How to Check a Bank's Product Disclosure Sheet (PDS)
The PDS is the official document that spells out a loan's rate, tenure, fees and conditions. Here is how to read it before you commit.
Quick answer
A Product Disclosure Sheet (PDS) is the standard document a bank must give you for a financing product. It lists the rate, tenure, fees, lock-in and key conditions in a comparable format. To check it, find the latest PDS for the exact product, read the tenure and cash-out sections, note the fees and lock-in, and compare the same items across a few banks before deciding.
Key takeaways
- The PDS is the official, standardised summary of a loan product.
- It states the rate, tenure, fees, lock-in and conditions.
- Always use the latest PDS for the exact product you are offered.
- Compare the same items across banks — not just the headline rate.
What to look for
- Tenure: the maximum years, and any separate cash-out tenure.
- Rate: how it is set (base rate plus spread) and whether it can change.
- Fees and lock-in: legal, valuation, and any early settlement penalty.
Comparing fairly
Line up the same fields from each bank's PDS. A lower headline rate with a long lock-in or high fees may cost more overall than a slightly higher rate with flexible terms.
Checklist
- Latest PDS obtained for the exact product.
- Tenure and cash-out tenure understood.
- Fees, lock-in and penalties noted.
- Same items compared across banks.
Watch out for
- An old PDS may show outdated rates or tenure — always use the current one.
- A headline rate alone does not tell you the true cost.
Frequently asked questions
What is a PDS?
A Product Disclosure Sheet is the standard document a bank gives you for a financing product, summarising the rate, tenure, fees and conditions so you can compare offers.
Where do I get the PDS?
Ask the bank or banker for the latest PDS for the exact product. Many banks also publish PDS documents on their websites.
Related guides
Cash-Out Refinance and the 10-Year Tenure Rule
A cash-out portion may be reclassified as personal financing and capped at a shorter tenure. Here is what that means for your monthly payment.
Read guideRefinance Checklist
A practical checklist to prepare for refinancing and compare offers fairly.
Read guideWhen Refinance Makes Sense (and When It's Risky)
A simple way to decide if refinancing is worth it, and the situations where it can backfire.
Read guideImportant
This content is for general education only. It is not legal, financial, banking, valuation, tax, investment, or property advice. Always verify with the relevant bank, lawyer, valuer, agent, developer, auctioneer, land office, LPPSA, LHDN, or authority before making decisions.
Last reviewed: 2026 edition · Rules, rates and fees change over time. Always confirm the latest figures with the relevant authority before you act.