Purchase ROI and IRR calculator
What return will this property earn?
Enter the price, loan, rent and costs. See the yearly cash flow, the IRR and the year a sale returns your cash. Stamp duties follow the rules in force on the purchase date.
Purchase ROI and IRR calculatorPropInsights.sg
IRR over a 5-year hold
Risk:
Yearly return on all the cash and CPF you put in, counting rent, loan payments and the sale.
IRR over a 5-year hold: -2.0%. Yearly return on all the cash and CPF you put in, counting rent, loan payments and the sale.
Equity multiple
0.90x
money back / money in
Net yield
2.21%
gross 3.87%
Cash-on-cash, year 1
Risk: -0.44%
cash flow after loan / upfront cash
Cash flow a month, year 1
Risk: -S$529
first loan payment S$3,841
Break-even year
after year 5
first year a sale returns all cash in
Upfront cashS$1,453,100
- Down paymentS$990,00068%
- Buyer's Stamp DutyS$59,6004.1%
- ABSD (20%)S$360,00025%
- Legal, agent, renovation and otherS$43,5003.0%
| Year | Rent collected | Property tax | Other costs | Loan payments | Net cash flow | Loan left | Value | Profit if sold |
|---|---|---|---|---|---|---|---|---|
| 1 (2026) | S$63,800 | -S$14,256 | -S$9,800 | -S$46,093 | -S$6,349 | S$787,904 | S$1,854,000 | -S$655,914 |
| 2 (2027) | S$65,076 | -S$14,757 | -S$9,996 | -S$46,093 | -S$5,770 | S$765,137 | S$1,909,620 | -S$514,698 |
| 3 (2028) | S$66,378 | -S$15,268 | -S$10,196 | -S$48,480 | -S$7,567 | S$743,085 | S$1,966,909 | -S$369,977 |
| 4 (2029) | S$67,705 | -S$15,790 | -S$10,400 | -S$48,480 | -S$6,964 | S$720,249 | S$2,025,916 | -S$217,602 |
| 5 (2030) | S$69,059 | -S$16,321 | -S$10,608 | -S$48,480 | -S$6,350 | S$696,601 | S$2,086,693 | -S$140,742 |
After loan payoff, selling costs and SSD. Negative years are red.
Hover or use the arrow keys to read a value.
Chart data as a table
| Profit if sold | |
|---|---|
| 1 | -S$655,914 |
| 2 | -S$514,698 |
| 3 | -S$369,977 |
| 4 | -S$217,602 |
| 5 | -S$140,742 |
ValueLoan left
Hover or use the arrow keys to read a value.
Chart data as a table
| Value | Loan left | |
|---|---|---|
| 1 | S$1,854,000 | S$787,904 |
| 2 | S$1,909,620 | S$765,137 |
| 3 | S$1,966,909 | S$743,085 |
| 4 | S$2,025,916 | S$720,249 |
| 5 | S$2,086,693 | S$696,601 |
Assumptions and rules used
These are the values behind every number on this page. They are always shown.
- Purchase date for the rules
- 19 Oct 2026
- Buyer and property count
- Singapore citizen, home no. 2
- Loan
- S$810,000 (45% of price), 25 years
- Loan rate
- 3% in year 1, 3.5% from year 3
- Rent
- S$5,800 a month, up 2% a year
- Vacancy and letting fee
- empty months a year: 1; letting fee, months of rent a year: 0.5
- Property tax
- non-owner-occupied rates on the gross yearly rent
- Maintenance and other costs
- S$450 a month and S$1,500 a year, up 2% a year
- Exit
- price grows 3% a year for 5 years
- Selling costs
- 2% agent fee and S$3,000 other
- Sale date for SSD
- the day after each yearly anniversary of the purchase
Rules used
- bsd.residential, rule dated 15 Feb 2023: 1/2/3/4/5/6% bands; 5% on S$1.5m to S$3m and 6% above S$3m. Source
- absd.residential, rule dated 27 Apr 2023: Citizens 0 / 20 / 30%, PRs 5 / 30 / 35%, foreigners 60%, entities and trusts 65%, developers 35% plus 5% non-remittable. Source
- ssd.residential, rule dated 4 Jul 2025: Holding period back to 4 years; rates up 4 pp to 16% / 12% / 8% / 4%. Source
- lending.ltv.bank, rule dated 6 Jul 2018: Bank LTV is 75% for a first loan, 45% for a second, 35% for a third or later, 15% for non-individuals; 20 pp lower for long tenure or past age 65. Source
- lending.max-tenure.private, rule dated 6 Oct 2012: Bank loans for private homes may not run longer than 35 years. 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
- Cash flows are yearly and arrive at the end of each year. The IRR uses these yearly flows.
- Income tax on rent is not included. Legal, renovation and agent costs are your estimates, not official rates.
- ABSD is on the price. Refunds and remissions (for example the second-home refund) are not modelled.
- Equity is all cash and CPF put in on day one. CPF interest you give up is not counted.
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.