Every conversation starts with Message 1. Select the scenario that matches your client's response to navigate to the right script. Gold boxes = send verbatim. Blue boxes = talking points, use your own words.
💬
Start Here — Message 1: The Hook
Always send this first. Social proof story → ask for rate + outstanding balance.
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Then select the scenario based on the client's response
✓ Rate is competitive
Scenario A1
Knows lock-in expiry date
Praise the rate, diary the date, set a future follow-up.
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Scenario A2
Doesn't know lock-in date
Ask them to forward the loan agreement.
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⚠️ Rate has room to improve
Scenario B1 → Call Guide
Lock-in has already expired
Show saving, explain fixed vs floating, book a call.
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Scenario B2
Still within lock-in period
Two options: explore early switch or plan ahead.
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Scenario B3
Doesn't know lock-in status
Estimate from offer date, assume 2-year lock-in.
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❓ Other situations
Scenario C
Doesn't know their rate
Ask for estimate or point to internet banking.
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No Reply
No response after 48 hrs
Soft nudge follow-up message.
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No Mortgage
No outstanding loan
Fully paid off or never had one — route to equity, affordability, or advisory.
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📞
B1 Call Guide — Fixed vs Floating, Pain Point, Close
Use this once the client has agreed to a call from Scenario B1.
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Upsell — always explore after A1, A2, or B1 call for private property owners
🏦
Scenario D — Equity Cash-Out Upsell (Private Property Owners)
Lock-in expired or expiring in 3–6 months · Borrow at ~1.5% · Invest at 4–6% · Keep the spread
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FinMortgage
Message 1
Home ›Message 1 — The Hook
Message 1 — The Hook
Always the same. Send this to start every refinancing conversation.
📚 Training mode — explanations are shown
1
You send
Send verbatim
Hey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
No introduction needed — they already know you. Leading with a social proof story (friends with different rates) creates curiosity without triggering sales resistance. Ending on a question invites a reply naturally.
📌Wait for the client's reply before doing anything else. The next step depends entirely on what they say.
Once they reply, select the matching scenario:
✅
Rate is competitive
Scenarios A1 or A2
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⚠️
Rate has room to improve
Scenarios B1, B2 or B3
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❓
Client doesn't know their rate
Scenario C
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🏡
No mortgage / no outstanding loan
Fully paid off or never had one
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🔇
No reply after 48 hours
Follow-up nudge
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🏦
Private property owner? The property type check is built into Scenarios A1 and A2. For B1, raise it at the end of the Call Guide. All three paths lead to Scenario D if the client owns a private property.
🏦
Scenario D — Equity Cash-Out Upsell
Private property owners · Lock-in expired or expiring in 3–6 months
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FinMortgage
Scenario A1
Home › Rate is good ›A1 — Knows lock-in date
Scenario A1 — Rate is competitive, knows lock-in date
Goal: Affirm their good rate, diary the lock-in expiry, plant a seed for future contact.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"Hey! I'm on [X]%, outstanding is around $[Y]k"
3
You send (2A)
Send verbatimThat's a great rate, [Name] — genuinely better than most of what's available in the market right now. Nothing to change at the moment. That said, lock-in periods end and rates shift — when yours comes up for renewal, you'll want to be ready to act quickly. Do you know when your lock-in expires? Happy to keep an eye on it for you.
Affirming their good decision builds trust and goodwill. You're not trying to sell them anything — you're genuinely looking out for them. Asking about the lock-in date plants a seed for a future follow-up without any pressure.
4
Client replies
"I think it ends around [month/year]"
5
You send (A1 close)
Send verbatimPerfect, noted! I'll drop you a message when it's coming up — usually good to start looking about 3 months before expiry so you have enough time to compare and switch without any gap. I've got you covered. 😊
This closes the conversation on a warm, positive note. The client feels genuinely looked after — not sold to. You've also created a legitimate reason to reach out again in the future.
📌Diary the expiry date now. Set a reminder to reach out 3 months before it ends with a rate comparison.
6
You ask — private property check
Send verbatimOh, one more thing while I have you — is this a private property or HDB?
A casual, single-question follow-up feels natural after a friendly exchange — it doesn't feel like a new pitch. The answer determines whether there's an equity cash-out opportunity worth exploring.
7
Client replies — select:
Send verbatimSince you own a private property, there's actually something else worth looking at while we're at it. A lot of property owners don't realise they're sitting on equity that's just doing nothing — it's money locked up in your property that isn't earning a single cent. And here's the thing: the window to unlock it on attractive terms may not be open for much longer.
Then sendIf this is something that you feel might be applicable to you, let me know. I can walk you through how it works over a call. Let me know which date/time works for you.
Respect their decision. Keep the door open — let them know you will revisit them closer to when their lock-in period is expiring.
✓ Conversation complete
HDB — equity cash-out not applicable. Diary the lock-in expiry and follow up 3 months before.
FinMortgage
Scenario A2
Home › Rate is good ›A2 — Doesn't know lock-in date
Scenario A2 — Rate is competitive, doesn't know lock-in date
Goal: Get the loan agreement to find the expiry date, then close like A1.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"My rate is [X]%, outstanding is about $[Y]k"
3
You send (2A)
Send verbatimThat's a great rate, [Name] — genuinely better than most of what's available in the market right now. Nothing to change at the moment. That said, lock-in periods end and rates shift — when yours comes up for renewal, you'll want to be ready to act quickly. Do you know when your lock-in expires? Happy to keep an eye on it for you.
4
Client replies
"Hmm, I'm not actually sure when it ends…"
5
You send (A2)
Send verbatimNo worries — you can forward me a copy of your loan agreement and I can figure out the lock-in period from there. Once I have it I'll make a note and reach out when it's coming up.
Asking for the loan agreement is a low-effort action for the client. It also gives you the document on file — useful for when they eventually do refinance.
6
Client sends document
📌Find the lock-in end date from the agreement. Then close with the A1 message below.
7
You send (A1 close)
Send verbatimPerfect, noted! I'll drop you a message when it's coming up — usually good to start looking about 3 months before expiry so you have enough time to compare and switch without any gap. I've got you covered. 😊
8
You ask — private property check
Send verbatimOh, one more thing while I have you — is this a private property or HDB?
A casual, single-question follow-up feels natural — not a new sales pitch. Private property opens the door to Scenario D. HDB means you close here and diary the date.
9
Client replies — select:
Send verbatimSince you own a private property, there's actually something else worth looking at while we're at it. A lot of property owners don't realise they're sitting on equity that's just doing nothing — it's money locked up in your property that isn't earning a single cent. And here's the thing: the window to unlock it on attractive terms may not be open for much longer.
Then sendIf this is something that you feel might be applicable to you, let me know. I can walk you through how it works over a call. Let me know which date/time works for you.
Respect their decision. Keep the door open — let them know you will revisit them closer to when their lock-in period is expiring.
✓ Conversation complete
HDB — equity cash-out not applicable. Diary the lock-in expiry and follow up 3 months before.
FinMortgage
Scenario B1
Home › Rate has room to improve ›B1 — Lock-in expired
Scenario B1 — Rate has room to improve, lock-in expired
Goal: Show the saving, explain fixed vs floating, book a call to close.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"My rate is [X]%, I have about $[Y]k left on the loan"
3
Before replying — calculate the saving
📌Run the numbers using client's rate and outstanding balance before sending your next message. Have the monthly and annual saving figures ready to drop in.
🧮
Open Refinancing vs Repricing calculator
Stay vs reprice vs refinance · 2-yr cost & break-even · export client summary
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4
You send (2B — gather key details)
Send verbatimHmm, based on what's available right now, you might actually be able to do better than that. There are packages out there that could save you a fair bit each month. Before I look at the options — can I check a few quick things? Is this a private property or HDB? When does your lock-in period end? And what's the remaining loan tenure on your mortgage?
Three questions in one message: property type flags if there's an equity cash-out opportunity to raise later; lock-in expiry tells you whether they can switch now or need to plan ahead; remaining tenure feeds into LTV and package eligibility. Asking these upfront — before quoting rates — shows you're doing your homework, not just pitching.
5
Client replies
"My lock-in ended about [X months] ago actually"
6
You send (B1 — show saving + book call)
⚡ FORCED CHOICE — offer exactly two time slots
Send verbatim — insert your calculated figuresGood news — your lock-in has already expired, so you're free to switch anytime without penalty. Based on what you've shared, you could potentially save around $[X] a month — that's roughly $[Y] a year. Here's the full breakdown so you can see it for yourself: [calculator link]
There are 2 types of rates to choose from — fixed and floating — and each works differently depending on your situation. Easier to run through this on a quick call so I can help you figure out which one makes more sense for you.
Are you free on [Date 1] at [Time 1], or [Date 2] at [Time 2]?
🧮
For the breakdown — open the calculator (step 3), fill in the client's numbers, and use Export client summary to generate the PDF you attach in place of [calculator link].
Opening with "good news" reframes the conversation positively. The specific dollar saving makes it real and personal. Mentioning fixed vs floating signals expertise and creates a reason to talk. Offering two time slots means the client chooses when, not whether — both options move them to a call.
7
Client picks a slot
"[Date 1] works for me!"
📌Confirm the time and prepare for the call. Use the B1 Call Guide below.
📞
Proceed to B1 Call Guide
Fixed vs floating, pain point, close + collect details
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FinMortgage
Scenario B2
Home › Rate has room to improve ›B2 — Still in lock-in
Scenario B2 — Rate has room to improve, still in lock-in
Goal: Give the client two paths — explore early switch or plan ahead for when it expires.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"I'm on [X]%, about $[Y]k outstanding"
3
Before replying — calculate the saving + estimate break cost
📌Calculate potential monthly saving and also estimate the break cost (typically 1.5% of outstanding loan for early repayment). Work out the break-even point in months.
4
You send (2B)
Send verbatimHmm, based on what's available right now, you might actually be able to do better than that. There are packages out there that could save you a fair bit each month. Before I look at the options — can I check a few quick things? Is this a private property or HDB? When does your lock-in period end? And what's the remaining loan tenure on your mortgage?
5
Client replies
"I'm still in lock-in until [date]"
6
You send (B2 — two options)
⚡ FORCED CHOICE — both options move them forward
Send verbatimGot it — I've had a quick look at the numbers based on what you've shared. There are two ways to approach this: we check if switching early still makes sense after accounting for the break cost, or we plan ahead now so you're ready to move the day your lock-in ends and don't spend a single extra day on a higher rate than you need to.
Which would you prefer to explore first?
You're not asking "do you want to do this?" — you're asking which approach they prefer. Both answers are valid and both move the conversation forward. This removes the binary yes/no and keeps you in the role of adviser, not salesperson.
7
Client chooses — select their response:
8
You send — break cost analysis
Send verbatim — insert your calculated figuresOkay so based on your outstanding balance of $[X] at [Y]%, the estimated break cost is roughly $[Z]. With a new rate at around [A]%, you'd save about $[B] a month — meaning you'd break even on the switch cost in roughly [C] months. Everything after that is pure saving.
Does it make sense to move forward now, or would you prefer to wait it out until the lock-in ends?
⚡ FORCED CHOICE — forward now or wait
8
You send — plan ahead
Send verbatimSmart move. Let's make sure you're ready to go the moment it expires. I'll keep an eye on the market and reach out closer to the date with the best options available. When exactly does your lock-in end? I'll diary it on my end.
📌Once they give you the date — diary it and follow up 3 months before with a fresh rate comparison.
FinMortgage
Scenario B3
Home › Rate has room to improve ›B3 — Doesn't know lock-in status
Scenario B3 — Rate has room to improve, doesn't know lock-in status
Goal: Estimate from the offer date (assume 2-year lock-in), then route to B1 or B2 accordingly.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"My rate is [X]%, about $[Y]k outstanding"
3
You send (2B)
Send verbatimHmm, based on what's available right now, you might actually be able to do better than that. There are packages out there that could save you a fair bit each month. Before I look at the options — can I check a few quick things? Is this a private property or HDB? When does your lock-in period end? And what's the remaining loan tenure on your mortgage?
4
Client replies
"Honestly I'm not sure if I'm still in lock-in or not"
5
You send (B3 — estimate from offer date)
Send verbatimNo worries — lock-in periods are typically 2 years from the offer date. Do you roughly remember when you took out the loan or when you moved in? I can work it out from there.
You're not asking them to dig up paperwork — just a rough memory of when they moved in or signed. This is a low-effort ask that gives you enough to estimate. If the numbers make sense, you can then confirm exact dates with the bank.
6
Client gives approximate date
"I think it was around [year] — maybe [year+1]"
7
Estimate lock-in status — then select:
📌Assume 2-year lock-in from offer date. If offer date was more than 2 years ago → likely expired. Less than 2 years ago → likely still active. Once the numbers make sense, confirm exact dates with the bank.
🧮
Open Refinancing vs Repricing calculator
Run the saving before replying · 2-yr cost & break-even · export client summary
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8
You send — show saving, confirm with bank
Send verbatim — insert calculated figuresBased on that, your lock-in has probably already ended — which means you're likely free to switch without any penalty. Looking at your rate and outstanding balance, you could potentially be saving around $[X] a month. Here's the breakdown: [calculator link]
If the numbers look good to you, we'll confirm the exact date with your bank just so we're not caught off guard. Would you prefer I help coordinate that, or shall we jump on a quick call and go through everything together?
⚡ FORCED CHOICE
🧮
For the breakdown — open the calculator above, fill in the client's numbers, and use Export client summary to generate the PDF you attach in place of [calculator link].
📌If they proceed → confirm exact lock-in date with bank before submitting any application. Then follow B1 Call Guide.
8
You send — plan ahead
Send verbatim — insert calculated savingBased on that, you're probably still within your lock-in — but it should be expiring fairly soon. The saving looks like around $[X] a month once you're free to switch, so it's worth getting prepared now. Once we're satisfied the numbers make sense, we'll confirm the exact date with your bank so we know exactly when to pull the trigger. Does it make sense to start planning ahead now?
📌Once they agree → confirm exact lock-in date with bank. Diary it and follow up 3 months before.
FinMortgage
Scenario C
Home ›C — Client doesn't know their rate
Scenario C — Client doesn't know their rate
Goal: Help them find their rate, then route to the right scenario.
📚 Training mode — explanations are shown
1
You send (Message 1)
Send verbatimHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan? Was just catching up with a few people and mortgages came up. Turns out some of them have been sitting on rates way higher than they need to be, or even paying double of others. Made me want to check in with you.
2
Client replies
"Hmm, honestly I'm not sure what rate I'm on…"
3
You send (2C)
Send verbatimNo worries at all — most people don't have it off the top of their head! Do you have a rough sense of it, or would it be easier to take a quick look at your internet banking? Should be under your loan details or your monthly statement. Once you have it I can tell you straight away whether there's anything worth looking at.
Normalising "I don't know" removes embarrassment. The ask is very low-effort — just check internet banking. Ending with "I can tell you straight away whether there's anything worth looking at" maintains curiosity and makes them want to find out.
4
Client comes back with their rate
"Okay just checked — I'm on [X]%"
5
Now route to the right scenario
FinMortgage
No Reply
Home ›No reply after 48 hours
No Reply — Follow-up after 48 hours
One soft nudge. Don't over-chase — keep the door open for them to return when ready.
📚 Training mode — explanations are shown
1
You sent (Message 1)
Already sentHey [Name]! Random one but — what rate are you on for your mortgage and how much is left on the loan?…
— 48 hours pass, no reply —
2
You send — soft nudge
Send verbatimHey [Name], no pressure at all — just didn't want you to miss out if there's a saving there for you. Whenever you're ready, just drop me your rate and outstanding balance and I'll take a look. 😊
"No pressure" removes any awkwardness. You're not chasing — you're genuinely looking out for them. Leaving the ball in their court means they can come back whenever they're ready without feeling sold to.
📌If still no reply after the follow-up — leave it. Don't send a third message. They know you're there when they're ready.
Conversation on hold
Leave the door open. Revisit in 3–6 months with a fresh market update.
FinMortgage
No Mortgage
Home › Other ›No Mortgage
No Mortgage — Client has no outstanding loan
Goal: Qualify the situation, then route to equity cash-out, affordability assessment, or advisory.
📚 Training mode — explanations are shown
1
You ask
Ask verbatim"Oh nice! Have you fully paid it off, or are you not servicing one for a different reason?"
2
Client replies — select:
Send verbatim"That's a real achievement — honestly, most people spend 25 to 30 years servicing their mortgage and many never get there. You should be proud of that."
Then ask"Can I check — is this a private property or HDB?"
Client replies — select:
Send verbatim"Since you own a private property, there's actually something worth exploring while we're at it. When a property is fully paid up, the equity sitting inside it is essentially idle — it's your money, but it's not working for you. There's a way to unlock that capital and put it to work, without disrupting your living arrangements at all. Would you be open to a quick walk-through of how it works?"
Ask"Mind if I ask why? Is it because you have other plans for this property, or thinking of getting another one?"
Client replies — select:
Send verbatim"That's great — this is exactly where we can add a lot of value before you commit to anything. What we do is a bit different from how others work. We don't just look at how much you can borrow — we stress-test the monthly repayment across different interest rate scenarios to make sure the installment is within your comfort zone, and we make sure your liability is covered even at worst case. You walk away with full clarity, not just a loan approval number. I usually run through a complimentary affordability assessment for my clients, and I highly recommend you do this too. It takes at most 10 minutes — we can do it over a quick Zoom or meet in person, whichever works better for you."
📌Use the affordability calculator to walk through the numbers with the client on the call/meeting.
🏠
Open Affordability Assessment — 3 steps + client report
Max loan → monthly repayment → cash & CPF → consolidated PDF report · opens in new tab
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📅 Schedule the call
Ask the client which date and time works — in-person or Zoom. Lock in the appointment before ending the chat.
Say verbatim"Since you're one of the lucky few who doesn't need to be a slave to debt anymore, how are you thinking about optimising your cashflow?"
💼 Advisory pivot
This opens the door to an investment and cashflow advisory discussion. Follow the client's lead from here.
Ask verbatim"That's a great position to be in. Have you thought about what your next property move looks like — are you considering upgrading to a bigger flat, downsizing to somewhere more convenient, or have you ever thought about making the jump to private property?"
Client replies — select:
Send verbatim"That's great — this is exactly where we can add a lot of value before you commit to anything. What we do is a bit different from how others work. We don't just look at how much you can borrow — we stress-test the monthly repayment across different interest rate scenarios to make sure the installment is within your comfort zone, and we make sure your liability is covered even at worst case. You walk away with full clarity, not just a loan approval number. I usually run through a complimentary affordability assessment for my clients, and I highly recommend you do this too. It takes at most 10 minutes — we can do it over a quick Zoom or meet in person, whichever works better for you."
📌Use the affordability calculator to walk through the numbers with the client on the call/meeting.
🏠
Open Affordability Assessment — 3 steps + client report
Max loan → monthly repayment → cash & CPF → consolidated PDF report · opens in new tab
↗
📅 Schedule the call
Ask the client which date and time works — in-person or Zoom. Lock in the appointment before ending the chat.
Say verbatim"That's a solid position to be in — no debt obligations, no pressure. Since you're one of the lucky few who doesn't need to be a slave to debt anymore, how are you thinking about optimising your cashflow?"
💼 Advisory pivot
This opens the door to an investment and cashflow advisory discussion. Follow the client's lead from here.
Ask verbatim"Got it — are you looking to get into property at some point, or is that not really on the cards for you right now?"
Client replies — select:
Ask"That's exciting — what type of property are you looking at? HDB, private, or still figuring that out?"
Then send verbatim"That's great — this is exactly where we can add a lot of value before you commit to anything. What we do is a bit different from how others work. We don't just look at how much you can borrow — we stress-test the monthly repayment across different interest rate scenarios to make sure the installment is within your comfort zone, and we make sure your liability is covered even at worst case. You walk away with full clarity, not just a loan approval number. I usually run through a complimentary affordability assessment for my clients, and I highly recommend you do this too. It takes at most 10 minutes — we can do it over a quick Zoom or meet in person, whichever works better for you."
📌Use the affordability calculator to walk through the numbers with the client on the call/meeting.
🏠
Open Affordability Assessment — 3 steps + client report
Max loan → monthly repayment → cash & CPF → consolidated PDF report · opens in new tab
↗
📅 Schedule the call
Ask the client which date and time works — in-person or Zoom. Lock in the appointment before ending the chat.
Ask softly"Ah I see — may I ask why? Just curious."
Client replies — select:
Send verbatim"Ah, that makes sense. Actually, this is something we can still add a lot of value on — even if it's not in your name. We do complimentary affordability assessments, and what sets us apart is that we don't just run the numbers on how much they can borrow. We stress-test the repayment at different rate scenarios, make sure the monthly installment is within their comfort zone, and ensure the liability is covered even at worst case. Most people go into a purchase only knowing their loan limit — we make sure they go in with full clarity. It's a 10-minute session, no obligations. Would you be comfortable looping your [spouse / family member] in for a quick chat? I'm happy to work around their schedule."
📅 Get the referral
Ask for the best way to reach them — a WhatsApp intro or group chat works well. Lock in a time before ending the conversation.
Express curiosity"That's interesting — I'd love to understand your thinking a bit better."
📌
Advisor — pick the prompt that fits best to open an advisory discussion:
"Who will be providing you a roof over your head?"
"Most Singaporeans' assets are tied closely to their property — some even use it as part of their retirement plan. What's your approach?"
"Since you're one of the lucky few who doesn't need to be a slave to debt, how are you thinking about optimising your cashflow?"
💼 Advisory pivot
These prompts are designed to open a broader financial planning discussion. Follow the client's lead from here.
FinMortgage
B1 Call Guide
Home › Scenario B1 ›Call Guide
📞 B1 Call Guide
Client has agreed to a call. Walk through these four steps in order.
📚 Training mode — explanations are shown
1
Explain Fixed vs Floating
Talking point — use your own wordsExplain the key difference simply. Fixed rate: locked in for the period, same repayment every month, good when rates are expected to rise. Floating rate: pegged to SORA, moves with the market, can be lower but has some variability.
Most clients don't know the difference. Explaining it simply — without jargon — positions you as a trusted expert. Getting their preference early also means you can tailor the package recommendation.
Fixed Rate
Floating Rate (SORA-pegged)
Rate locked in for lock-in period. Monthly repayments stay the same.
Rate moves with the market. Can be lower when rates fall.
Good when rates are expected to rise. Predictable budgeting.
Good when rates are expected to fall. Carries some variability.
Ask verbatim"Based on that — which feels more comfortable for you?"
2
The Pain Point
Deliver verbatim — the specific numbers are what make it land"To find the best rate on your own, you'd have to go to 16 different banks in Singapore — and each bank has anywhere from 10 to 20 packages. That's potentially over 200 packages to compare. You'd be filling in separate forms, waiting for each bank to come back to you, and at the end of it you're still left figuring out which packages you actually qualify for. That's hours of back and forth — and you might still not end up with the best deal."
The specific numbers — 16 banks, 10–20 packages, 200+ options — make the pain feel real and concrete. Without these numbers it's vague. With them, the client immediately understands why doing it themselves is not worth it.
3
FinMortgage Value Proposition
Deliver verbatim — the payoff line"What we do is cut through all of that. We go across all 16 banks at once, filter down to the packages you actually qualify for, and present you with a clear side-by-side comparison. You make one decision instead of 200."
"One decision instead of 200" is the payoff line. It directly contrasts the pain point you just described. Keep it short and let it land — don't rush past it.
4
The Close
Deliver verbatim"Based on what you've told me, [Bank X] looks like it has the strongest package for your situation right now. I can kick-start the application on your behalf today."
Ask verbatim"May I check — is this property under sole ownership or joint?"
📌If joint — both parties need to be involved. Ask: "Is your co-owner aware we're exploring this? Good to loop them in early so there are no surprises."
If client owns a private property — bridge to Scenario D here
Say verbatim"Before we get the paperwork going — since you own a private property, there's one more thing worth looking at while we're already reviewing your mortgage. A lot of owners don't realise they're sitting on equity that's doing nothing. It's a quick concept to walk through. Are you open to hearing about it?"
📌If client is not keen on equity cash-out — continue below to collect details and close.
📌Continue below to collect details and close.
Deliver verbatim"Great. Let me grab a few details from you — your full name as per your Singpass records, your mobile number, and your email address."
Close verbatim"Perfect. I'll get the ball rolling and keep you updated every step of the way. You'll hear from me within 24 hours with the next steps."
5
Collect before ending the call
Tap each item as you collect it
Full name as per Singpass records
Mobile number
Email address
Sole or joint ownership confirmed
✓ Call complete — application kicked off
Follow up within 24 hours with next steps as promised.
🏦
Private property owner? If this client owns a private property (condo or landed), proceed to Scenario D. The refinancing call is the perfect moment — you already have their numbers and they're already engaged.
🏦
Proceed to Scenario D — Equity Cash-Out Upsell
Private property confirmed · Borrow at 1.5% · Invest at 4–6%
›
FinMortgage
Scenario D
Home ›Scenario D — Equity Cash-Out Upsell
🏦 Scenario D — Equity Cash-Out Upsell
Private property owners only · Lock-in expired or expiring within 3–6 months · Raise this after the refinancing is settled (A1, A2, or B1 Call Guide)
📚 Training mode — explanations are shown
✓
Eligibility — confirm both conditions before proceeding
Property type
Must be private property (condo or landed). HDB owners are not eligible for equity cash-out refinancing.
Lock-in status
Lock-in must have already expired or be expiring within 3–6 months. If locked in longer — diary and return.
1
Advisor homework — gather this before the call
📌You already have the outstanding loan from the initial fact find (MSG1). You need two more things from the client — property address and size — so you can look up recent transactions and run the calculator before you speak.
Pre-call checklist
Property address — ask client over WhatsApp
Property size (sqft) — ask client, or check from listing
Recent transaction $/sqft — look up on PropertyGuru or 99.co using address
Outstanding loan ✓ — already confirmed from MSG1
CPF principal used + accrued interest — ask client (all applicants if joint)
Number of existing property loans — determines LTV cap (75% or 45%)
Equity calculator completed (below) — know the number before you pitch it
💡To get address + sqft casually, you can say: "Hey [Name], quick one before our call — can you tell me the address and approximate size of the property? I want to do a quick check on some numbers for you."
2
Equity Cash-Out Calculator
Step 1 — Estimate property value
Step 2 — Liabilities to deduct
Step 3 — LTV cap
Estimated property value—
Max borrowable (75% LTV)—
Less outstanding loan—
Less total CPF used + accrued interest—
Available cash-out—
💡For estimated property value: use recent transacted prices of comparable units from PropertyGuru / 99.co / URA REALIS, filtered by same development and similar sqft. This is an estimate — the bank will do a formal valuation before approval.
3
Plant the seed — in the call
Deliver verbatim
"Since you own a private property, there's actually something else worth looking at while we're at it. A lot of property owners don't realise they're sitting on equity that's just doing nothing — it's money locked up in your property that isn't earning a single cent. And here's the thing: the window to unlock it on attractive terms may not be open for much longer."
"Doing nothing" frames inaction as a cost. "The window may not be open for much longer" introduces natural urgency without manufactured pressure. You haven't mentioned rates or returns yet — you're building the case before revealing the opportunity.
4
The rate environment — why now matters
Deliver verbatim
"Here's some context. Interest rates have actually been rising globally — the US Federal Reserve has been hiking, and even Japan, which has been at zero or negative interest rates for decades, has now raised rates above 1% for the first time since 1995. That's a level most people in their 30s and 40s have never seen Japan at. Singapore tends to follow global rate trends, and we're already seeing borrowing costs inch up here too.
Right now, mortgage rates in Singapore are still relatively attractive — around 1.5% after refinancing. But the arbitrage window between what you pay to borrow and what you can earn from safe, regulated instruments is starting to narrow. This is one of those opportunities that makes more sense to explore now than to wait."
You're not manufacturing urgency — you're sharing real macro context the client may not be tracking. Most people know rates have been moving but don't connect it to their own mortgage strategy. Framing Japan's rate move as historically significant makes it land. This positions you as a well-informed adviser, not just a product pusher.
Rate Environment — What's Happening
US Federal ReserveHiking cycle ongoing
Japan (BoJ)>1% — unseen since 1995
Singapore (SORA)Gradually rising
Current SG mortgage rate (after refi)~1.5% p.a.
5
Reveal the arbitrage — then show the numbers
Deliver verbatim — insert your calculated figures
"Based on your property value and what's outstanding on your loan, you could potentially cash out around $[X]. Here's the math: after refinancing, your mortgage rate is around 1.5%. Right now, regulated instruments — like T-bills and bonds may get a yield of 4 to 6%. So you borrow at 1.5%, put the money to work at 4 to 6%, and you keep the spread. That's 2.5 to 4.5% per year on money that was sitting idle in your property. On $[X], that works out to roughly $[Y] to $[Z] a year — from an asset that was previously doing nothing for you."
The arbitrage logic is simple. Borrowing cost vs. return is a framework everyone understands. "Regulated instruments" signals safety — this isn't speculation. The specific dollar range makes the annual gain concrete. Saying "doing nothing for you" echoes the seed you planted — it lands harder the second time.
Arbitrage Calculator
Capital Deployed ($)
Auto-filled · adjust if needed
Client's age
Loan term = 65 − age
Borrowing rate (% p.a.)
Expected return (% p.a.)
Lock-in period (years)
Total Net Arbitrage
Capital Deployed
—
Equity put to work
Total Interest Cost
—
On cash-out over lock-in
Total Returns Earned
—
At expected rate over lock-in
Monthly Loan Repayment
—
On cash-out / capital deployed only
Net Arbitrage Monthly Income
—
Total net arbitrage ÷ lock-in months
Net Yield p.a.
—
Annualised on capital deployed
Year-by-Year Summary
Year
Period
Interest (Amort.)
Returns Earned
Net Arbitrage
Cumulative
Regulated instruments to reference
Singapore Savings Bond (SSB)
~3–4%
Government-backed · Flexible redemption · Zero credit risk
T-Bills (6M / 1Y)
~3.5–4%
MAS-issued · Highly liquid · Safe
Endowment / REITs
4–6%+
Higher return potential · MAS-regulated · Some variability
⚠️Always remind the client to seek independent financial advice for investment decisions. FinMortgage structures the mortgage — what the client does with the cash-out is their choice.
6
The Soft Close
⚡ FORCED CHOICE — both options advance the conversation
Deliver verbatim
"If this makes sense to you — we can take it one of two ways. I can put together a report that models the full arbitrage for your situation: what you could access, what the projected returns look like at different rates, and how it stacks up against your borrowing cost. Or, if you're ready to move, we go straight to the application so the bank can confirm the actual equity amount you qualify for. Which feels right for you?"
"If this makes sense to you" invites the client to self-qualify rather than putting them on the spot — it's softer than asking directly. Both options are forward-moving with no exit path. Option A (report) is lower commitment but keeps them engaged and gives you a follow-up anchor. Option B (application) is the faster path to close and produces a real, bank-confirmed number — which is often more compelling than any modelled estimate. "Which feels right for you?" gives them ownership of the next step.
7
If they want the breakdown — collect these
Tap each item as you collect it
Property address confirmed (for URA transaction lookup)
Number of existing property loans (sets LTV cap: 75% or 45%)
CPF principal used — all applicants
CPF accrued interest — all applicants
Intended use of cash-out (investment / renovation / other)
Risk appetite (capital-guaranteed vs higher return)
✓ Equity upsell introduced
Send the breakdown within 24 hours: available cash-out, annual yield at 4% and 6%, arbitrage vs. borrowing cost, and recommended instruments.
FinMortgage
Refinancing vs Repricing
Home ›Refinancing vs Repricing
🧮 Refinancing vs Repricing
Compare staying put, repricing with the same bank, and refinancing to a new bank — 2-year cost, fees, subsidies and break-even. Export the client summary to send as the breakdown.
Current loan details
$
yrs
mo
Note: remaining tenure is entered in years; the comparison window is in months.
%
Reprice — Same bank
%
$
Cost of refinancing to new bank
All fields default to 0 — these vary per bank & borrower. Fill in only what applies to you.
%
%
days
2-year comparison
Stay
Reprice
Refinance
Rate
—
—
—
Monthly instalment
—
—
—
Interest 24 mo
—
—
—
Upfront cost
—
—
—
Net 2-yr cost
—
—
—
—
Indicative only — not a loan offer or financial advice. Interest computed on a reducing-balance amortisation at each rate over the comparison window; actual packages may step rates. Confirm lock-in, clawback and fees with the bank.