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Total cost of buying a home

What will it really cost to buy?

Add up the price, stamp duties, fees and renovation. See the loan the LTV limit allows, the minimum cash, how much CPF can help, and the income the TDSR test needs.

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Total cost of buying a homePropInsights.sg

Your numbers

Change a value and the results update at once.

Property and buyer
The Option to Purchase (OTP) is the contract the seller grants you. Stamp duty rules follow its date.
Stamp duty and loan rules use this date. Default is today.
The value a bank's valuer puts on the home. The loan and minimum cash use the lower of price and valuation.
0 = same as price.
ABSD, the Additional Buyer's Stamp Duty, depends on who buys and how many homes they own.
Sets ABSD for citizens and PRs.
LTV is loan-to-value: the most a bank may lend as a share of the price. It falls when you already have a housing loan.
Sets LTV and minimum cash.
Loan
years
years
0 if unknown.
% a year
For the payment preview only.
a month
a month
The CPF Ordinary Account (OA) is the part of your CPF savings that can pay for housing.
Fees and extras (your estimates)
Often free with a bank loan.
% of price
%
Many banks pay this.
Fire insurance, processing and so on.

All-in cost of buying

Price plus S$123,100 on top (6.2% of the price)

All-in cost of buying: S$2,123,100. Price plus S$123,100 on top (6.2% of the price)
Cash you need
S$323,100
after S$300,000 of CPF
Stamp duties
S$69,600
BSD S$69,600, ABSD S$0
Minimum cash
S$100,000
5% of the loan base
Loan
S$1,500,000
LTV limit 75%
Monthly payment at 3.5%
S$7,509
over 25 years
Income the TDSR needs
S$14,396
a month, at the 55% limit
What sits on top of the price

S$123,100 in all, on a price of S$2,000,000

On topS$123,100
  • Buyer's Stamp DutyS$69,60057%
  • ABSD (0%)S$0
  • Legal, valuation and agent feesS$3,5002.8%
  • Loan costsS$0
  • Renovation and furnishingS$50,00041%
Who pays for the all-in cost

Bank loan, your CPF and your cash add up to the all-in cost.

All-in costS$2,123,100

  • Bank loanS$1,500,00071%
  • CPFS$300,00014%
  • CashS$323,10015%
Cost of buying
ItemAmount
Purchase priceS$2,000,000
Buyer's Stamp DutyS$69,600
ABSD (0%)S$0
Legal feeS$3,500
Valuation feeS$0
Buyer's agent fee, with GSTS$0
Loan costsS$0
Renovation and furnishingS$50,000
All-in costS$2,123,100
How you pay it
ItemAmount
Bank loanS$1,500,000
Down payment (price less loan)S$500,000
Part 1: minimum cashS$100,000
Part 2: cash or CPFS$400,000
Stamp duties, fees and renovationS$123,100
Total upfrontS$623,100
CPF usedS$300,000
Cash neededS$323,100
Loan payment and TDSR
ItemValue
Monthly payment at 3.5%S$7,509
Bank assessment rate (higher of floor and loan rate)4.00%
Payment at the assessment rateS$7,918
TDSR limit55%
Your TDSR at that payment31.7%
Gross monthly income neededS$14,396

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
Singapore citizen, home no. 1
Duty base (higher of price and valuation)
S$2,000,000
Loan base (lower of price and valuation)
S$2,000,000
Loan share
75% (the LTV limit)
Legal, valuation and agent fees
your estimates: no official rate
GST on agent fee
9% (your input)
Loan rate for the payment preview
3.5% a year over 25 years

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
  • 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.min-cash-down-payment, rule dated 12 Jan 2013: At least 5% cash for a first loan (10% if the LTV limit is the lower 55%), and 25% cash for a second or later loan. Source
  • cpf.housing-withdrawal-limit, rule dated 26 May 2026 start date unverified: OA use is capped at the lower of price and valuation (Valuation Limit); with a bank loan and the BRS set aside, up to 120% of that (Withdrawal Limit). Source
  • lending.max-tenure.private, rule dated 6 Oct 2012: Bank loans for private homes may not run longer than 35 years. Source
  • lending.stress-rate.bank, rule dated 30 Sep 2022: Banks compute the instalment for TDSR and MSR at the higher of 4% (residential) or 5% (non-residential) or the thereafter rate. Source
  • lending.tdsr, rule dated 16 Dec 2021: Total monthly debt repayments may not exceed 55% of gross monthly income (tightened from 60% on 16 Dec 2021). Source

Limits of this tool

  • Minimum cash is a share of the lower of price and valuation. The rest of the down payment can be cash or CPF.
  • CPF here pays only the part of the down payment above the minimum cash. CPF may cover other items; check the CPF Board rules.
  • ABSD refunds and remissions are not modelled.

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.