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Property · CPF · Cash, over the years

Where could your home, CPF and savings be in the years ahead?

Put in your household's homes, loans, CPF, cash and income, then compare up to five plans side by side: keep your home, upgrade, buy a second property to rent out, decouple, or right-size later. Each plan follows Singapore's stamp duty, loan and CPF rules month by month and shows your net worth year by year, what you put in, what you pay each month, and whether your cash holds up.

Singapore rules as of · estimates only, not financial advice
1

Your household

Today's figures. The example numbers are only a starting point; type over them.

Loan based on
Buyers
Married to each other?
Only a married couple gets the ABSD refund when buying before selling
Buyer 1
$
$
Commission or variable pay, 12-month average
$
$
$
Buyer 2
$
$
Commission or variable pay, 12-month average
$
$
$
$
$
All buyers together
$
Not counting home loans
Pay and CPF top-ups stop after this
2

Your home now

Home
$
$
$
All owners, without interest
For Seller's Stamp Duty
$
Maintenance or S&CC, property tax
3

Plans to compare

Tap a plan to add it or take it away. Each plan starts today.

UPGRADE Sell your home and buy a bigger private home
$
$
Blank uses the private growth in step 4
INVEST Keep your home and buy a second property to rent out
$
$
Today's rent; one month empty a year
$
Blank uses the private growth in step 4
DECOUPLE Buyer 2 sells the half share to Buyer 1, then buys a property to rent out

$
$
$
For the transfer
$
Blank uses the private growth in step 4
RIGHT-SIZE Sell later and buy a smaller home, freeing up cash
$
Grows with prices until you buy
$
4

Assumptions

Nobody knows the future. Try lower and higher growth to see the range.

Buyer's and Additional Buyer's Stamp Duty

After 25 years

$0

Where you stand today

Home equityCPF OACash

Net worth, year by year

Market

Homes at estimated value less loans, plus CPF OA and cash. Selling costs are not taken off until a home is sold. Tap or drag along the chart to see any year.

Rules used in these numbers

Checked . Tap a row to open it.

How each plan is worked out
  • Every plan runs month by month from today. Pay comes in after CPF, living costs go out, loans are paid (from CPF OA first, then cash), rent comes in, and upkeep is paid.
  • Net worth = homes at estimated value, less loans and any unpaid purchase balance, plus CPF Ordinary Account and cash.
  • Prices grow at the yearly rate you set. Rent grows with the property's value. One month a year is counted as empty.
  • Each purchase payment is drawn in this order: cash first, then CPF OA, then the bank loan. Cash is used down to 6 months' living costs before CPF is touched; the minimum cash part of the price (5%, or 10% / 25%) is always cash. Stamp duty and legal fees use cash or CPF first, as chosen in step 4; the other covers any gap. Monthly instalments use CPF OA first, then cash.
  • CPF OA earns 2.5% a year. Cash earns the return you set. CPF used on a home is refunded to CPF with 2.5% accrued interest when it is sold.
  • Pay and CPF top-ups stop at the "work until" age. Living costs carry on.
  • If cash runs out, the shortfall is carried as if borrowed at 6% a year, and the plan is marked.
Buying: stamp duty and loans
  • 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 $1,500,000, 6% above $3,000,000.
  • ABSD: Singapore Citizens 0% / 20% / 30% for the first / second / third home; PRs 5% / 30% / 35%; foreigners 60%.
  • Loan limit: 75% with no home loan owing (at least 5% cash); 45% with one loan owing (at least 25% cash).
  • All debts must fit in 55% of income (TDSR), each loan tested at the higher of 4% or its own interest rate. Income counts 70% of the bonus. Loan years = 65 less the income-weighted age, up to 30.
  • With a Bank IPA, each new loan is the IPA amount or the bank's limit, whichever is lower, over the IPA years.
  • Resale: 5% in cash at option and exercise, stamp duty within 2 weeks, the rest at completion about 8 weeks later. New Launch: 5% booking, 15% within 8 weeks, then stages to TOP (25% at TOP) and 15% at legal completion. Your own cash and CPF pay first; the bank pays the rest.
Selling
  • Professional fee 2% plus 9% GST. Legal fees $3,000 (HDB $2,000).
  • From the sale price: the loan is paid off first, then CPF used plus accrued interest goes back to CPF, then fees and SSD. The rest is cash.
  • Seller's Stamp Duty on private homes bought from 4 Jul 2025: 16% / 12% / 8% / 4% if sold within 1 / 2 / 3 / 4 years. Bought 11 Mar 2017 to 3 Jul 2025: 12% / 8% / 4% within 3 years.
  • HDB flats can be sold only after the 5-year Minimum Occupation Period.
Upgrade
  • Resale: your home is sold first (completes in about 3 months), then the new home is bought as your only home, so there is no second-home ABSD.
  • New Launch: the new home is booked while you still own your home, so second-home ABSD is paid and the 45% loan limit applies while your loan is owing. Your home is sold to complete just after TOP.
  • A married couple with at least one Singapore Citizen gets that ABSD refunded if the old home is sold within 6 months of TOP. The planner applies it only when there are 2 Singapore Citizen buyers and you answer Yes to "Married to each other?". Siblings, parent and child, or other co-buyers do not get the refund.
Invest and decouple
  • Invest: the second property pays second-home ABSD. Rent is taxed as property tax at non-owner-occupied rates (12% to 36% of the Annual Value, taken as 12 months' rent). Income tax on rent is not taken off.
  • Decouple (private homes only): Buyer 2 sells the 50% share to Buyer 1 at market value. Buyer 1 pays Buyer's Stamp Duty on the half and takes a new loan of up to 75% of the half plus Buyer 2's share of the old loan, on Buyer 1's income alone.
  • Buyer 2's CPF used goes back to Buyer 2's CPF account with interest. Buyer 2 then owns no home, so the next property is a first home for ABSD (0% for Singapore Citizens).
  • IRAS can disregard an arrangement made mainly to avoid ABSD (Section 33A of the Stamp Duties Act). Get a conveyancing lawyer's advice.
Right-size
  • Your home is sold in the year you choose and a smaller home bought with the money. A loan is taken only if the money is not enough: up to 55% when the loan runs past age 65.
  • From 27 Jul 2026, if you own a private home, you can buy a non-subsidised HDB resale flat with no 15-month wait, if you do not take an HDB loan. If you buy the flat first, the private home must be sold within 6 months of completing the flat. With an HDB loan or a housing grant, or for a BTO flat or new EC, a 30-month wait after selling still applies.
  • If you are 55 or older and move to a 3-room or smaller HDB flat, you may qualify for the Silver Housing Bonus if you top up your CPF. It is not counted here.
Not covered
  • CPF transfers at 55 to the Retirement Account, CPF LIFE payouts, and limits on using CPF for a second property.
  • Income tax, professional fees for renting out, renovation, bank fees and lock-in penalties.
  • BTO flats, Executive Condos, HDB grants and older leases.