Home purchase cost calculator
Estimate an illustrative loan from your assumed LTV, purchase funding before CPF, headline BSD/ABSD and monthly ownership outflow.
Estimate ready.
Educational estimate, not an eligibility decision, loan offer, valuation or tax assessment. Duties use the higher of price and value; the loan uses the lower. The subtotal excludes mortgage duty unless entered under other costs, renovation, moving and transaction-specific items. It does not model joint buyers, entities, trusts, FTA or married-couple remissions, HDB-specific upfront remissions where HDB rules require disposal of an existing property, lease and age limits, CPF availability, mandatory cash components or existing housing loans. Use an actual HFE or bank offer before committing.
A useful way through this page
- Check registered transactions for the same town, flat type and period.
- Separate compulsory cash, usable CPF, duties and loan funding.
- Stress the monthly payment and keep a liquid buffer after completion.
A listing tells you the asking price, not the money required on completion day. In the sample below, a S$700,000 purchase valued at S$680,000 with 75% illustrative financing leaves S$190,000 of the price unfinanced before duties and fees. Some eligible costs may be paid from CPF; cash over valuation cannot.
Registered resale transactions
HDB resale price snapshot: June to August 2026
These medians summarise registered transactions in six deliberately varied towns: three established towns (Ang Mo Kio, Bedok and Tampines), two newer north-east towns (Punggol and Sengkang), and one northern town (Woodlands). They were chosen before the medians were calculated, not because they were the highest or lowest. The number in brackets is the transaction count. This is comparison evidence, not a valuation of one flat.
| Town | 3-room median | 4-room median | 5-room median |
|---|---|---|---|
| Ang Mo Kio | S$428,000 (121) | S$613,000 (71) | S$995,000 (31) |
| Bedok | S$408,000 (143) | S$635,000 (163) | S$779,000 (64) |
| Punggol | S$545,000 (58) | S$680,000 (265) | S$780,000 (161) |
| Sengkang | S$539,000 (34) | S$633,000 (263) | S$690,000 (175) |
| Tampines | S$487,888 (129) | S$660,000 (277) | S$795,000 (173) |
| Woodlands | S$405,000 (58) | S$546,444 (240) | S$650,000 (171) |
Check the exact block and flat type in HDB’s official price service →
Snapshot methodology: records registered from June through August 2026 were grouped by town and flat type, then prices were sorted within each group. The incomplete September registration period was deliberately excluded. For an even number of transactions, the median is the mean of the two middle values. No adjustment was made for floor area, storey, model, remaining lease, condition or exact location.
HDB Resale Price Index history
| Quarter | HDB Resale Price Index |
|---|---|
| 2024 Q1 | 183.7 |
| 2024 Q2 | 187.9 |
| 2024 Q3 | 192.9 |
| 2024 Q4 | 197.9 |
| 2025 Q1 | 201.0 |
| 2025 Q2 | 202.9 |
| 2025 Q3 | 203.7 |
| 2025 Q4 | 203.6 |
| 2026 Q1 | 203.4 |
| 2026 Q2 | 202.8 |
The index uses Q1 2009 = 100 and shows market direction, not the price of a particular flat. From Q4 2014 onward, it is calculated using stratified hedonic regression. Transaction medians and the index answer different questions and should not be substituted for each other.
Start here
What are you trying to do?
Rent a home
Estimate move-in cash, then check rents, the property, agent and tenancy.
Rental calculator ↓Complete renting guide →Buy an HDB flat
Start with eligibility and HFE, then follow the route for a new or resale flat.
BTO guide →Resale HDB guide →Buy private property
Build the funding estimate, then check condo, EC or landed-property risks.
Purchase calculator ↓Private-property guide →Buy as a PR or foreigner
Separate ownership permission, HDB eligibility, buyer duties and financing.
PR and foreign-buyer guide →A S$3,500 rent and a S$3,500 mortgage are not the same commitment. A tenant normally needs a deposit, advance rent and stamp duty. A buyer can need hundreds of thousands before moving in, followed by tax, maintenance, insurance and repair costs.
Part of a mortgage payment reduces the loan, but the buyer also takes price, interest-rate and resale risk. The useful questions are therefore: what can you legally rent or buy, how much money is needed before completion, what leaves the account every month and how long you are likely to stay?
Rental move-in cash calculator
Keep the refundable deposit, advance rent and non-refundable setup costs visible as separate amounts.
Estimate ready.
The deposit multiple is a contractual assumption, not a statutory rule. Stamp duty uses the higher of the contractual and entered dutiable monthly values. For a lease up to four years, duty is 0.4% of total dutiable rent, rounded down with a S$1 minimum where duty applies. Complex or stepped rent needs the full IRAS method. This cost tool does not validate whether a proposed rental period is legal for the selected property.
Singapore housing is not one market
Public housing, private condos and landed homes have different eligibility rules, transaction costs and price dynamics. Even within one category, the neighbourhood, age, floor area, lease, condition and walk to an MRT station can change the result.
| Official Q2 2026 indicator | Q2 2026 movement |
|---|---|
| HDB Resale Price Index | 202.8, down 0.3% quarter on quarter |
| Private residential prices | Up 0.5% quarter on quarter |
| Private residential rents | Up 0.7% quarter on quarter |
An index measures direction, not the fair price of one home. Check actual HDB resale records, HDB rents or URA private transactions for the exact town or development.
Your main housing options
| Option | Why people compare it | Main financial issue |
|---|---|---|
| Rent a room | People prioritising lower initial cash | Shared facilities, house rules and less control |
| Rent an HDB flat | Longer-term tenants who do not want to buy | HDB tenant rules, quotas and owner approval |
| Rent a private apartment | Tenants wanting more developments and facilities | Higher rent, deposit and move-in costs can apply |
| Buy a new HDB flat | Eligible households willing to wait | Eligibility, ballot, construction and occupation rules |
| Buy a resale HDB flat | Eligible buyers wanting an existing home sooner | Valuation, lease, condition and cash over valuation |
| Buy a private condo | Buyers outside HDB routes or choosing private housing | ABSD, mortgage exposure and management costs |
| Buy landed property | A smaller segment with substantial capital | Foreign restrictions and high repair exposure |
Renting: cash at signing is not the monthly rent
A rental budget normally includes the deposit, rent in advance, lease stamp duty, any agent fee agreed by the tenant, utilities setup and moving. Advance rent forms part of the contractual rent. The deposit is a separate refundable balance, subject to the agreement.
There is no universal statutory formula tying deposit months to lease years. Commission and the common “minor repair” amount are also negotiable. The agreement should state the permitted deductions, evidence, return deadline, repair responsibilities, air-conditioning duties and early-exit conditions.
For a lease of four years or less, duty is 0.4% of total dutiable rent, using contractual or market rent — whichever is higher — and including other dutiable consideration where applicable. For a longer or indefinite lease, it is 0.4% of four times average annual rent. IRAS rounds down to the nearest dollar, subject to the minimum duty.
The complete renting guide includes current HDB rent evidence, private contract checks, occupancy rules, a handover inventory and rental-scam safeguards.
Buying: budget beyond the purchase price
A buyer supplies the part of the price not financed, plus BSD, any ABSD, mortgage duty, legal and valuation fees, moving and setup. A resale HDB price above HDB’s value creates cash over valuation, which cannot be financed or paid from CPF.
| Cost | Current treatment |
|---|---|
| Downpayment / purchase balance | Depends on the actual loan. A standard 75% bank loan leaves 25%, including at least 5% cash |
| BSD | 1% on first S$180k; 2% next S$180k; 3% next S$640k; 4% next S$500k; 5% next S$1.5m; 6% above S$3m |
| ABSD | Citizen 0% / 20% / 30%; PR 5% / 30% / 35%; foreign individual 60%, before any remission |
| Mortgage duty | 0.4% of secured loan, capped at S$500 |
| Legal and valuation | Use transaction-specific quotations and official HDB fees where relevant |
| Renovation and moving | Use itemised quotes and keep a contingency; do not assume the work adds equal resale value |
CPF can pay eligible housing costs within the rules, but it is not a discount. Principal used and accrued interest generally return to the CPF account when the home is sold.
Who can buy what?
| Status | New HDB | Resale HDB | Private condo | Landed home |
|---|---|---|---|---|
| Citizen | Possible under an eligible scheme | Possible under HDB rules | Generally permitted | Generally permitted |
| PR | Can be part of an eligible citizen-led household; no ordinary all-PR BTO route | An eligible all-PR family may buy after the required PR period | Generally permitted | SLA approval normally required |
| Foreigner | No ordinary independent route | No ordinary independent route | Generally permitted without SLA approval | SLA approval normally required |
For HFE applications made on or after 24 August 2026, the general income ceiling for subsidised new HDB flats is S$16,000 a month for families and S$8,000 for singles. Passing the flat-income ceiling does not mean a household qualifies for a grant: EHG uses lower income limits and other conditions.
For HDB, start with the HFE letter. For private landed property involving a PR or foreign person, resolve SLA approval. For any purchase, classify every buyer before calculating ABSD.
The monthly cost of owning
Add annual property tax divided by 12, HDB service and conservancy charges or condo management contributions, insurance, repairs, utilities and parking to the mortgage.
Property tax uses IRAS Annual Value — an estimate of annual market rent — rather than purchase price. Owner-occupier rates are lower than the rates for a rented or vacant home.
A maximum loan is not a recommended budget. MSR caps the assessed mortgage at 30% of gross income for an HDB flat and applicable EC purchase. TDSR generally caps total assessed debt at 55% for bank property loans. A family near either ceiling can still be short of money after childcare, tax, insurance and daily costs.
Rent or buy: start with the time horizon
| Questions to ask before renting | Questions to ask before buying |
|---|---|
| Job, visa, location or household size may change | You are eligible and expect to stay beyond occupation and transaction-cost horizons |
| Buying would consume most liquid savings | Upfront funding leaves a proper emergency reserve |
| ABSD is substantial | The payment survives an interest-rate stress test |
| You value the ability to move quickly | You accept maintenance, price and resale risks |
Most Standard and older HDB flats generally have a five-year MOP; Plus and Prime flats generally have ten years. Residential property acquired from 4 July 2025 can attract SSD if sold within four years, from 16% in year one to 4% in year four. Those rules make short ownership expensive.
A proper rent-versus-buy comparison needs a holding period, future sale assumption, selling cost, interest path, maintenance, tax and opportunity cost. Similar first-month payments are not enough.
Before signing or paying an option
- Confirm HDB, immigration or foreign-ownership eligibility.
- Obtain an HFE letter for HDB or current bank in-principle assessment.
- Check completed transactions, not only asking prices.
- Use the higher of price and value for duty; use the lower when applying an illustrative LTV.
- Separate compulsory cash, usable CPF and money that must remain liquid.
- Test the mortgage at the quoted, assessment and stress rates.
- Read tenancy repair clauses or purchase title and management records.
- Budget itemised renovation and at least one meaningful repair.
- Confirm final tax and legal treatment before the binding document.
Joint ownership, trusts, remissions, treaty treatment, property count, remaining lease, buyer age and existing loans can materially change the result.
Related guides
Primary sources
- HDB — Check resale flat prices
- data.gov.sg — Individual HDB resale transactions
- data.gov.sg — Quarterly HDB Resale Price Index
- SingStat / data.gov.sg — HDB Resale Price Index definition
- HDB — Q2 2026 public housing data and flat supply
- URA — Q2 2026 real estate statistics
- HDB — Median rents by town and flat type
- URA — Private residential rental contracts
- IRAS — Stamp duty for renting a property
- IRAS — Buyer’s Stamp Duty
- IRAS — Additional Buyer’s Stamp Duty
- IRAS — Mortgage duty
- IRAS — Residential property tax rates
- IRAS — Seller’s Stamp Duty for residential property
- HDB — Buying a flat
- HDB — 2026 income ceilings and family support
- HDB — Housing loan from HDB
- MAS — Mortgage Servicing Ratio and Total Debt Servicing Ratio
- MAS — Housing-loan tenure and loan-to-value limits
- CPF Board — How much CPF can be used for a home
- CPF Board — CPF refund when selling or transferring property
- SLA — Foreign ownership of property
Last fact-checked: 3 September 2026. Rules, fees and official pages can change; check the linked source before acting.