Maximum purchase price calculator
The highest price comes from the largest loan your income supports. Your cash, CPF and any sale proceeds are then checked against the downpayment, stamp duty and fees at that price.
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Result
Worked exampleMaximum purchase price
$2,083,000
The largest loan, $1,562,982, is 75% of this price. Your savings do not change this figure; they are checked below.
Largest loan
$1,562,982
25 years, checked at the 4% stress-test rate
Left over at this price
$102,000
After the upfront costs are paid
| Downpayment | $520,750 |
|---|---|
| Buyer's stamp duty | $73,750 |
| Legal and valuation fees (our estimate) | $3,500 |
| Paid upfront | $598,000 |
| Cash savings | $500,000 |
|---|---|
| CPF Ordinary Account savings | $200,000 |
| Available for the purchase | $700,000 |
- This assumes the home you buy is your only home once any sale is complete: a first housing loan, and additional buyer's stamp duty for a first home (0% for Singapore Citizens, 5% for permanent residents, 60% for foreigners).
A planning aid, not advice. It uses the rules shown below and the figures you enter. Banks, IRAS and CPF Board decide the actual figures for your case.
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What you entered: Buyer 1: Type of income: Salaried, with a fixed monthly salary Buyer 1: Monthly income: $15,000 Buyer 1: Age: 35 years Buyer 1: Residency: Singapore Citizen Buyer 1: Cash savings for the purchase: $500,000 Buyer 1: CPF Ordinary Account savings for the purchase: $200,000 Loan tenure: 25 years Interest rate you expect to pay: 1.5% Are you selling a home to fund this purchase?: No Do you want the bank to count savings or investments as income?: No The results: Maximum purchase price: $2,083,000 Largest loan: $1,562,982 Paid upfront at that price: $598,000 Available for the purchase: $700,000 Left over: $102,000
The rules behind the numbers
Each table shows where the rule comes from and when we last checked it against that source. Rules change: check the source before you commit.
Debt limits: TDSR and MSR
| Rule | Figure used |
|---|---|
| Total debt servicing ratio (TDSR): all monthly debt repayments, the new loan included | At most 55% of the income the bank counts |
| Mortgage servicing ratio (MSR): home loan repayments, for an HDB flat or an EC bought from the developer | At most 30% of monthly income |
| Stress-test interest rate for residential property | 4% |
| Bonuses and variable income | 70% counted |
| Joint borrowers | Incomes and debts added together; the loan tenure uses the income-weighted average age |
| Savings and investments pledged with the bank | All of it, spread over 48 months |
| Savings and investments not pledged | 30% of it, spread over 48 months |
- Source: Measures to cool the property market. Last checked against this source on 16 August 2026.
- Source: MAS: Total Debt Servicing Ratio for property loans. Last checked against this source on 16 August 2026.
- Source: MAS press release introducing the debt servicing framework (2013). Last checked against this source on 16 August 2026.
- Source: MoneySense: Buying a property, how much can you afford?. Last checked against this source on 16 August 2026.
Loan limits and cash downpayment
| Housing loans you have | Loan limit | Longer loans | Cash | Cash, longer loans |
|---|---|---|---|---|
| None | 75% | 55% | 5% | 10% |
| One | 45% | 25% | 25% | 25% |
| Two or more | 35% | 15% | 25% | 25% |
"Cash" is the least of the downpayment that must be paid in cash rather than CPF. The limits for longer loans apply when the loan tenure is more than 30 years (more than 25 years for an HDB flat), or when the loan runs past age 65. These calculators use the 30-year test for private homes; the HDB resale calculator uses 25 years for a bank loan on an HDB flat.
- Source: MoneySense: Buying a property, how much can you afford?. Last checked against this source on 16 August 2026.
Buyer's stamp duty
| Purchase price or market value | Residential |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Remaining amount | 6% |
Worked out band by band on the purchase price or the market value, whichever is higher, and rounded down to the dollar.
- Source: IRAS: Buyer's Stamp Duty (BSD). Last checked against this source on 27 September 2026.
Additional buyer's stamp duty on a first home
| Rule | Figure used |
|---|---|
| Singapore Citizen | 0% |
| Singapore Permanent Resident | 5% |
| Foreigner | 60% |
With two buyers, the higher rate applies to the whole price.
- Source: IRAS: Additional Buyer's Stamp Duty (ABSD). Last checked against this source on 16 August 2026.
Sale proceeds and fees
| Rule | Figure used |
|---|---|
| The selling price pays, in this order | The loan still owed, then the CPF refund, then the selling costs |
| CPF used for the home, with its accrued interest | Goes back to your CPF account, up to what the price leaves after the loan |
| Selling costs the price does not cover | Paid in cash, so they come off your savings |
| GST on the agent fee | 9% |
| Agent fee (our estimate) | 2% of the selling price |
| Legal fees on the sale (our estimate) | $3,000 |
| Legal and valuation fees on the purchase (our estimate) | $3,500 |
This order is CPF Board's for HDB flats and for private homes bought or refinanced on or after 1 September 2002. The agent fee and legal fees are our estimates for planning, not rules. Your own costs may differ.
- Source: CPF Board: What will happen to my sales proceeds after the sale of my property?. Last checked against this source on 29 September 2026.
- Source: IRAS: Current GST rates. Last checked against this source on 27 September 2026.
Planning figures
| Rule | Figure used |
|---|---|
| Interest rate | 1.5% a year |
| Loan tenure | 25 years |
These are our own planning figures, not a bank quote and not a rule. Banks set their own rates; use the rate you are offered.
- Our planning figures, last set on 16 August 2026.
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