Most home loans are simple: a refinance, a purchase, income and credit that comfortably clear the bank's checks. We keep those fast and quiet. The ones that aren't draw on two decades of banker relationships behind every case, with one dedicated advisor holding yours from the first conversation to drawdown.
Tell us your situation What we handleOne property, a clean financial profile, a refinance or a clean purchase. We move fast on our end — one conversation, a short list of lenders, and your file submitted without delay.
Multiple properties, decoupling, home equity loans, a tight completion date. We slow down where it matters — structuring the loan properly and lining up a banker who can actually assess it.
Either way, one dedicated advisor holds your case from the first call to drawdown.
Timed around your lock-in period and the breakeven math.
HDB, private property, executive condos, and commercial properties — financing structured around the property type and timeline you actually have.
Loan-to-value and stress-test rules change with each additional property. We plan around them upfront.
Cash out against the value you've already paid off. Useful for a renovation, a business need, or taking advantage of other financial opportunities as they come up.
Three-week completions are manageable when the paperwork starts before the offer is signed.
If a previous broker said "the bank won't do this," it's worth a second look.
Banks don't all process files the same way. The bankers we work with have handled complex cases before — multiple properties, decoupling, non-standard structures. They know what documentation they actually need upfront, they don't come back with the same questions twice, and they can make a proper assessment rather than pushing the file back for missing details. For tight timelines and difficult cases, this makes the difference between a deal that closes and one that doesn't.
About Prestige Mortgage Consultancy →A home loan touches income protection, estate structure, tax position, and investment returns — sometimes all at once. We work alongside affiliated partners across these areas so the financing decision fits a plan, not just a rate sheet. The conversation can go as far as it needs to.
More than mortgages →"Most clients come in knowing the rate they want. What they usually don't know is how the bank reads their file — what makes the case easy, what makes it harder, and what can be restructured before the application goes in. That's the conversation we have first."Prestige Mortgage Consultancy
Loan type, rough timeline, anything that makes the case non-standard. We'll come back with a straight answer on whether we can help and what it would take.
Start the conversationPrestige Mortgage Consultancy is a Singapore mortgage brokerage. We work with clients on home financing — purchases, refinancing, complex structures, and situations other brokers have turned away.
The standard playbook in mortgage broking is straightforward: advertise the lowest rate, compete on incentives to close the deal, move volume. We don't compete that way — not because we're above it, but because it produces the wrong outcomes for clients who have anything more complex than a clean refinance.
We start with the situation. Before we recommend a lender, we look at how the bank is likely to read the file — what the case looks like from the credit side, what makes it stronger or weaker, and whether anything is worth restructuring before an application goes in. The lowest rate isn't always the right answer either: lock-in periods, repricing clauses, and loan flexibility can matter as much as the headline number, depending on where the client is in their financial plan.
A home loan is typically a household's single largest financial commitment. We look at it that way — not just as a rate to minimise, but as something that interacts with insurance cover, investment positioning, estate structure, and tax planning. We work alongside specialists in these areas so the financing decision fits a broader plan, not just a rate sheet.
Every case we take on is handled by one advisor, from first conversation to drawdown. No handoffs, no account managers, no re-explaining the situation halfway through.
Most brokers start with a lender shortlist. We start with the file — how it reads, what it needs, and whether the timing and structure make sense. The lowest rate on the market isn't always the best outcome for the client: a rate that looks attractive may come with lock-in terms, repricing conditions, or inflexibility that doesn't suit the situation. We work out what actually fits before we make a recommendation.
Banks don't process every file the same way. The banker handling the case matters — particularly for complex structures, tight timelines, or non-standard files. Our lender relationships give us the ability to place cases with people who've actually handled them before.
The advisor who reviews your situation is the same one managing the application, following up with the bank, and confirming the drawdown. Clients don't repeat themselves. Nothing gets lost between people.
Prestige Mortgage Consultancy works with experienced bankers across Singapore's major lenders — people who have handled complex cases, non-standard files, and tight timelines before. These aren't introductions made at the point of application. They're working relationships built over two decades, with bankers who know what they need to see upfront and don't push files back for missing information.
For a straightforward case, this works quietly in the background: the file lands on the right desk and moves without friction. For a complex one, it's often what determines whether the deal closes. A well-placed case with the right banker moves faster, gets a proper assessment, and comes back with fewer questions.
It's the part of the process that isn't visible to clients — but it's consistently what they remember when they refer someone else to us.
Most of our clients come through referrals — from clients we've worked with before, and from professionals in adjacent fields who trust that we'll handle the case properly, and discreetly.
We work primarily with clients who have something more than a standard case: a second property, a complex income structure, an overseas asset, a tight timeline, or a file that another broker has already told them won't work. We also handle straightforward cases for clients referred by people who know us — and those clients get the same standard of care, just a faster process.
If you're not sure whether your situation is something we handle, the easiest thing to do is tell us what it is. We'll come back with a straight answer.
See what we handle →A quick summary of the situation is enough. We'll come back with a direct answer on whether we can help.
Start the conversationEvery case starts with the situation — what you're trying to do, what the timeline looks like, and what makes it straightforward or complex. The loan follows from that.
When your lock-in period ends, the question isn't just which bank has the lowest rate this month. It's whether switching makes financial sense after accounting for legal fees, valuation costs, and the cash rebates some banks offer to offset those costs. The breakeven calculation — how long until the interest savings outweigh the switching costs — is the starting point, not the rate itself.
We time the refinancing process around your lock-in expiry so you're not paying a penalty on the way out. For most straightforward cases, the process is fast: one conversation to understand the situation, a shortlist of lenders based on your profile, and your file moving the moment it's ready, not sitting in a queue on our end.
Talk to us about refinancing →HDB, private property, executive condos, and commercial properties each come with different financing rules, completion timelines, and loan structures. For residential purchases, the option period — typically 14 days for private property — sets the clock for everything that follows. For commercial properties, CPF cannot be used, loan tenors are typically shorter, and the bank's appetite for the deal depends significantly on the property type and intended use.
We structure the financing around the property type and timeline you actually have. That means understanding your existing loans and CPF commitments for residential purchases, and the specific commercial asset profile for non-residential ones. For a straightforward purchase with a clean financial profile, this is a well-worn process. For anything more complex, we front-load the work before the option is exercised.
Talk to us about a new purchase →The rules change significantly from the first property to the second and beyond. Loan-to-value limits drop, the TDSR and ABSD calculations become more complex, and the question of whose name the property is held in can have significant financial implications.
Decoupling — where one co-owner buys out the other to purchase the next property without incurring a second-property ABSD rate — is one of the more common structures we work through. The timing and sequencing of these transactions matters. Getting it wrong, or doing it in the wrong order, can be costly and difficult to unwind.
Talk to us about multiple properties →If you've paid down a significant portion of your mortgage, there's equity in the property that can be accessed without selling it. Home equity loans let you borrow against that equity for a renovation, a business need, or to take advantage of other financial opportunities as they come up.
The amount available depends on your property's current valuation, your outstanding loan, and your overall debt servicing position. We look at whether the math works before recommending it, and structure the drawdown around your actual use case rather than the maximum the bank will offer.
Talk to us about home equity →A three-week completion is manageable. A two-week one is harder but not impossible. What makes the difference is how early the process starts — ideally before the offer is even signed, so the lender shortlisting, documentation, and internal approval process is already in motion when the clock starts.
We handle cases with urgent completion dates regularly. The key is knowing which banks can move quickly for the case type in question, and having the paperwork clean from the first submission so nothing comes back for re-submission at the worst possible time.
Talk to us about your timeline →Non-standard covers a wide range: self-employed income that doesn't show cleanly on tax returns, variable income from commissions or rental, foreign income, a credit history with blemishes, or a loan structure a previous broker said the bank wouldn't consider. Overseas property financing also falls into this category — Singapore residents borrowing to purchase property abroad face a narrower pool of willing lenders, different LTV limits, and bank appetite that varies significantly by country and property type.
Some of these cases genuinely can't be done — but many can, with the right lender and the right presentation of the file. The bankers we work with have assessed complex files before. We look at the situation first, tell you straight whether it's workable, and if it is, structure the application around what the bank actually needs to see.
Tell us about your situation →Tell us what you're trying to do. We'll work out whether it's something we handle and what it would take.
Start the conversationWe don't run every case through the same process. We read the situation first, then decide what it needs.
Most mortgage enquiries start with a rate question. We start with a different one: how does the bank read this file? What makes the case straightforward, what makes it harder, and what — if anything — can be structured differently before anything goes in.
For a clean case, the answer is usually simple. A small set of lenders fits the profile, the paperwork is standard, and the process moves fast. We don't add steps to simple cases that don't need them.
For a more complex one, this conversation is the work. It's where we decide how to present the application, which lender to approach, and which banker within that lender has actually handled this kind of file before. Getting that right at the start is considerably easier than fixing it after a submission has already come back.
Not a rate request — the actual situation. What you're trying to do, the property type, your current financial position, and anything that makes the case non-standard. We look at what you share and assess it properly before recommending anything.
Before we shortlist lenders, we look at how the bank is likely to read the case — what documents they'll want, what the serviceability looks like, and whether there's anything worth restructuring before submission. For straightforward cases, this takes minutes. For complex ones, it's the most important part of the process.
Not just which bank has the lowest rate this month — which bank's credit appetite fits this specific file, and which banker within that bank has handled this kind of case before. The banker matters. A well-placed file with the right person moves faster and comes back with fewer questions.
Documentation, presentation, and a clean first submission. Banks process files faster when nothing is missing and the case is laid out clearly. We handle the paperwork and stay close to the file through to approval — following up, responding to queries, and keeping you informed at each step.
You don't get handed off. The same person who assessed your case at the start is the one following up with the bank, responding to credit queries, and confirming the drawdown. One point of contact, from the first conversation to the keys.
We'll tell you whether we can help before you've committed to anything. If the case isn't one we can add value to, we'll say so directly rather than stringing it along.
A clean refinance or a straightforward purchase doesn't need three meetings and a week of back-and-forth. We move as fast as the case allows, and no faster than it needs.
Not a team handoff partway through, not a different person at drawdown. The same advisor handles your case from the first conversation to the end.
We won't pitch you a rate we can't deliver or a timeline we can't meet. We tell you what the case looks like, what the likely outcomes are, and what could change — so you can plan around reality, not a best-case projection.
We'll read the situation and come back with a straight answer on whether we can help.
Start the conversationGetting the loan right matters. Getting it to work within a complete financial plan matters more.
Through our partnerships in insurance, estate planning, tax, and investment planning, we connect the mortgage to the decisions around it — whether that's protecting the income behind the repayment, ensuring the property is held correctly, or reducing the loan burden over time. The conversation can go as far as it needs to.
A mortgage is a long-term commitment backed by income. What happens to the repayment if that income stops — through illness, disability, or death — is a question most people answer too late.
Working with affiliated insurance specialists, we look at what cover is already in place, what the loan changes, and whether the structure makes sense. The goal isn't to sell a policy alongside the mortgage. It's to make sure the two decisions fit together.
Talk to us about your situation →Property held in joint names, held in trust, or nominated to beneficiaries — the decisions around ownership and succession are often made at the same time as the loan, but rarely with the same level of attention.
We work with a licensed estate planning specialist on Wills and Trust planning alongside the mortgage conversation. Getting the holding structure right at the point of purchase is considerably easier than revisiting it later.
Talk to us about estate planning →Additional Buyer's Stamp Duty, property tax differentials between owner-occupied and non-owner-occupied, and the tax implications of decoupling or holding in trust — these are conversations that belong before the purchase, not after.
We bring in tax planning specialists to look at the ownership structure alongside the financing, so the decision is made with the full picture in view.
Talk to us about your situation →The relationship between a mortgage and an investment portfolio isn't always obvious. How returns are structured, what gets deployed and what gets kept liquid, and how CPF is used — these decisions affect both the loan burden and the longer-term picture.
Our investment planning partners look at how the mortgage fits within a broader asset strategy, so the financing decision doesn't sit in isolation from everything else you're building.
Talk to us about your situation →Tell us where you are with the mortgage and we'll take it from there.
Get startedWe'll come back with a straight answer on whether we can help and what it would take. No obligation — just a direct conversation.
How we collect, use, and share your information — in plain language.
When you submit an enquiry through this site, we collect what you give us directly: your name, email, phone number (if provided), and details about your loan situation. We don't collect anything beyond what's needed to assess and respond to your enquiry.
We use your information to review your situation, respond to your enquiry, and — if you decide to proceed — structure and submit your loan application to a suitable lender. This is the core of what Prestige Mortgage Consultancy does, and it's the reason you're getting in touch with us.
To process a loan, your information is shared with the banks and lenders relevant to your case — that's a necessary part of arranging a mortgage.
Separately, if you tick the consent checkbox on our contact form, we'll also share your contact details with our affiliate partners so they can reach out about services that may be relevant to you. This currently includes:
We may work with additional affiliate partners in similar categories of related financial and professional services in future. If we do, the same rule applies: your details are only ever passed on if you've opted in, and this page will be kept up to date to reflect who those partners are.
This checkbox is optional. Leaving it unchecked doesn't affect your mortgage enquiry in any way, and we won't share your details with these partners unless you've opted in.
If you've opted in via the consent checkbox, our affiliate partners may contact you by phone, SMS, or WhatsApp about their services, in addition to email. Your consent is treated as clear permission for this purpose under Singapore's Do Not Call Registry rules, even if your number is otherwise registered.
You can withdraw your consent to be contacted by affiliate partners at any time by emailing hello@prestigemortgage.sg. This won't affect any mortgage application already in progress with us.
We retain your information for as long as it's needed for the purposes described above, or as required by law or regulatory obligations (including record-keeping requirements applicable to mortgage brokerages in Singapore).
For any question about how your information is handled, or to make a request regarding your personal data under the Personal Data Protection Act, email hello@prestigemortgage.sg or message us on WhatsApp (+65 8860 4428).
Effective 2 July 2026. Prestige Mortgage Consultancy is a Singapore-based mortgage brokerage and handles personal data in accordance with the Personal Data Protection Act 2012.