SgPropertyInvesting calculator

Upfront cost, rental yield and return on a Singapore home

Enter a price and your own assumptions. You get the cash and CPF needed on day one, gross and net yield, and what's left after you sell.

To work out how much you can borrow (TDSR, MSR, LTV) and your instalment, use the mortgage calculator first, then enter that loan here. ABSD rules are explained in the ABSD guide.

Rates last checked against official sources: 15 October 2026. General information only, not financial, legal or tax advice.

1. Purchase

Purchase price (S$) Valuation, if higher (S$, optional) Buyer profile This will be your residential property no. Loan amount (S$, from the mortgage calculator) Loan interest rate (% a year) Loan tenure (years) HDB grants received (S$) Legal and other fees (S$)

2. Rental (leave rent blank if you'll live in it)

Monthly rent (S$) Monthly maintenance (S$) Annual Value for property tax (S$) Vacant months per year Agent fee (months of rent per year) Other annual costs (S$)

3. Holding and selling

Years held Price growth per year (%) Selling agent fee (% of sale price) Add 9% GST to the agent fee Only applies if the agency is GST-registered. Check the agency's invoice or the IRAS GST page.

No growth figure is filled in for you. To base one on history, enter a past and a recent price below and we'll work out the yearly rate. Use HDB resale prices on data.gov.sg or URA transactions for comparable units.

Past price (S$) Recent price (S$) Years between them

Rates used and sources

Buyer's Stamp Duty: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1.5m, 6% above $3m. In force since 15 Feb 2023. IRAS, checked 15 Oct 2026.
ABSD: Citizens 0% / 20% / 30%, PRs 5% / 30% / 35%, foreigners 60%, entities 65%. In force since 27 Apr 2023. IRAS, checked 15 Oct 2026. Joint buyers pay the highest applicable rate. Remissions are not modelled.
Seller's Stamp Duty, homes bought on or after 4 Jul 2025: 16%, 12%, 8% and 4% if sold in years 1 to 4, then nil. IRAS and MAS, 3 Jul 2025. HDB flats can't be sold before the 5-year Minimum Occupation Period.
Property tax for homes not lived in by the owner: 12% on the first $30,000 of Annual Value, 20% on the next $15,000, 28% on the next $15,000, 36% above $60,000. From 1 Jan 2024. IRAS, checked 15 Oct 2026.
GST on agent fees: 9% from 1 Jan 2024, charged only by GST-registered agencies (IRAS). You can turn it off above.

How the return is worked out: sale price, minus selling costs, SSD and the loan still owing, plus net rent collected, minus everything paid upfront and all instalments paid. CPF accrued interest that goes back to your CPF account is not deducted. Questions or a wrong figure? Email [email protected].