Singapore Property P&L Calculator

Singapore residential — your net profit or loss after stamp duties, mortgage & transaction costs.

Tell the story of your deal below — change any underlined value and the numbers update as you go.

ⓘ This is an estimate only, not financial advice. Stamp duty rates (ABSD, BSD, SSD) are hardcoded as of the Apr 2023 (ABSD/BSD) and Jul 2025 (SSD) revisions — always verify current rates against IRAS before transacting. It also excludes CPF (including the accrued interest you must refund to CPF on sale), rental income tax, and loan-eligibility limits (TDSR/MSR).

As , I'm buying for S$.

I'll , hold it years, then sell at S$.

Prefilled with an example — change any underlined value and your result updates live.

Fine-tune the details — dates, loan & rates, fees, rental

Transaction dates

Determines ABSD & SSD rate schedule

Purchase details

Set in the sentence at the top. Switch to PSF here to enter it by size & rate instead.
%
Max 75% (MAS limit for a 1st housing loan; lower if tenure > 30 yrs or age > 65 at maturity)
After this period, the loan switches to the floating rate below
BSD & ABSD are charged on the higher of price or market value — leave blank if buying at market.

Sale details

Set in the sentence at the top. Switch to PSF here to enter it by size & rate instead.
SSD is charged on the higher of sale price or market value.

Property usage & other costs

Chosen in the sentence at the top (“live in it” / “rent it out”).
IRAS owner-occupier property tax uses different (lower) progressive rates than non-owner-occupied — use the rate matching the purpose selected.
Your P&L appears here
Enter a purchase price and an expected sale price — results update automatically as you type.
ⓘ Estimate only — not financial advice

P&L summary

ⓘ "Annualised return" is a simplified estimate (CAGR on equity) — it treats the whole holding period as one lump sum rather than your actual monthly mortgage payments, so it is not the same as a bank-quoted IRR/XIRR. It is also a leveraged return (on your equity), so it is not directly comparable to the unleveraged benchmark returns below.

Cost & proceeds breakdown

Scenario analysis

Try "what if" questions — what if interest rates rise, or you sell for less than planned — to see how your profit changes. Each slider works independently of the others.
These sliders explore changes from your current inputs; the base case updates automatically as you edit the form.

Simulates selling at a higher or lower price per square foot than assumed in the base case, scaling the sale price proportionally.
Original profit/loss (base case)
Original yearly return rate (base case)
New total profit/loss (cumulative Net P&L)
New yearly return rate (annualised return)

Sensitivity — how the deal holds up

Common shocks applied one at a time to your current inputs, so you can see the downside at a glance without dragging the sliders.

Benchmark comparison

If the same equity (down payment + upfront costs) had been invested elsewhere over the same holding period

STI ETF, S&P 500, and the SGS T-bill rate load live automatically — no setup or API key needed. If the live feed is unavailable, the chart falls back to fixed long-run averages.

ⓘ All three benchmarks load live: STI ETF (ES3) trailing return from SGX, S&P 500 (SPY) converted to Singapore dollars so it is comparable to this SGD property, and the SGS 6-month T-bill from the latest MAS auction cut-off, refreshed a few times a day. STI and S&P are price-return CAGRs.

Save or send this report

A plain-text copy of the P&L summary, the full cost breakdown, and the benchmark comparison. Copy it to paste anywhere, or open it as a pre-filled email — nothing is sent from this page or stored anywhere.

The email option opens your device's mail app with everything pre-filled — you press send. If no mail app opens, use Copy report instead.

Frequently asked questions

How much is ABSD for a second property in Singapore?

Additional Buyer's Stamp Duty depends on your residency status and how many residential properties you already own. As of the 27 April 2023 revision, a Singapore Citizen pays 20% on a second residential property and 30% on a third or subsequent one; a Permanent Resident pays 5% on the first and 30% on the second; and foreign buyers pay 60% on any residential purchase. Rates change — confirm the latest figures on IRAS before you transact.

What is Buyer's Stamp Duty (BSD)?

BSD is a tiered tax on the purchase price or market value, whichever is higher. For residential property the marginal rates rise from 1% on the first $180,000 up to 6% on the portion above $3 million (as of the 2023 revision). The calculator applies these tiers automatically.

How is Seller's Stamp Duty (SSD) calculated?

SSD is payable if you sell residential property within a holding period after purchase. The rate steps down the longer you hold and reaches 0% once you pass the holding period. This calculator uses the July 2025 SSD revision; because both the rates and the holding period have changed over time, verify the current schedule on IRAS for your purchase date.

What is a good rental yield in Singapore?

Rental yield is annual rent as a percentage of the property price. Gross yield ignores costs; net yield subtracts expenses like maintenance, property tax and vacancy. Singapore residential gross yields have typically sat in the ~3–4% range, though this varies by location and property type.

Do I need to refund CPF when I sell?

Yes. If you used CPF savings for the purchase, on sale you must return the principal withdrawn plus the accrued interest (the 2.5% you would otherwise have earned) back to your CPF. This calculator's P&L is a pre-CPF-refund estimate — factor the refund in separately when assessing cash proceeds.

Does this calculator give financial advice?

No. It gives an estimate for general information only, and is not financial, tax or legal advice. Stamp duty rates are hardcoded as of recent revisions and may change. Verify figures against IRAS and consult a qualified professional before any property decision.