Sg buy rent v7 · HTML Copy SG Property Calculator (Buy vs Rent / Buy vs Buy + Invest Difference) | Singapore-calibrated defaults
Buy vs Rent · Buy vs Buy + Invest Difference · Singapore-calibrated defaults
SG-calibrated
Mode
Property
Purchase priceS$1,500,000
HDB resale flats: typically S$400k–900k (4-room), S$500k–1.2M+ (5-room), varies widely by location. BTO prices are lower but come with grant offsets. New launch condos: typically S$1.2M–2.5M+.
Monthly rent (equivalent)S$4,000/mo
Implied gross yield: 3.2% · Private condo avg ~3–4%. HDB: gross yield ~4–5% (lower prices, strong rental demand), though subletting rules apply — owner must have fulfilled MOP and can only sublet whole flat.
Holding period10 years
Historical SG median holding period: 7–9 years. HDB: minimum occupation period (MOP) is 5 years before you can sell on open market — set holding period to at least 5 for HDB. Holds <4 yrs incur SSD (eff. 4 Jul 2025: 16% / 12% / 8% / 4%).
Property appreciation p.a.3.50%
Private condo median CAGR: 3.6% (1995–2025) · Post-2000: 4.1%. HDB resale prices have broadly tracked private property but with lower absolute gains — HDB appreciation tends to be 2–3% p.a. over long horizons, and is constrained by the 99-year lease decay as the flat ages.
Financing
Down payment25%
Private property (bank loan): min 25% down (LTV 75%). HDB bank loan: min 25% down (LTV 75%) — at least 5% in cash, remaining 20% via CPF OA or cash. HDB concessionary loan: min 20% down, all CPF allowed (no cash minimum). Note: if you have an outstanding HDB loan, LTV drops to 55%.
Mortgage rate1.50%
Fixed rates: 1.4–1.6% (May 2026, DBS/OCBC/UOB). Floating: 3M SORA ~1.1% + spread 0.3–0.5% → ~1.4–1.6%. HDB concessionary loan: 2.6% (CPF OA + 0.1%).
Loan tenure25 years
Private (bank loan): max 35 yrs (LTV drops to 55% if >30 yrs or past age 65). HDB bank loan: max 30 yrs. HDB concessionary loan: max 25 yrs or until age 65, whichever is shorter.
CPF OA usedS$100k
CPF OA earns 2.5% p.a. guaranteed if left in account. However, CPF can also be invested via CPFIS (e.g. into equities) — so the calculator treats CPF as fungible with cash, applying the same market opportunity cost (7% default) to all upfront capital deployed. On resale, CPF principal + accrued interest is refunded to your CPF account.
Buyer Profile
Residency & property count
Transaction Costs (one-time)
Purchase type
Stamp duties
BSD: —  +  ABSD: —  =  Total: —
BSD tiers (IRAS, eff. 15 Feb 2023): 1% on first S$180k · 2% next S$180k · 3% next S$640k · 4% next S$500k · 5% next S$1.5M · 6% above S$3M. ABSD on purchase. SSD on sale (eff. 4 Jul 2025): Yr1 16% / Yr2 12% / Yr3 8% / Yr4 4%.
Seller agent fee (% of sale price)2.00%
Paid when you sell. Private property: typically 2% (seller's agent, who may co-broke 1% to buyer's agent). HDB resale: seller typically pays 2% to their agent. Negotiable for high-value or straightforward transactions.
Annual Costs
Maintenance & condo fees (% of value)0.5%
Private condo: management fees, property tax (~10% AV), repairs — typically 0.4–0.8% p.a. HDB: S&CC (conservancy charges) are much lower at ~S$50–100/month (0.05–0.1% p.a.) — set this slider to 0.1% for HDB. Property tax on owner-occupied HDB is generally low or nil for lower-value flats.
Home & fire insurance (annual)S$600
Private condo: home contents + fire ~S$300–800/yr; mortgage fire policy ~S$200–400/yr. HDB: mandatory HDB fire insurance ~S$8/yr; optional home contents ~S$100–300/yr — set to S$100–200 for HDB.
Returns & Assumptions
Alternative investment return p.a.7.00%
MSCI World ~7–8% nominal (30yr). STI ~6–7%. T-bills ~3.5%. Used for opportunity cost of capital and, in Property A vs B, the investment of the price difference.
Annual rent increase p.a.3.00%
Private rental avg ~3% p.a. (2000–2024). HDB rental tends to track private closely — use a similar figure. Note: HDB MOP must be completed before subletting the whole flat.
Inflation p.a.2.00%
MAS core target ~2%. SG headline CPI averaged 1.9% (2000–2024).