depending on type of property,

1) landed property - max refinancing amount = 90% of current market value

2) non-landed - max refinancing amount = 85% of current market value

market value is subjected to valuer's survey & estimation. u need to send in application (no-obligation) and bankers will check value of ur property with valuer.

u can hv cash out if the refinance value is much more than ur balance loan amount...if not, u can still take addn 10% of ur refinance amount as personal loan, but interest rate will be different.

u mentioned u only installed AIA for 1 year, means ur still under the lock in period which is anything between 3-5-7yrs..

if ur over the lock in period, a lot of banks actually offer non-moving-cost, i.e. they absorb all the finance charges, lawyer & stamping fees & duties etc etc...

if u need to refinance, i knw ppl from Stan Chart & OCBC...