Residential Property Calculator

A Singapore residential property calculator that separates actual investment profit from cash proceeds. Enter your numbers below — the results update instantly.

1. Purchase iEnter the original residential property acquisition details. These figures are used to establish your total entry cost, including stamp duty and purchase-related expenses.

What you paid to acquire the property.

Purchase price (S$) Purchase date BSD paid (S$) — leave blank to estimate Buyer ABSD profile iChoose the buyer profile that applied when the property was purchased. The calculator uses the purchase date to determine the applicable historical ABSD rate.

ABSD is calculated using the applicable rate on the higher of the purchase price or market value. Joint buyers with different profiles generally use the highest applicable rate on the full property value. Special remission and FTA cases can differ.

Estimated ABSD (ABSD only) iABSD is calculated separately from BSD. The rate is determined by the buyer profile and the purchase date. For standard cases, the taxable base is the higher of purchase price or market value.

S$0

Market value at purchase (S$) — optional

Purchase legal / conveyancing (S$)

Other acquisition costs (S$)

2. Financing & CPF

Use actual figures where possible for the most accurate result.

Original loan amount (S$)

Mortgage interest rate (% p.a.) iEnter the mortgage rate used for the interest estimate. If the rate changed during ownership, the estimate will not exactly match your bank statement.

Loan tenure (years) iThe original amortising loan tenure used to estimate the monthly repayment and cumulative interest.

Estimated mortgage interest paid to sale iEstimated interest paid from the purchase date to the sale date using the entered loan amount, interest rate and tenure. Actual interest can differ if rates or repayments changed.

S$0

Estimated using a standard monthly amortising loan at the entered rate, from purchase date to sale date. If the rate changed, you refinanced, or you made extra repayments, the actual bank interest will differ.

Refinancing / mortgage costs (S$) Total CPF principal used for property (S$) iEnter the cumulative CPF principal used for the property. The calculator uses this to estimate the accrued interest refund.

Estimated CPF accrued interest to refund iAn estimate of the interest accrued on CPF savings used for the property. The exact CPF refund depends on the timing of CPF withdrawals and prevailing CPF rates; check CPF for the exact amount.

S$0

Estimated from the total CPF principal used, purchase date and sale date, using the CPF OA rate assumption. CPF's actual refund can differ because CPF computes interest based on the timing of withdrawals and prevailing CPF rates. For the exact amount, check CPF's Home Ownership Dashboard.

CPF OA interest rate assumption (% p.a.) iDefaulted to 2.5% p.a. as an estimation assumption. Actual CPF accrued interest can vary because rates and withdrawal timing matter. Outstanding housing loan at sale (S$) iEnter the actual estimated outstanding loan balance at the expected sale date. This is deducted from sale proceeds, not treated as a profit expense.

3. Ownership costs & income

These affect your real return but are easy to overlook.

Renovation / major improvements (S$)

Property tax paid (S$)

MCST / maintenance paid (S$)

Insurance / other ownership costs (S$)

Total rental income received (S$)

Enter cumulative amounts over the whole ownership period. If you have rental expenses, deduct them from rental income before entering it.

4. Sale iEnter the expected sale price and costs associated with selling the property. Agent commission starts at 2% by default and can be changed by the user.

Use your expected selling price for a forward-looking estimate.

Expected selling price (S$) iThe price you expect to receive from the sale. This drives the 2% agent commission and the final profit/proceeds calculations. Sale date

Agent commission (% of selling price) iEnter the commission percentage you expect to pay. The calculator starts at 2% by default, but you can change it.

Estimated agent commission

S$0

Sale legal / conveyancing (S$)

Other selling costs (S$)

Automatically estimate SSD from purchase & sale dates

SSD is calculated using the IRAS residential-property schedule applicable to the purchase date and holding period. For SSD, IRAS generally uses the higher of the selling price or market value at the date of sale; this calculator uses the expected selling price because it does not currently collect a separate sale-date market value.

Manual SSD (S$) — used when auto estimate is off

Your free results iThese are the headline figures you can see immediately. The detailed calculation breakdown is available after you enter at least one contact method.

No registration is needed to see these headline figures.

True property profit

S$0

Cash proceeds

S$0

Annualised return

0.0%

Unlock your full property analysis iYour contact details are used to unlock the detailed calculation. You can provide either an email address, a mobile/WhatsApp number, or both.

Enter your details to unlock the full breakdown of your profit, stamp duty, mortgage interest, CPF refund and sale proceeds.

Name *

Email — optional

Property address — optional* iYour property address helps us understand the property you used for the calculation and, if requested, provide a more relevant market analysis. It is optional.

Unit number — optional

Postal code — optional*

* Property address and postal code must be entered together. Unit number is optional for landed properties.

Mobile / WhatsApp — optional

Please provide your name and at least an email address or mobile/WhatsApp number to unlock the full analysis. If you enter a property address, a postal code is required; if you enter a postal code, a property address is required. Unit number is optional.

I agree that SGXpert Realty and its representatives may contact me by phone, WhatsApp and/or email about property-related services, listings, market updates and promotions. I understand that I may withdraw my marketing consent at any time.

By clicking Unlock My Full Results, you consent to the collection, use and disclosure of the personal data you provide for the purpose of processing your calculator request and providing you with your personalised property analysis, in accordance with our Privacy Policy / Data Protection Notice. Marketing communications are optional and require the separate consent above.

Your results iThese results separate true investment profit from the cash you receive after repaying the mortgage, refunding CPF and paying selling costs. Enter an email or mobile number above to unlock the full breakdown.

The calculator keeps investment profit, sale proceeds and return metrics separate.

True property profit iEstimated economic profit after purchase costs, stamp duties, mortgage interest, ownership costs and selling costs, with net rental income added back.

S$0

Cash proceeds iEstimated cash left from the sale after the outstanding housing loan, CPF principal plus accrued interest refund, and selling expenses are paid.

S$0

Annualised return iAn estimated annualised return based on the calculator’s cumulative investment-profit model. It is an estimate, not a formal IRR calculation from dated cash flows.

0.0%

Profit calculation iShows the economic profit from owning the property. Mortgage principal and CPF principal are not treated as expenses; financing interest and transaction costs are.

Sale price	S$0
Less: purchase price	−S$0
Less: BSD	−S$0
Less: ABSD	−S$0
Total Stamp Duty Paid	−S$0
Less: purchase legal & other	−S$0
Less: mortgage interest (estimated)	−S$0
Less: refinancing costs	−S$0
Less: renovation / improvements	−S$0
Less: ownership costs	−S$0
Less: selling costs incl. SSD	−S$0
Add: net rental income	+S$0
TRUE PROPERTY PROFIT	S$0

Where your sale proceeds go iShows how the gross sale price is distributed at completion, including the outstanding loan, CPF refund and selling expenses, to arrive at your estimated cash proceeds.

Sale price	S$0
Less: outstanding housing loan	−S$0
Less: CPF principal refund	−S$0
Less: CPF accrued interest refund	−S$0
Less: selling expenses	−S$0
CASH PROCEEDS	S$0

Important: CPF principal + accrued interest is shown here as a refund to CPF, not as a second deduction from your investment profit. The calculator therefore avoids double-counting the CPF refund as an expense.