🏠 Property · Buying & Selling Process · Sub-Silo 5 · Tool #8

Property Holding Cost Calculator Singapore 2026
Monthly Burn Rate — Mortgage, Property Tax, S&CC / Condo Fees, Insurance, Utilities & Net Yield

Calculate your complete Singapore property monthly holding cost — the true monthly “burn rate” of owning a property, whether you live in it or rent it out. Beyond the mortgage, Singapore homeowners must account for property tax (computed on Annual Value using progressive 2026 rates), Service & Conservancy Charges (S&CC for HDB) or maintenance fees (for condominiums), fire/home insurance, utilities, and upkeep. For investors, this calculator also computes gross and net rental yield and monthly cashflow — showing whether the rental income covers all holding costs.

✓ Progressive Property Tax 2026 ✓ Owner-Occ vs Investment Rates ✓ Mortgage + All Costs ✓ Monthly Burn Rate ✓ Net Rental Yield
Prop Tax OO0%–16% on AV
Prop Tax NOO12%–36% on AV
HDB S&CCS$40–S$100/mo
Condo FeeS$200–S$500/mo
Net Yield SG2%–4% typical
📈 Holding Cost Inputs
Property Details
S$
Mortgage (Leave Blank if Paid Up)
S$
% p.a.
years
Property Tax (Annual Value)
S$

Check your IRAS property tax bill for your AV. Typical AV: HDB 4-rm S$12K–S$18K; Condo (1BR) S$18K–S$28K; Condo (3BR) S$28K–S$45K; Landed S$40K–S$120K+. Leave 0 to exclude property tax from calculation.

Monthly Running Costs
S$
S$
S$
S$
Rental Income (Investors Only)
S$

Enter rental income to see net cashflow and net yield. If left blank, only holding costs are shown.

📈 Holding Cost Result
📈

Enter property value, loan details, Annual Value for property tax, and monthly running costs to see your complete monthly holding cost breakdown and (for investors) net rental yield.

Monthly Cost Composition

Singapore Property Holding Cost 2026 — Every Component of the Monthly Burn Rate

Owning property in Singapore costs significantly more than just the mortgage instalment. The full monthly holding cost includes: property tax (computed on Annual Value using progressive rates — and much higher for non-owner-occupied investment properties), S&CC (Service & Conservancy Charges for HDB) or management/maintenance fees for condominiums, fire and home insurance, utilities, and a maintenance reserve for repairs. For investors, the true performance metric is net yield: rental income minus all these costs, divided by property value.

Singapore Property Tax 2026 — Progressive Rates by Annual Value

Annual Value BandOwner-Occupied RateNon-Owner-Occupied Rate
First S$8,0000%12%
S$8,001–S$55,0004%12%
S$55,001–S$70,0006%16%
S$70,001–S$85,0008%20%
S$85,001–S$100,00010%24%
S$100,001–S$130,00012%–14%24%–32%
Above S$130,00016%36%

Typical Monthly Holding Costs by Property Type (Singapore 2026)

PropertyMortgageTax / FeesInsurance / UtilTotal/mo
HDB 4-Room (S$600K, 80% loan)S$1,550S$140S$270~S$1,960
HDB 5-Room (S$800K, HDB loan)S$2,100S$170S$310~S$2,580
Condo 2BR (S$1.5M, 75% loan)S$5,060S$700S$600~S$6,360
Condo (fully paid, investment)S$0S$850S$450~S$1,300
Landed (S$3M, 75% loan)S$10,120S$1,500S$900~S$12,520

How This Holding Cost Calculator Works

Step 1 — Property and Mortgage Details

Enter property value, type, and occupancy status. For properties with an outstanding loan, enter the balance, rate, and remaining tenure. Leave loan amount as 0 for fully paid-up properties. The mortgage interest and principal split is shown for month one — the interest cost gradually decreases as principal is repaid over time.

Step 2 — Property Tax via Annual Value

Enter your IRAS Annual Value (from your property tax bill or the IRAS e-portal). The calculator applies the correct 2026 progressive rate bands — owner-occupied (0%–16%) or non-owner-occupied (12%–36%) — and converts the annual tax to a monthly equivalent for the cost breakdown.

Step 3 — Monthly Running Costs and Investment Analysis

Enter monthly maintenance, insurance, utilities, and miscellaneous costs. For investors, enter monthly rental income to see net cashflow (rental minus all costs), gross yield, and net yield — the definitive measure of investment performance after all holding costs.

3 Real Singapore Holding Cost Scenarios — HDB Owner-Occupier, Condo Investor & Paid-Up Property

HDB 5-Room, Owner-Occupier

Property valueS$750,000
Mortgage (80% HDB loan)S$2,050/mo
Property tax (AV S$18K OO)S$40/mo
S&CCS$75/mo
Insurance + utilitiesS$250/mo
Total monthly~S$2,415

2BR Condo, Investment Property

Property valueS$1,800,000
Mortgage (75%, 3.5%)S$6,070/mo
Property tax (AV S$36K NOO)S$360/mo
Condo maintenance + otherS$700/mo
Total monthly costS$7,130
Rental at S$6,500-S$630/mo cashflow

Fully Paid 3BR Condo, Investment

Property valueS$1,500,000
MortgageS$0 (paid up)
Property tax (AV S$36K NOO)S$360/mo
Maintenance + otherS$600/mo
Total monthly costS$960
Rental S$5,500 → net yield3.6% net

3 Expert Holding Cost Tips — Property Tax AV Appeal, Interest vs Principal & Stress-Test Monthly Cost

1

Appeal Your Annual Value (AV) If It Seems High — Tax Savings Are Recurring

IRAS reviews the Annual Value (AV) of properties regularly, estimating it based on comparable rental evidence. If your AV seems high relative to actual market rents in your area, you can appeal to IRAS for a lower AV through the e-portal (iras.gov.sg → Property → Object to Property Tax). A successful appeal reduces your AV and therefore your annual property tax — and this saving recurs every year until the next AV revision. Example: reducing AV from S$36,000 to S$30,000 on an investment property saves S$960 in property tax annually (S$6,000 × 16% NOO rate). Over 5 years: S$4,800 saved. Submit your appeal with evidence of comparable rental rates in your specific condo or estate.

2

Track the Interest vs Principal Split — Your Real Cost Decreases Over Time

Of your monthly mortgage instalment, only the interest portion is a true economic cost — the principal portion increases your equity (you own more of the property). In the early years, most of the instalment is interest. Example: S$900K loan at 3.5% for 20 years = S$5,220/month instalment. In month 1: S$2,625 interest (real cost) + S$2,595 principal (equity building). By year 10: ratio has shifted — about S$1,900 interest + S$3,320 principal. The true holding cost from an economic perspective is: interest portion + property tax + maintenance + insurance + utilities. Tracking this “economic burn rate” (not the full instalment) gives a more accurate picture of property ownership cost vs renting.

3

Stress-Test Your Holding Cost at +1.5% Rate Shock Before Buying

Before committing to any property, stress-test the monthly holding cost at current rate + 1.5% (the MAS-recommended stress test). If you are buying with a 3.5% mortgage, test your affordability at 5.0%. Example: S$1.2M loan, 3.5% → S$6,967/month; at 5.0% → S$7,916/month — a S$949/month increase. Add property tax, maintenance, and utilities: if the stress-tested total exceeds 60% of your net household income, you are exposed to rate risk. SIngapore has seen mortgage rates move from 1.5% (2021) to over 4.5% (2023) within 18 months — a S$1M loan swing of S$1,700/month. The stress test is not academic — it is the buffer that protects you from forced selling.

16 FAQs — Singapore Property Holding Cost 2026, Property Tax AV, S&CC & Investment Yield

What is the total monthly cost of owning a condo in Singapore?+
For a typical S$1.5M 2-bedroom condo with 75% bank loan (S$1.125M at 3.5%): mortgage ~S$6,550/month; property tax (AV ~S$28K, owner-occupied) ~S$53/month; condo management fee ~S$250–S$400/month; fire/home insurance ~S$40–S$80/month; utilities ~S$150–S$250/month; miscellaneous ~S$100–S$200/month. Total: approximately S$7,200–S$7,700/month. For a fully paid-up S$1.5M condo, the non-mortgage holding cost is approximately S$700–S$1,100/month (property tax + fees + insurance + utilities).
What is the Annual Value (AV) for property tax in Singapore?+
The Annual Value (AV) is IRAS’s estimate of the gross annual rent your property would command on the open market, excluding furniture, maintenance, and service charges. It is the basis for computing your property tax. IRAS derives AV from comparable rental data for similar properties in the same area. Your AV is printed on your annual property tax bill and available on the IRAS e-portal. Typical ranges: HDB 3-room S$9,000–S$14,000; HDB 4-room S$12,000–S$18,000; HDB 5-room S$15,000–S$22,000; condo (1BR) S$18,000–S$28,000; condo (3BR) S$28,000–S$45,000; landed S$40,000–S$120,000+. IRAS reviews AVs periodically, often upward when rents rise.
What is the difference in property tax for owner-occupied vs investment property?+
The difference is substantial. Example: AV = S$30,000. Owner-occupied: first S$8,000 at 0% = S$0; next S$22,000 at 4% = S$880. Total: S$880/year. Non-owner-occupied (investment): S$30,000 at 12% = S$3,600/year. That is 4.1× more in property tax for the same property as an investment vs own-stay. This makes property ownership significantly more expensive for investors — always use the non-owner-occupied rates when computing investment property holding costs and net yield.
What are Service and Conservancy Charges (S&CC) for HDB?+
S&CC (Service and Conservancy Charges) are monthly fees paid to the Town Council for maintenance and upkeep of HDB estates — lifts, common corridors, landscaping, security, and administrative costs. Typical S&CC rates (2026): 1-room S$18–S$28; 2-room S$28–S$42; 3-room S$42–S$60; 4-room S$58–S$80; 5-room S$68–S$90; executive flat S$78–S$100. Rates vary by town council and are reviewed periodically. S&CC must be paid every month by the flat owner (whether owner-occupied or rented out). Late payment incurs interest. Check your town council’s website for exact rates in your estate.
What are condo maintenance and management fees in Singapore?+
Private condominium owners pay a monthly management fee (also called maintenance fee or Management Corporation Strata Title / MCST fee) to the condominium’s Management Corporation. This covers: security, cleaning, landscaping, pool and gym maintenance, lift maintenance, and building insurance. Typical fees: small/older condo S$150–S$250/month; mid-size condo S$250–S$450/month; luxury condo S$500–S$1,000+/month. The fee depends on: unit size (larger units pay more), number of facilities (more pools/gyms = higher fee), and age of development. Management fees also include a sinking fund contribution for major capital works. Check the condo’s MCST records for the actual monthly fee before purchasing.
Is property tax payable on HDB flats?+
Yes — HDB flat owners pay property tax like any other property owner in Singapore. However, HDB flats typically have lower Annual Values than private properties, resulting in lower property tax. For an owner-occupied HDB 4-room flat with AV S$15,000: first S$8,000 at 0% = S$0; remaining S$7,000 at 4% = S$280. Annual property tax = S$280/year (S$23/month). For a HDB 5-room rented out (non-owner-occupied, AV S$20,000): S$20,000 at 12% = S$2,400/year (S$200/month). The IRAS GST Voucher — U-Save rebate also offsets part of HDB owners’ property tax and utilities.
What insurance do Singapore property owners need?+
Singapore property insurance: (1) HDB Fire Insurance: compulsory for HDB flat owners with an HDB loan (taken through NTUC Income, approximately S$1.50–S$7.50/year). (2) Home content insurance: optional but recommended; covers furniture, electronics, personal belongings (approximately S$100–S$300/year for HDB; S$200–S$600/year for private). (3) Home protection insurance (MRTA/HPS): compulsory for HDB flat owners using CPF to service the mortgage; pays off the outstanding loan if the borrower dies or is permanently incapacitated. (4) Landlord insurance: if renting out, covers loss of rental income, malicious damage, third-party liability (approximately S$300–S$800/year). (5) Building insurance: private property management corporations typically hold building insurance collectively.
What is a typical electricity and water bill in Singapore?+
Typical Singapore household utility bills (2026): HDB 4-room (3 pax): electricity S$80–S$130, water S$30–S$50, gas S$15–S$30 = total S$125–S$210/month. Condo (with air-con, 2–3 pax): electricity S$150–S$350, water S$30–S$60 = total S$180–S$410/month. Landed (4–5 pax, pool): electricity S$400–S$800+, water S$60–S$120 = total S$460–S$920/month. Electricity is billed at 29.72 cents/kWh (SP Group tariff, Q2 2026). The Open Electricity Market (OEM) allows you to choose a contracted tariff (fixed-price) from a retailer which may be 2%–8% cheaper than the SP Group regulated tariff in certain periods.
How do I calculate net rental yield in Singapore?+
Net rental yield = (Annual rental income − Annual holding costs) ÷ Property value × 100%. Step 1: Annual rental income = monthly rent × 12. Step 2: Annual holding costs = property tax + maintenance fees + insurance + utilities + miscellaneous (exclude mortgage interest if you want to assess the asset yield independently of leverage). Step 3: Net yield = (income − costs) / value. Example: S$1.5M condo, rent S$5,000/mo (S$60,000/yr); holding costs S$14,400/yr. Net yield = (S$60,000 − S$14,400) / S$1,500,000 = 3.04%. A net yield above 3% is generally considered acceptable for Singapore residential investment property in 2026.
What is the U-Save rebate and how does it reduce holding costs?+
The U-Save rebate is a GST Voucher component that offsets utility bills for eligible HDB households. In 2026, eligible HDB households receive approximately S$380–S$760/year in U-Save credits (1–5 room; higher for larger flats or lower-income households with enhanced rebates). U-Save is credited to the SP Services account and automatically applied to electricity and water bills. It effectively reduces the monthly utility holding cost by S$32–S$63/month. Only HDB flat owners/tenants qualify — private property owners and landed homeowners do not receive U-Save. Check MyInfo or HDB portal for your household’s specific entitlement.
Does the sinking fund contribution count as a holding cost?+
Yes — for private condos. The sinking fund is a reserve accumulated for major capital expenditure: facade, roof repairs, lift replacement, external painting. The BMSMA (Building Maintenance and Strata Management Act) requires condominiums to maintain a sinking fund. The sinking fund contribution is typically included in the monthly management fee (not a separate charge). For older condominiums (10+ years), the MCST may levy a special levy for urgent major works — these can be S$2,000–S$10,000 in one-off charges on top of regular fees. When assessing holding costs for older condos, factor in potential special levy risk.
Can I deduct holding costs from rental income for tax?+
Yes. For investment (rental) property, IRAS allows deduction of allowable expenses from rental income: (1) Mortgage interest (not principal); (2) Property tax; (3) Fire insurance and other property insurance; (4) Repair and maintenance costs (not capital improvements); (5) Management fees and agent fees for the rental. You can also claim a 15% deemed expenses allowance (in lieu of actual expenses) — useful if actual expenses are lower than 15% of gross rent. Mortgage principal, renovation costs, and depreciation are not deductible. The tax is on net rental income (gross rent minus allowable expenses) at your personal income tax rate. File via IRAS myTax Portal annually.
How much should I budget for property maintenance and repairs?+
A prudent rule of thumb: budget 1% of property value per year for maintenance and repairs. On a S$1.5M condo: S$15,000/year (S$1,250/month) total maintenance budget, of which S$3,600–S$5,400 goes to the management fee and S$9,600–S$11,400 for in-unit upkeep and repairs. For newer properties (under 5 years), actual repair costs are lower (S$500–S$1,000/year). For older properties (15+ years): plumbing, wiring, air-conditioning replacements accumulate — the 1% rule is more relevant. For HDB flats, budget S$500–S$2,000/year for minor repairs (leaks, repainting, appliance replacement). Never underestimate maintenance as a holding cost — deferred maintenance reduces property value.
What is the holding cost difference between HDB and private property?+
Key differences: (1) Property tax: similar if AV is similar; HDB flats generally have lower AV and thus lower tax; (2) Maintenance fees: HDB S&CC is significantly lower (S$40–S$100/month) vs condo management fee (S$200–S$500/month); (3) Fire insurance: HDB mandatory fire insurance is extremely cheap (S$2–S$8/year); private condo building insurance is part of MCST fee; (4) Utilities: similar, though landed homes are higher; (5) Repair costs: HDB older flats may need more maintenance; private condo has better amenities but higher overall costs. Conclusion: for the same property value, HDB non-mortgage monthly holding costs are approximately S$300–S$700/month lower than private condo.
How does MAS TDSR treat property holding costs?+
TDSR (Total Debt Servicing Ratio) focuses on debt repayment obligations, not total holding costs. For TDSR purposes: mortgage instalment = counted as debt servicing; property tax, maintenance fees, insurance, utilities = not counted in TDSR calculation (they are not debt obligations). However, for a holistic financial health check: your total outgoings (TDSR debt + holding costs + living expenses) should not exceed 65%–70% of gross income. MAS’s TDSR limit of 55% leaves room for non-debt holding costs and living expenses. If your TDSR is 55% and total holding costs add another 10–15% of income, your financial position is tight — consider this when setting a property budget.
Does the holding cost change if I refinance to a lower rate?+
Yes — refinancing to a lower mortgage rate directly reduces the monthly holding cost (the mortgage component). Example: S$900K outstanding, 20yr remaining. At 4.5%: S$5,695/month. At 3.0%: S$4,992/month. Monthly saving: S$703. Over the remaining 20 years: total saving = S$168,720 (minus switch cost). This is the core logic of the refinancing break-even calculator — the monthly holding cost reduction is the saving that must exceed the switching costs (penalty + legal fees). Non-mortgage holding costs (property tax, maintenance, insurance, utilities) remain unchanged by refinancing. Only the mortgage component reduces.

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Legal Disclaimer & Editorial Transparency. Property tax computed using IRAS Singapore 2026 progressive rate bands. Owner-Occupied: 0% (first S$8K AV) to 16% (>S$130K AV). Non-Owner-Occupied: 12% (first S$30K AV) to 36% (>S$90K AV). Annual Value (AV) from IRAS — check property tax bill or iras.gov.sg. Mortgage instalment based on equal monthly instalment formula. Interest/principal split shown for month one only (changes over tenure). S&CC rates set by individual Town Councils. Condo management fees set by MCST. Insurance premiums are estimates. Utility costs based on SP Group Q2 2026 tariff (29.72 cents/kWh). All figures indicative — verify with IRAS, bank, and Town Council. Not financial or tax advice. Operated by MAFHH INTERNATIONAL LTD.