Singapore Property Finance
TDSR/MSR · Mortgage Loan · SSD · ABSD — all in one place. Free, instant, no personal data stored.
Seller's Stamp Duty (SSD) applies when a residential property is sold within 3 years of purchase. Enter details below to calculate.
BSD applies to all property buyers in Singapore. ABSD applies on top depending on your profile. Enter your purchase details and both will be calculated together.
BSD Rate Reference (effective 15 Feb 2023)
| Purchase Price Band | BSD Rate |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1,500,000 | 5% |
| Next S$1,500,000 | 6% |
| Above S$4,500,000 | 6% |
ABSD Rate Reference (effective 27 Apr 2023)
| Buyer Profile | 1st Property | 2nd Property | 3rd+ Property |
|---|---|---|---|
| SG Citizen | 0% | 20% | 30% |
| SG PR | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Company / Entity | 65% | 65% | 65% |
| SC + SC (Married, 1st jointly) | 0% | — | — |
| SC + PR (Married, 1st jointly) | 5% | — | — |
Calculate the progressive payment schedule for a new launch condominium in Singapore, based on construction milestones under the Normal Progressive Payment Scheme (NPS).
Calculate gross and net rental yield for a Singapore property investment.
Estimate your net proceeds from selling a Singapore property after deducting outstanding loan, CPF refund, agent commission and other costs.
Calculate Stamp Duty on a Singapore tenancy agreement. Payable by the tenant within 14 days of signing.
Decoupling (Part Sale) allows one co-owner to sell their share to the other, so the exiting party becomes a first-time buyer for their next purchase — potentially avoiding ABSD. Calculate both the Buyer's and Seller's position.
Also subject to MSR 30% limit. Requires SG Citizen applicant & valid family nucleus.
Disclaimer: The calculations above are estimates for general reference only and do not constitute financial advice. Maximum loan amounts are calculated using the MAS Loan Assessment Rate of 4% p.a. as required under MAS Notice 645. Actual loan approvals depend on individual credit assessment, property valuation, existing financial commitments, and each lender's underwriting criteria. Monthly instalment estimates use the bank rate entered and are indicative only — actual rates vary by bank and loan package. CPF OA contributions are estimated based on CPF Board published allocation rates (effective 1 Jan 2026) and are approximations. Please consult a licensed mortgage advisor and your bank for a personalised assessment before making any property decisions.
Want a personalised affordability assessment? Ryan can walk you through ABSD, CPF planning and the full picture.
WhatsApp Ryan| Year | Period | Monthly Pmt | Annual Principal | Annual Interest | Annual Total | Balance |
|---|---|---|---|---|---|---|
| Total | — | — | — | — | — | |
Disclaimer: The mortgage calculation above is for general reference only. Monthly instalment is calculated using the standard annuity formula. Actual bank instalments may differ due to rounding, fee structures, and interest adjustment periods. Total interest is approximate. Please verify with your bank or a licensed mortgage advisor.
Compare live rates across all major Singapore banks — Ryan can connect you with a mortgage broker at no cost.
Compare Bank Rates| SSD Amount Payable | Rate Applied | Holding Period |
|---|---|---|
| — | — | — |
Disclaimer: SSD rates shown are for residential properties based on IRAS published rates (effective 11 Mar 2017): Year 1 — 12%, Year 2 — 8%, Year 3 — 4%, after 3 years — Nil. SSD is calculated on the higher of the selling price or market value. Industrial property SSD rates differ. Please verify with IRAS or a lawyer before making any decisions.
Not sure if SSD applies? Ryan can advise on your specific situation.
WhatsApp RyanDisclaimer: BSD rates are based on IRAS published rates effective 15 Feb 2023. ABSD rates are effective 27 April 2023. For joint purchases, the higher ABSD rate applicable to any buyer applies to the full purchase price. SC nationals of USA, Norway, Switzerland, Iceland and Liechtenstein receive SC rates for their first residential property under FTAs. Married couple ABSD remission may apply under certain conditions. This is for general reference only — please verify with IRAS or a lawyer before making decisions.
ABSD and BSD planning can significantly affect your property purchase strategy. Ryan can walk through your specific scenario.
WhatsApp RyanLTV = Total new loan (A+B) as a % of the full property valuation. MAS caps this at 75% for a 1st property bank loan. Buyer must qualify under TDSR independently.
The exiting party is now a first-time buyer and can purchase a new property without ABSD on their 1st property.
Legal fee range: S$5,500–S$6,000 (both parties combined — buyer ~S$3,000, seller ~S$2,500–S$3,000). Two separate law firms required.
Decoupling is a legal strategy where one co-owner of a private property sells their share to the other at market value. After completion, the exiting party becomes a first-time buyer again — able to purchase another property without paying ABSD on their "first" property.
Key benefit: A Singapore Citizen buying their 1st property pays 0% ABSD. This can save 20%+ of the new property price compared to buying a 2nd property with ABSD.
Important: IRAS treats part sales as genuine market transactions. BSD is payable on the transferred share. The transaction must be at market value or higher — not below.
Key Considerations
Disclaimer: This decoupling calculator is for general reference only and does not constitute legal, financial or tax advice. Decoupling involves complex legal and financial considerations that have evolved significantly since 2024 following IRAS scrutiny of artificial ownership structures. The full process typically takes 8–12 weeks; the exiting party may exercise an OTP on a new property after the S&P is signed (approximately Week 2–3), without waiting for full completion. Legal fees quoted are estimates (S$5,500–S$6,000 combined) — actual fees vary by law firm and transaction complexity. BSD is payable on the transferred share at market value. ABSD may apply to the buyer depending on their existing property count. SSD may apply if the property is within the SSD holding period. Please consult a licensed Singapore lawyer and property agent before proceeding.
Decoupling involves careful financial and legal planning. Ryan can walk you through whether it makes sense for your situation — free, no obligation.
WhatsApp RyanSingapore residential gross yields typically range 2.5%–4.5%. Net yield above 3% is generally considered healthy for a Singapore condo investment.
Disclaimer: Rental yield calculations are estimates based on inputs provided. Actual returns may vary due to vacancy periods, maintenance costs, rental market fluctuations, and tax obligations. This does not constitute investment advice.
Want to identify high-yield investment properties in Singapore? Ryan can advise on the best options for your budget.
WhatsApp RyanNote: SSD may be payable if sold within 3 years. Use the SSD calculator tab to check.
Disclaimer: This is an estimate only. Actual proceeds depend on exact outstanding loan balance, CPF accrued interest, legal fees, and whether SSD or other taxes apply. Please verify with your bank, CPF and a lawyer before making any decisions.
Planning to sell your property? Ryan can help you plan the sale, timing and what to do with the proceeds.
WhatsApp Ryan| ≤ 6 months | 0.4% of total rent |
| 6 months – 1 year | 0.4% of total rent |
| 1 year – 2 years | 0.4% of total rent |
| 2 years – 3 years | 0.4% × 2 years |
| Over 3 years | 0.4% × 4 years |
Based on IRAS stamp duty rates. Rounded up to nearest dollar. Payable by tenant unless otherwise agreed.
Disclaimer: Rental stamp duty is based on IRAS published rates. For leases with variable rent or service charges, please verify with IRAS or a lawyer. This is for general reference only.
Need help with a rental tenancy agreement or rental market advice?
WhatsApp Ryan| Stage | % Due | Amount Due | Buyer Cash/CPF | Bank Loan | Monthly Instalment | |
|---|---|---|---|---|---|---|
| Total | 100% | — | — | — | — | — |
Disclaimer: This schedule follows the Singapore Housing Developers Rules (HDR) Normal Progressive Payment (NPS) scheme. There is no Interest During Construction (IDC) for Singapore new launch purchases — the bank loan is disbursed progressively and monthly instalments are based only on the amount disbursed at each stage. Actual milestone dates depend on construction progress and are estimates only. Please verify with your developer and bank before making any decisions.
Want to understand your full cash flow for a new launch purchase? Ryan can walk you through the complete financial picture.
WhatsApp RyanCompare Singapore Banks
For the latest rates, speak to Ryan or a licensed mortgage broker — they compare live offers from all banks at no cost to you.
Understanding the Rules
Mortgage Servicing Ratio caps monthly mortgage at 30% of gross income. Applies to HDB flats and ECs only. Calculated at MAS stress-test rate of 4%.
Total Debt Servicing Ratio caps all monthly debt obligations at 55% of gross income. Applies to ALL property loans in Singapore. Calculated at MAS stress-test rate of 4%.
12% (Year 1), 8% (Year 2), 4% (Year 3), Nil after 3 years. Based on the higher of selling price or market value. Residential properties only.
SG Citizens: 0%/20%/30% for 1st/2nd/3rd property. PRs: 5%/30%/35%. Foreigners: 60% flat. Effective 27 Apr 2023.
