Hong Kong Loan-to-Value (LTV) Ratio Calculator
Enter the property value and the loan you want to take to instantly get the LTV (loan-to-value) ratio, the down-payment you need, and a live check against the current Hong Kong Monetary Authority caps based on use (self-occupied / investment / commercial) and whether you apply with HKMC mortgage insurance (MIP). Common shorthand: self-use ≤ HK$10M can borrow 90 % with MIP, $10M–$15M up to 80 %, $15M–$30M 70 %; investment / company-held flats are flat-capped at 60 %.
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Loan-to-value (LTV)
70.00%
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Down payment
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HKMA cap
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Based on HKMA measures revised 29 Jul 2024 and the HKMC Mortgage Insurance Programme. Individual banks may apply stricter limits.
Formula
LTV (%) = loan ÷ value × 100 Down payment = value − loan Down payment (%) = 100 − LTV (%) HKMA caps: self-use 70 %, investment / company-held 60 %, commercial 70 % HKMC MIP ceiling (self-use): ≤$10M 90 %, ≤$15M 80 % (loan ≤$12M), ≤$30M 70 %, >$30M not eligible
- · LTV (loan-to-value) is the headline number HKMA and banks use to gauge mortgage risk — a higher LTV means a bigger loan against the same flat and more risk for the lender.
- · On 28 Feb 2024 and again on 29 Jul 2024 the HKMA "countercyclical" relaxations lifted the basic cap on self-use residential to 70 %, raised commercial/industrial from 60 % to 70 %, and kept investment / company-held flats at 60 %.
- · The HKMC Mortgage Insurance Programme (MIP) lets self-use buyers go above 70 %: up to 90 % for value ≤ HK$10M, up to 80 % for value ≤ HK$15M (with loan capped at HK$12M), up to 70 % for value ≤ HK$30M (no uplift), and not available above HK$30M.
- · Banks also apply a separate Debt Servicing Ratio (DSR) test — usually capped at 50 %, or 60 % after a stress test of +200 bps. Passing the LTV cap doesn't guarantee the bank will approve the full loan.
- · Around the HKMC value bands (HK$10M, $15M, $30M), the maximum loan can be the lower of the percentage cap and an absolute loan-amount sub-cap. This tool already takes the binding limit (e.g. 80 % vs HK$12M loan in the $10M–$15M band).
- · Primary developer financing ("Breathing Plans" / second mortgages) bypasses HKMA caps, often with low teaser rates that step up to P+2/P+3 after a few years — the headline LTV may be far higher than the bank market.
- · Sources: HKMA Press Release "Adjustments to Property Mortgage Measures" (28 Feb 2024 and 29 Jul 2024); HKMC Insurance Limited "Mortgage Insurance Programme" eligibility table (current as of 2024).
Frequently asked
Is LTV the same thing as the down payment?
They're mirror images: LTV is the percentage the bank lends, the down payment is the percentage you put up — together they always add to 100 %. A HK$6M flat at 70 % LTV means a HK$4.2M loan and a HK$1.8M (30 %) down payment from the buyer. Note that buyers also need cash for stamp duty (1.5 %–4.25 %), legal fees and agent commissions on top of the down payment — those are not included in this tool.
I'm a first-time buyer looking at a HK$7M flat — what's my maximum loan?
A HK$7M flat falls in the HKMC "value ≤ $10M" band, so a self-use buyer with MIP can borrow up to 90 % = HK$6.3M, leaving a HK$700,000 down payment (10 %). Without MIP, you fall back to the basic HKMA 70 % cap — HK$4.9M loan, HK$2.1M down. MIP charges a one-off premium (roughly 1.32 %–4.35 % of the loan, depending on LTV) which can usually be financed into the loan, and you still need to pass the DSR test (typically ≤ 50 %).
Why does buying through a company or BVI cap me at 60 %?
HKMA treats company-held / BVI-held purchases the same as investment / non-self-occupied properties, capping the LTV at a flat 60 % with no access to HKMC mortgage insurance. The reason is that such structures are typically used for letting, equity transfer or tax planning, which the regulator weighs as higher risk. To unlock the 70 %–90 % self-use bracket you have to buy in your personal name and confirm self-occupation in writing.
Do flats above HK$15M always require a 50 % down payment?
No longer — after the 2024 relaxations, the HK$15M–$30M band allows up to 70 % LTV for self-use (30 % down), and HKMC MIP gives no additional uplift in this band. Above HK$30M the cap stays at 70 % and MIP is unavailable. Remember these are regulatory ceilings only — individual banks may apply tighter limits based on the applicant's income, building age and whether it's primary or secondary market, so always get a couple of bank valuations and pre-approvals before signing.
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