Singapore property calculators
19 calculators are open now for stamp duty, loans, HDB, holding costs and development in Singapore. Each one runs on the policy rules in force on the date you choose, read from dated rule sets that change when the Prevo archive records a change. 20 more are planned and marked Not available yet: they cannot be used, and are listed so you can see what is coming.
Latest rule changes
- ABSD (housing developers): Large en bloc sites 6 years to complete and sell, mega sites 7 with half sold by year 6, for land bought from 29 July 2026. Used by 1 calculator.
- SSD (residential): 4-year holding period, 16% / 12% / 8% / 4%. Used by 4 calculators. Policy event
- ABSD (housing developers): Six months more on every timeline for one category of complex project, twelve for two or more, for land bought from 6 March 2025. Used by 1 calculator. Policy event
39 of 39 calculators
Loans and affordability
How much you can borrow, what it costs each month, and how the loan limits apply to you.
Property affordability
The highest price you can buy once TDSR or MSR, loan-to-value limits, stamp duties, cash and CPF are all applied together.
You enter: Income, debts, ages, cash, CPF balances, property type
- ABSD rates: Citizens' second property 20%, foreigners 60%, entities 65%, in force from 27 April 2023
- BSD rates: Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023
- Loan tenure caps: Maximum 35 years for private property, 30 for a bank loan on an HDB flat, 25 for an HDB loan; tighter LTV beyond 30 years (private) or 25 years (HDB flat), or past age 65, in force from 27 August 2013
- Loan-to-Value limits: HDB loan cut to 75%; bank loans 75% / 45% / 35% (55% / 25% / 15% if tenure or age limits are exceeded), in force from 20 August 2024
- MSR limit: 30% of gross monthly income for bank and HDB loans on HDB flats, in force from 27 August 2013
- Stress interest rate: Bank loans 4% (non-residential 5%); HDB loans 3%, in force from 30 September 2022
- TDSR limit: 55% of gross monthly income; the 30% minimum haircut on variable and rental income unchanged, in force from 16 December 2021
Total Debt Servicing Ratio (TDSR)
The largest property loan your gross income supports after existing monthly debts.
You enter: Gross income, variable income, monthly debts, tenure
- Stress interest rate: Bank loans 4% (non-residential 5%); HDB loans 3%, in force from 30 September 2022
- TDSR limit: 55% of gross monthly income; the 30% minimum haircut on variable and rental income unchanged, in force from 16 December 2021
Mortgage Servicing Ratio (MSR)
The largest loan allowed for an HDB flat or an EC bought from a developer.
You enter: Gross income, tenure, loan type
- MSR limit: 30% of gross monthly income for bank and HDB loans on HDB flats, in force from 27 August 2013
- Stress interest rate: Bank loans 4% (non-residential 5%); HDB loans 3%, in force from 30 September 2022
- TDSR limit: 55% of gross monthly income; the 30% minimum haircut on variable and rental income unchanged, in force from 16 December 2021
Loan-to-Value and loan tenure
The maximum loan percentage and tenure for your age, loan type and number of outstanding housing loans.
You enter: Price, ages, outstanding loans, HDB or bank loan
- Loan tenure caps: Maximum 35 years for private property, 30 for a bank loan on an HDB flat, 25 for an HDB loan; tighter LTV beyond 30 years (private) or 25 years (HDB flat), or past age 65, in force from 27 August 2013
- Loan-to-Value limits: HDB loan cut to 75%; bank loans 75% / 45% / 35% (55% / 25% / 15% if tenure or age limits are exceeded), in force from 20 August 2024
Mortgage repaymentNot available yet
When built: your monthly instalment, total interest and the amortisation schedule.
Mortgage stress test
Whether your loan still passes TDSR or MSR at the regulatory stress interest rate.
You enter: Loan, income, debts, property type
- MSR limit: 30% of gross monthly income for bank and HDB loans on HDB flats, in force from 27 August 2013
- Stress interest rate: Bank loans 4% (non-residential 5%); HDB loans 3%, in force from 30 September 2022
- TDSR limit: 55% of gross monthly income; the 30% minimum haircut on variable and rental income unchanged, in force from 16 December 2021
DownpaymentNot available yet
When built: the minimum cash portion and how much of the downpayment CPF can cover.
HDB loan vs bank loanNot available yet
When built: total cost of the HDB concessionary loan against a bank package over the same period.
Refinancing and repricingNot available yet
When built: savings after clawbacks, legal fees and lock-in penalties, and the break-even month.
Bridging loanNot available yet
When built: the short-term loan needed to fund your next downpayment before your current sale completes.
Stamp duties
Duty on buying, selling and renting property, with the rates that applied on your transaction date.
Buyer's Stamp Duty and ABSD
The stamp duty on a residential or non-residential purchase, including Additional Buyer's Stamp Duty for your profile.
You enter: Price, property type, buyer profile, properties owned, purchase date
- ABSD rates: Citizens' second property 20%, foreigners 60%, entities 65%, in force from 27 April 2023
- BSD rates: Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023
ABSD remission for married couplesNot available yet
When built: how much ABSD is refunded and the last date to sell your first home.
Seller's Stamp Duty
The SSD payable if you sell a residential property within the holding period.
You enter: Purchase date, sale date, sale price
- SSD (residential): 4-year holding period, 16% / 12% / 8% / 4%, in force from 4 July 2025
Decoupling costNot available yet
When built: the duty and fees on transferring a share between spouses, set against the ABSD it avoids.
Rental stamp duty
The stamp duty on a tenancy agreement.
You enter: Monthly rent, lease term
- Rental stamp duty: 0.4% of total rent for leases up to 4 years; 0.4% of 4 times the average annual rent beyond; exempt if annual rent is S$1,000 or less, in force from 22 February 2014
CPF
How much CPF you can use, what goes back on sale, and what it would have earned.
CPF usage limitsNot available yet
When built: how much CPF you can use: Valuation Limit, Withdrawal Limit and the lease-to-age-95 rule.
CPF accrued interest refundNot available yet
When built: how much must be returned to your CPF account when you sell.
CPF opportunity costNot available yet
When built: what your CPF would have earned in your account against the property's return.
HDB and grants
Grants, levies, lease and occupation rules specific to HDB flats.
Housing grant eligibilityNot available yet
When built: which HDB grants you qualify for and how much: Enhanced CPF Housing Grant, Family and Singles grants, Proximity Housing Grant.
Resale levy
The levy payable when you buy a second subsidised flat.
You enter: First flat type, subsidy received
- Resale levy: Fixed by the first subsidised flat sold from 3 March 2006: 2-room S$15,000, 3-room S$30,000, 4-room S$40,000, 5-room and 3Gen S$45,000, Executive S$50,000, EC S$55,000; singles half, no singles levy on a 3Gen flat, in force from 3 March 2006
Remaining lease and lease decayNot available yet
When built: how remaining lease affects value, CPF use and loan eligibility for older flats.
MOP and holding-period dates
When your Minimum Occupation Period ends and when SSD stops applying.
You enter: Key collection date, purchase date
- Minimum Occupation Period: Unclassified and Standard flats 5 years; PLH, Plus and Prime flats 10 years; Fresh Start flats 20 years; each class only for flats launched while it existed, in force from 16 October 2024
- SSD (residential): 4-year holding period, 16% / 12% / 8% / 4%, in force from 4 July 2025
Home Protection Scheme premiumNot available yet
When built: the HPS premium for HDB owners paying with CPF.
Lease Buyback and Silver Housing BonusNot available yet
When built: cash and CPF top-ups from monetising your flat in retirement.
Buying and holding costs
The full cash picture from purchase through the years you own the property.
Total cost of purchase
Everything payable to complete a purchase: duties, legal, valuation, commission and insurance.
You enter: Price, profile, loan type
- ABSD rates: Citizens' second property 20%, foreigners 60%, entities 65%, in force from 27 April 2023
- BSD rates: Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023
Progressive paymentsNot available yet
When built: the instalment schedule for an uncompleted project, stage by stage.
Property tax
Annual property tax at owner-occupier or non-owner-occupier rates.
You enter: Annual Value, occupancy
- Property tax rates: Owner-occupier bands widened: 0% on the first S$12,000 Annual Value, 32% above S$140,000; non-owner-occupier 12% to 36%, in force from 1 January 2025
Holding cost
Maintenance fees, property tax and interest over the period you hold.
You enter: Fees, Annual Value, loan, years
- Property tax rates: Owner-occupier bands widened: 0% on the first S$12,000 Annual Value, 32% above S$140,000; non-owner-occupier 12% to 36%, in force from 1 January 2025
Selling
What you walk away with, and how to sequence a sale with your next purchase.
Sale proceedsNot available yet
When built: the cash you receive after the loan, CPF refund, SSD and fees.
Upgrade and right-sizing plannerNot available yet
When built: the cash flow of selling one home and buying the next, in the right order.
En bloc proceedsNot available yet
When built: your estimated share of a collective sale price.
Investing
Yield, returns and tax for rental and investment property.
Rental yield
Gross and net yield to judge whether a property is worth investing in.
You enter: Price, rent, costs, vacancy
- Property tax rates: Owner-occupier bands widened: 0% on the first S$12,000 Annual Value, 32% above S$140,000; non-owner-occupier 12% to 36%, in force from 1 January 2025
ROI, cash-on-cash and IRRNot available yet
When built: the return on the cash you put in, with leverage and exit value.
Rent vs buyNot available yet
When built: the long-run cost of renting against owning the same home.
Tax on rental income
Tax on rent using deemed expenses or itemised deductions.
You enter: Rent, expenses, other income
- Rental income tax: Deemed expenses of 15% of the gross rent of a residential property, plus actual mortgage interest, in place of actual expenses, in force from 1 January 2015
Price per square foot and area
Price per square foot and conversions between square metres, square feet, strata and land area.
You enter: Price, area, unit
Pure arithmetic, no policy rules.
Developers and commercial
Land acquisition duty, remission deadlines and non-residential rules.
ABSD for housing developers
The ABSD paid and remitted on residential land, the commencement, completion and sale deadlines, and the clawback if sales fall short.
You enter: Land price, acquisition date, units, extension category, share of units sold
- ABSD (housing developers): Large en bloc sites 6 years to complete and sell, mega sites 7 with half sold by year 6, for land bought from 29 July 2026, in force from 29 July 2026
- ABSD rates: Citizens' second property 20%, foreigners 60%, entities 65%, in force from 27 April 2023
- BSD rates: Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023
Seller's Stamp Duty on industrial property
The SSD on selling industrial property within its holding period.
You enter: Purchase date, sale date, price
- SSD (industrial): 3-year holding period, 15% / 10% / 5%, in force from 12 January 2013
GST on commercial property
The GST on a commercial or industrial purchase, split by the rate in force when each part is paid, alongside Buyer's Stamp Duty.
You enter: Price, amount paid before completion and its date, completion date
- BSD rates: Top residential rate 6% above S$3 million; non-residential top rate 5% above S$1.5 million, in force from 15 February 2023
- GST rate: 9%, in force from 1 January 2024
Questions about these calculators
How do Prevo's calculators stay up to date when policy changes?
Every calculator reads its rates and thresholds from a dated rule set, linked to the policy event in the Prevo archive or to its primary source. When a change is published, a new rule set with its effective date is added, and every calculator that uses it switches over from that date. Transactions dated earlier keep the rules that applied at the time.
Which rules apply to my purchase date?
Stamp duty follows the date of purchase, usually the date the Option to Purchase is accepted or the sale and purchase agreement is signed. Other rules follow other dates: HDB income ceilings follow the date of the HDB Flat Eligibility application, and loan limits follow the loan. Each calculator asks for the date that decides its rules and shows the version it used.
What is the difference between TDSR and MSR?
TDSR caps total monthly debt repayments, including the new property loan, as a share of gross monthly income, and applies to property loans from financial institutions. MSR is a separate, lower cap on the property loan repayment alone, for HDB flats and for Executive Condominiums bought from a developer.
How much stamp duty do I pay when buying property in Singapore?
Buyer's Stamp Duty at marginal rates on the higher of the price and the market value. Residential purchases may also attract Additional Buyer's Stamp Duty, which depends on the buyer's citizenship or entity status and how many residential properties they own.
Are these calculators financial or legal advice?
No. They are estimates from the published rules in force on the date you choose. Confirm figures with IRAS, HDB, the CPF Board or your lender before committing to a transaction.
How the rules stay current
Rates, thresholds and deadlines are not written into the calculators. Each calculator declares which policy rules it uses, and each rule has dated versions linked to the policy event or source that introduced it. A version is published only when the calculator reproduces at least three cases from its source, such as IRAS's own worked examples.