As of December 2024, commercial banks’ loans and advances to Singapore residents totalled approximately 835 million Singapore dollars, with business loans making up the largest share of the overall amount (Source).
Whether you’re a small business owner purchasing your first office space or an established company seeking to diversify your portfolio, understanding commercial property loans can help you make informed decisions. This comprehensive guide will walk you through everything you need to know about commercial property loans in Singapore.
So, let’s begin!
Table of Contents
- What is a commercial property loan?
- Types of commercial property loans in Singapore
- Eligibility criteria
- Documents required
- Factors that determine your loan amount
- Important terms you need to know
- Step-by-step application process
- Costs involved
- Choosing the right commercial property loan
- Tips to improve loan approval chances
What is a commercial property loan?
A commercial property loan is a type of financing that helps businesses purchase commercial real estate. These loans can be used to acquire office spaces, retail shops, industrial buildings, or even mixed-use properties.
Unlike residential home loans, commercial property loans are tailored specifically for business purposes and typically come with different terms and interest rates.
Types of commercial property loans in Singapore
In Singapore, businesses can access several types of commercial property loans depending on their needs and eligibility. Bank loans, offered by both local and international banks, are the most common type of commercial property financing.
SME property loans are designed specifically for small and medium-sized enterprises, often with more flexible terms and government-backed guarantees. Additionally, government-backed schemes like the Enterprise Financing Scheme (EFS) provide further support to SMEs purchasing commercial properties.
Eligibility criteria
- The company must be registered and incorporated in Singapore, typically for at least 12 to 24 months.
- At least 30% of the company’s ownership should be held by a Singaporean citizen or permanent resident.
- Businesses must provide comprehensive financial records, including profit and loss statements and tax returns.
- A healthy business credit score and consistent revenue streams will improve approval chances.
- The property being purchased must be for commercial purposes and not for residential use.
A note on the Enterprise Financing Scheme (EFS)
The Enterprise Financing Scheme (EFS) is a government initiative by Enterprise Singapore to help SMEs secure financing for various business needs, including the purchase of commercial properties.
Under this scheme, the government shares the loan default risk with participating banks, making it easier for SMEs to obtain funding. The EFS Property Loan provides up to 90% financing for commercial properties used for business operations, with loan tenures of up to 15 years. This scheme improves loan accessibility and reduces borrowing costs for eligible businesses.
Documents required for commercial loan approval
- Business registration certificate or ACRA business profile.
- Latest two years of profit and loss statements and balance sheets.
- Corporate bank statements from the past six months.
- Income tax returns of the business owners and directors.
- Option to Purchase (OTP) or Sales and Purchase Agreement of the property.
- Property valuation report.
- Identity documents of directors and shareholders (NRIC or passport).
- Tenancy agreements, if the property will be rented out.
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Factors that determine your loan amount
Unlike residential loans where lenders primarily consider your credit score and personal income, commercial loans are assessed differently. Lenders evaluate various factors to determine the Loan-to-Value (LTV) limit and loan terms.
These factors include the current market conditions, the perceived risks involved, the purpose for the property, the expected returns from the property, and the type, size, and location of the property.
Notably, the Total Debt Servicing Ratio (TDSR), which applies to personal loans, does not apply to commercial property loans.
Important terms you need to know
Loan-to-Value (LTV) ratio
The Loan-to-Value (LTV) ratio represents the percentage of the property’s value that a lender is willing to finance. The LTV ratio is currently fixed at 75% for bank loans.
For example, if the property’s valuation is S$1 million and the lender offers an 75% LTV ratio, the loan amount would be S$750,000, and the down payment would be S$250,000.
The LTV ratio helps lenders assess the risk of the loan, with higher ratios indicating greater risk.
Interest rates
Interest rates for commercial property loans typically range between 3% to 5% per annum. Fixed interest rates provide consistent payments during the lock-in period, while floating interest rates fluctuate based on market conditions and are pegged to the Singapore Overnight Rate Average (SORA).
Loan tenure
Commercial property loans generally have shorter tenures compared to residential loans, ranging between 10 to 30 years. The shorter tenure reflects the higher perceived risks and the relative difficulty in liquidating commercial assets.
Lock-in period
Most commercial property loans come with a lock-in period of two to three years. If the property is sold during this period, businesses may incur early repayment penalties, typically ranging between 1.5% to 2% of the outstanding loan amount.
Step-by-step application process
Applying for a commercial property loan involves several steps. Here’s a breakdown:
- Businesses should meet with banks or financial institutions to discuss financing options and gather preliminary information.
- The chosen property must undergo a professional valuation by a licensed valuation company to determine its market value.
- Applicants must submit financial records, business registration certificates, property details, and identification documents.
- Lenders evaluate the business’s financial health, the property’s value, and other risk factors.
- If approved, the bank will issue a loan offer letter detailing the loan amount, interest rates, and repayment terms.
- Businesses must engage a lawyer to handle the legal documents to formalise the loan agreement.
- Once all documents are signed, the loan amount will be disbursed.
Costs and fees involved
Downpayment
Businesses must typically make a downpayment of at least 20% of the property’s purchase price, which is paid directly to the property seller.
Legal fees
Legal fees typically range between S$2,500 to S$5,000, paid to the lawyer handling the transaction and loan agreement.
Valuation fees
Valuation fees typically range between S$500 to S$1,000, paid to licensed valuation companies.
Stamp duty
Stamp duty is payable based on the property’s purchase price or market value, calculated according to the Inland Revenue Authority of Singapore’s (IRAS) guidelines.
For commercial properties, the rates are 1% for the first S$180,000, 2% for the next S$180,000, and 3% for the remaining amount.
Early repayment penalties
If the commercial property is sold during the lock-in period, businesses may face early repayment penalties, typically between 1.5% to 2% of the outstanding loan amount.
Choosing the right commercial property loan
Businesses should ideally compare interest rates, repayment terms, loan tenure, and LTV ratios, before deciding on a loan provider. It is also important to consider whether the loan offers fixed or floating interest rates.
Fixed rates involve consistent payments during the lock-in period, while floating rates fluctuate according to market conditions. Seeking advice from mortgage brokers or financial advisors can help businesses make a more informed decision.
Tips to improve loan approval chances
Maintaining a healthy credit score significantly improves loan approval chances. Businesses should prepare comprehensive business and financial documents and demonstrate consistent revenue.
Ensuring that the business is incorporated for at least 12 to 24 months and has at least 30% ownership by a Singaporean citizen or permanent resident can also strengthen the application.
Choosing properties with strong investment potential further enhances approval prospects. Always seek expert advice and compare loan packages to find the best fit for your business needs.
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