Private property purchase costs
Buying a completed condo or other private home? See the downpayment, how much of it must be cash, the stamp duty, the fees and the monthly instalment, worked out with the rules banks and IRAS use.
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Result
Worked exampleTotal upfront to buy
$513,100
On $1,800,000, with a loan of 75% of the price
Cash to have ready first
$153,100
The cash part of the downpayment, stamp duty and fees
Monthly instalment at 1.5%
$5,399
$7,126 at the 4% stress-test rate
| Downpayment (25% of the price) | $450,000 |
|---|---|
| Of which in cash, at least (5% of the price) | $90,000 |
| Of which in cash or CPF | $360,000 |
| Buyer's stamp duty | $59,600 |
| Additional buyer's stamp duty (0%) | $0 |
| Legal and valuation fees (our estimate) | $3,500 |
| Total upfront | $513,100 |
| Loan over 25 years | $1,350,000 |
- Stamp duty is due within 14 days of exercising the option to purchase. On a completed home you pay it in cash first and can be reimbursed from your CPF Ordinary Account later. Legal fees can be paid with CPF.
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: Purchase price: $1,800,000 Housing loans you still have: None, this is my first Interest rate you expect to pay: 1.5% Loan tenure: 25 years Buyer 1: Residency: Singapore Citizen Buyer 1: Homes in Singapore this buyer already owns: None The results: Total upfront to buy: $513,100 Cash to have ready first: $153,100 Loan: $1,350,000 Buyer's stamp duty: $59,600 Additional buyer's stamp duty: $0 Monthly instalment: $5,399
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.
Fees and timing on a purchase
| Rule | Figure used |
|---|---|
| Legal fees on the purchase (our estimate) | $3,000 |
| Valuation fee (our estimate) | $500 |
| When stamp duty is due | Within 14 days of signing the purchase document, for a resale home the day you exercise the option |
| Stamp duty and legal fees with CPF | Allowed for an eligible purchase. On a completed home, stamp duty is paid in cash first and reimbursed from CPF later |
The legal and valuation fees are our estimates for planning, not rules. Your own costs may differ.
- Source: IRAS: Buyer's Stamp Duty (BSD). Last checked against this source on 27 September 2026.
- Source: CPF Board: HDB option fee and housing expenses you should know (28 April 2026). Last checked against this source on 29 September 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
| Buyer | First home | Second home | Third and later home |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| A company or other entity | 65% | 65% | 65% |
| A trustee, for a living trust | 65% | 65% | 65% |
When buyers have different profiles, the highest rate that applies to any of them is charged on the whole price. ABSD is rounded down to the dollar.
- Source: IRAS: Additional Buyer's Stamp Duty (ABSD). Last checked against this source on 16 August 2026.
- Source: IRAS: Additional Buyer's Stamp Duty (ABSD), entities and trusts. Last checked against this source on 27 September 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.
Stress-test interest rate
| Rule | Figure used |
|---|---|
| Residential property | 4% a year |
- Source: MAS: Total Debt Servicing Ratio for property loans. Last checked against this source on 16 August 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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