties restricted borrowing and speculation.
- 2022–23: rates spiked, prices rose 8.6% and then 6.8%. Buyers had already been tested at high rates, incomes were strong and HDB upgraders were flush: HDB resale prices rose 12.7% in 2021 and 10.4% in 2022.
The lesson: rates matter at the margin, but loan rules, jobs, incomes and supply matter more. Rates become dangerous when they rise at the same time as unemployment.
What to watch in 2026–27
- The US Fed has turned. It raised its policy rate by 0.25 points on 16 September 2026, to 3.75–4.00%, citing elevated inflation. MAS manages policy through the exchange rate, so SORA does not follow the Fed one for one, but global rates feed through.
- Singapore inflation is rising. Consumer prices were up about 1.8% in the year to Q2 2026, from about 0.6% a year earlier.
- Fixed or floating? Floating loans at about 1.5–1.8% are cheaper today but exposed if SORA rises. Fixed loans at about 2.0–2.2% cost more and buy certainty for two or three years. Read 9 factors that affect mortgage rates and our refinancing guide.
Whatever you choose, plan as if your rate will be 4% at some point in a 30-year loan. It has been above 3% as recently as 2023.
Bottom line
Interest rates change the monthly cost of owning property and the returns from renting it out, so they shape demand at the margin. In Singapore, the 4% stress test, cooling measures and land supply weaken the link between rates and prices. Today’s 1.23% SORA makes property cheap to finance, but it does not make it cheap to buy. Budget for higher rates, and do not treat low rates as a reason to stretch.
