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Hold or sell calculator

Should I hold or sell now?

See how holding another few years compares with selling now. The tool counts rent, costs, the loan, SSD if it still applies, and the return you could earn on the cash.

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Hold or sell calculatorPropInsights.sg

Your numbers

Change a value and the results update at once.

The property today
Default is today.
Seller's Stamp Duty (SSD) applies if you sell within a set time of buying. Selling now may cost SSD that waiting avoids.
Sets the SSD schedule.
Loan
% a year
years
Rent and running costs
a month
% a year
a year
months of rent a year
Annual value is the yearly rent IRAS thinks the home could earn. Property tax is a share of it.
0 = use the gross yearly rent.
a month
a year
% a year
Hold and sell
more years
% a year
% of price
Include GST.
% a year
After tax. For example a deposit rate or a fund return you expect.

Holding ends ahead by, at year 5

Hold ends with S$1,429,835. Selling now ends with S$1,225,353.

Holding ends ahead by, at year 5: S$204,483. Hold ends with S$1,429,835. Selling now ends with S$1,225,353.
Hold: money at year 5
S$1,429,835
Sell now: money at year 5
S$1,225,353
S$1,057,000 invested at 3%
IRR of holding
6.1%
against 3.00% on cash
Break-even price growth
1.08% a year
hold and sell end level
Cash from selling now
S$1,057,000
no SSD due

Holding ends level with selling now if prices grow 1.08% a year.

Money in hand at the end of each year
Hold, then sell that yearSell now and invest
Hover or use the arrow keys to read a value.
0500k1m1.5m12345
Chart data as a table
Hold, then sell that yearSell now and invest
1S$1,125,721S$1,088,710
2S$1,197,261S$1,121,371
3S$1,271,722S$1,155,012
4S$1,349,211S$1,189,663
5S$1,429,835S$1,225,353
Year by year
YearNet cash flowValueLoan leftSSD if soldNet saleHoldSell now
1-S$17,737S$2,060,000S$872,342S$0S$1,143,458S$1,125,721S$1,088,710
2-S$17,134S$2,121,800S$843,700S$0S$1,232,664S$1,197,261S$1,121,371
3-S$16,518S$2,185,454S$814,039S$0S$1,324,706S$1,271,722S$1,155,012
4-S$15,890S$2,251,018S$783,323S$0S$1,419,674S$1,349,211S$1,189,663
5-S$15,250S$2,318,548S$751,515S$0S$1,517,662S$1,429,835S$1,225,353

Assumptions and rules used

These are the values behind every number on this page. They are always shown.

Today (start of the hold)
19 Oct 2026
Purchase date (sets the SSD schedule)
15 Jan 2023
Price growth
3% a year for 5 years
Rent
S$6,000 a month, up 2% a year; empty months a year: 1
Loan
S$900,000 at 3.5% for 22 more years (rate held flat)
Property tax
non-owner-occupied rates on the gross yearly rent
Selling costs
2% agent fee and S$3,000 other, now and at the end
Return on cash if sold
3% a year, after tax

Rules used

  • ssd.residential, rule dated 11 Mar 2017: Holding period cut to 3 years; rates cut by 4 pp to 12% / 8% / 4%. Source
  • property-tax.residential-non-owner-occupied, rule dated 1 Jan 2024: Non-owner-occupied: 12% on the first S$30,000, then 20%, 28% and 36% above S$60,000. Source

Limits of this tool

  • Both paths end at year 5. Hold = yearly net cash flow (invested at the alternative return) plus the sale at the end. Sell = cash from selling now, invested at the alternative return.
  • The IRR treats the cash you would get from selling now as the money you put in to keep the property.
  • The SSD schedule is the one in force on the purchase date. A sale on the anniversary date counts as inside that year.
  • Income tax on rent and on the alternative return is not modelled. Enter the alternative return after tax.

Rule files last checked 4 Oct 2026.

Not financial advice; check current rules with IRAS and MAS. Results are estimates from the inputs and the dated rules shown.