Singapore Property Calculators 2026
50 free calculators covering every stage of your Singapore property journey — from ABSD and BSD stamp duties to TDSR affordability, CPF accrued interest, HDB grants and SORA mortgage comparisons. All tools use current IRAS, MAS and HDB rates.
Singapore Stamp Duty & Property Tax Calculators 2026
Calculate BSD, ABSD, SSD and property tax using the latest IRAS rates. These are your highest-cost line items — get them right before signing any OTP.
Singapore Mortgage & Home Loan Affordability Calculators 2026
TDSR 55% rule, MSR 30% limit, LTV ratios, SORA floating rates and MAS stress-test floor — all in one place. Know your borrowing power before you book an OTP.
HDB & Public Housing Calculators Singapore 2026
Over 80% of Singaporeans live in HDB flats. These tools cover everything from BTO payment timelines and resale levies to CPF housing grants and MOP countdowns.
Singapore Property Investment & Advanced Strategy Calculators
Decoupling cost-benefit analysis, en-bloc proceeds, rental yield, bridging loans and equity term loans. Tools for high-net-worth investors navigating Singapore’s property market.
Singapore Property Buying & Selling Process Calculators
Practical tools for the actual transaction — legal fees, agent commissions, sale proceeds, renovation loans and holding cost calculations for buyers and sellers.
Understanding Singapore Property Stamp Duties, TDSR & HDB Rules in 2026
Singapore’s property market remains one of Asia’s most regulated and transparent real estate ecosystems. The Inland Revenue Authority of Singapore (IRAS) governs stamp duties while the Monetary Authority of Singapore (MAS) enforces loan-to-value (LTV) limits and the Total Debt Servicing Ratio (TDSR) framework. Together, these rules determine how much you can buy, how much you must pay upfront, and what taxes are due.
In 2026, the three taxes you must budget for on any residential property purchase are Buyer’s Stamp Duty (BSD), potentially Additional Buyer’s Stamp Duty (ABSD), and annual property tax. For sellers holding within three years, Seller’s Stamp Duty (SSD) also applies. Understanding the interaction between these taxes — and how CPF accrued interest reduces your actual cash proceeds — is the difference between a successful property transaction and a costly surprise.
How ABSD Works for Singapore Citizens, PRs & Foreigners in 2026
Additional Buyer’s Stamp Duty rates have remained unchanged since April 2023. As of June 2026, Singapore Citizens pay 0% ABSD on their first residential property, 20% on the second and 30% on the third and subsequent. Singapore Permanent Residents pay 5% on their first property and 30% on any second property. All foreigners pay a flat 60% ABSD regardless of the number of properties owned.
| Buyer Profile | 1st Property | 2nd Property | 3rd+ |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore PR | 5% | 30% | 30% |
| Foreigner | 60% | 60% | 60% |
| Entity / Company | 65% | 65% | 65% |
| US / Swiss / Norwegian* | 0% | 20% | 30% |
*FTA national treatment for US, Iceland, Liechtenstein, Norway, Switzerland nationals only (not permanent residents).
The TDSR 55% Rule — How Singapore Banks Calculate Your Maximum Home Loan
The Total Debt Servicing Ratio (TDSR) is the single most important borrowing constraint in Singapore. Introduced by MAS in 2013 and tightened from 60% to 55% in December 2021, it requires that all monthly debt obligations — including the new property loan — must not exceed 55% of your gross monthly income.
Critically, banks do not use the actual loan interest rate to calculate TDSR. Instead, they apply a minimum stress-test floor of 4.0% p.a. for property loans. This means your qualifying monthly repayment is always calculated at 4%, even if your actual SORA-based rate is only 1.8%. This stress-test typically reduces your loan eligibility by 30%–40% compared to using the prevailing market rate.
A couple with combined gross income of S$12,000/month has a car loan of S$900/month and credit card minimum payments of S$200/month. Their maximum allowable debt is S$12,000 × 55% = S$6,600/month. After existing debts (S$1,100), their maximum new mortgage repayment is S$5,500/month at the 4% stress-test rate. This translates to a maximum loan of approximately S$930,000 over a 25-year tenure.
CPF Accrued Interest — The “Hidden Cost” of Using CPF for Your Home
When you use your CPF Ordinary Account (OA) savings to pay for your property, you are withdrawing funds that would otherwise earn 2.5% per annum (with an additional 1% on the first S$60,000). When you sell your home, you must refund all CPF used plus accrued interest back into your CPF account before you receive any cash proceeds.
This is not a fine or penalty — it is your own money being returned. However, for long-term homeowners who have paid their property predominantly via CPF over 20–30 years, the accrued interest can exceed S$100,000–S$200,000, significantly reducing their cash proceeds and sometimes resulting in no cash sale proceeds at all. This is why understanding the CPF accrued interest liability before selling is critical financial planning.
To reduce your CPF accrued interest liability, consider making voluntary cash top-ups to your mortgage in the early years rather than relying purely on CPF OA contributions. This preserves more CPF in your account earning the guaranteed 2.5% rate while reducing your long-term accrued interest burden upon sale.
3 Real Singapore Property Calculation Examples (2026)
Example 1: Singapore Citizen Upgrading from HDB to Condo
BSD on S$1.5M: S$44,600 (1% on first S$180k + 2% on next S$180k + 3% on next S$640k + 4% on remaining S$500k)
ABSD (2nd property SC): S$1.5M × 20% = S$300,000
Total stamp duties upfront: S$344,600 (payable within 14 days of OTP)
LTV (2nd loan): 45% → Downpayment = S$825,000 (25% cash + 20% CPF)
Strategy: Apply for ABSD remission by selling HDB within 6 months for full S$300k refund
Example 2: First-Timer Couple Buying BTO Flat in Tengah
Enhanced CPF Housing Grant (EHG): S$40,000 (income ≤S$9,000)
CPF Housing Grant: S$50,000 (new flat grant)
Total grants: S$90,000 — reduces effective price to S$330,000
HDB Loan (80% LTV): S$264,000 at 2.6% for 25 years = S$1,195/month
MSR Check: S$1,195 ÷ S$7,000 = 17% — well within 30% MSR limit ✓
Example 3: PR Buying First Private Condo in Singapore
BSD: S$32,600
ABSD (1st property for PR): S$1.2M × 5% = S$60,000
Total stamp duties: S$92,600
LTV (1st loan, no other loans): 75% → Loan = S$900,000
TDSR Check: Monthly repayment at 4% stress test for 30 years = S$4,297. TDSR = S$4,297 ÷ S$18,000 = 23.9% — passes 55% TDSR ✓
CPF OA eligible: Yes, PRs can use CPF OA for private condo purchases
3 Expert Tips for Singapore Property Buyers in 2026
Most buyers check TDSR for loan eligibility, then are shocked by ABSD as a separate cash outlay. ABSD must be paid within 14 days of OTP exercise entirely in cash — it cannot be financed. For a SC buying a S$2M second property, ABSD alone is S$400,000 in cash on Day 14. Plan this cash separately from your downpayment and renovation budget.
The TDSR stress-test at 4% means your qualifying loan at a 1.65% actual rate could be 35% smaller than expected. Run our TDSR Calculator before visiting showflats so you have a realistic budget. Viewing properties above your true IPA quantum wastes time and leads to poor decisions under showflat pressure.
Before committing to sell your HDB or condo, use our CPF Accrued Interest Calculator to find your exact refund obligation. If your CPF accrued interest exceeds your expected net proceeds, you may receive zero cash — all proceeds go back to CPF. This surprises many sellers who assumed they had equity based on market price alone.
Singapore Property Calculator FAQ 2026
Answers to the most common property tax, stamp duty and mortgage questions from Singapore buyers, sellers and investors.
All 50 Property Calculators Are 100% Free
No sign-up. No data stored. All calculations run in your browser using current IRAS, MAS and HDB rates. Updated every quarter.
Legal Disclaimer & Editorial Transparency
All calculators on SGFinanceCalculators.com are provided for educational and informational purposes only. They do not constitute financial, legal or tax advice. While we strive to use the most current IRAS, MAS, HDB and CPF Board rates, official regulations change without notice and actual liabilities may differ.
Before entering into any property transaction, consult a licensed Singapore property lawyer, a CEA-registered property agent and a qualified financial adviser. ABSD, BSD and SSD calculations should be verified against the IRAS official website. Loan eligibility should be confirmed with your bank or a licensed mortgage broker. HDB rules and grants should be verified at HDB.gov.sg.
SGFinanceCalculators.com is an independent financial education site and is not affiliated with, endorsed by, or sponsored by IRAS, MAS, HDB, CPF Board or any Singapore government agency. Last reviewed: June 2026.