Property
Property Profit Calculator
Selling your home? Your sale price isn't your payout. See your real cash in hand after the loan, agent fee, legal fees, stamp duty and the CPF refund — plus your true profit. Renting it out? Switch on investment mode for rental income, property tax, yield and total return.
When you bought
Sets the BSD & SSD rates that applied when you bought.
When you sell
Selling within 3 years of your purchase date may incur Seller's Stamp Duty.
What you first borrowed — used to estimate interest paid.
Not sure? Use the CPF accrued interest calculator for this figure.
9% GST is added on top.
Adds rental income, income tax and holding costs.
Cash in hand
$325,200
After the loan, selling costs and CPF refund
Returned to your CPF
$250,000
Yours — but back in CPF, not cash
Net sale proceeds
$575,200
Cash + CPF refund
True profit
$98,100
Over the whole journey
Estimates only. BSD, ABSD and SSD use the rates that applied on your purchase date. Loan interest is estimated on the average loan balance over your holding period. Agent and legal fees vary — adjust them to your quotes. The CPF refund (principal + accrued interest) returns to your CPF, not your pocket. 'True profit' still excludes any CPF opportunity cost. For a rented-out property, rental income tax uses your marginal rate (actual or 15% deemed expenses) and property tax uses the non-owner-occupied schedule — your Annual Value and marginal tax rate are the key inputs. Confirm figures with your conveyancing lawyer, IRAS and CPF.
Sale price is not your payout
The number that matters is what actually lands in your bank account. From your sale price you settle the outstanding loan, pay the selling costs (agent commission plus 9% GST, legal fees, and Seller’s Stamp Duty if you sell within the holding period), and refund CPF. Only then do you see your cash in hand.
The CPF refund — your principal plus accrued interest — surprises most sellers, because it returns to CPF rather than cash. Selling within four years? Check the Seller’s Stamp Duty calculator too, and size up your next purchase with the affordability tools.
Renting it out instead?
Switch on investment mode to see the property as a landlord would. It adds your gross rent, the higher non-owner-occupied property tax (12%–36% on Annual Value), maintenance/MCST and deductible mortgage interest, then taxes the net rent at your marginal rate — comparing the actual and 15% deemed expense methods. You’ll see your net rental each year, the gross and net yield, and a total return that adds the rental income over your holding period to the profit on sale. Weigh it against simply investing the cash elsewhere.
Frequently asked questions
How much do I actually get when I sell my home?
Less than the sale price, usually. From the price you subtract your outstanding loan, the selling costs (agent commission + GST, legal fees and any Seller’s Stamp Duty), and the CPF refund. What’s left is your cash in hand — and the CPF refund goes back into your CPF, not your bank account.
Why does so much go back to CPF?
If you used CPF for your downpayment and monthly installments, you must refund that principal plus the accrued interest (the OA interest you would have earned) when you sell. On a property held many years this can be a six-figure sum. It’s still your money — but it returns to your CPF, not your pocket.
What costs are involved in selling?
Typically an agent commission of around 1%–2% (plus 9% GST), legal/conveyancing fees of a few thousand dollars, and — if you sell within the holding period — Seller’s Stamp Duty. This tool lets you adjust each to your own quotes.
Is my profit taxed?
Singapore has no capital gains tax for individuals selling their own property, so a genuine gain isn’t taxed. (Frequent trading that looks like a business can be a different story.) The taxes that bite are the stamp duties — BSD when you bought, and SSD if you sell too soon.
I’m renting it out — what does investment mode show?
Switch on “Rented out?” to add the rental side: gross rent, the non-owner-occupied property tax (12%–36% on Annual Value), maintenance/MCST, deductible mortgage interest and income tax on the net rent. You get your net rental per year, the gross and net yield, and a total return that combines rental income over your holding period with the profit on sale.
How is rental income taxed in Singapore?
Net rental income is added to your other income and taxed at your marginal rate. You may deduct actual expenses (mortgage interest, property tax, maintenance, repairs) or claim a 15% deemed expense of the gross rent — plus the mortgage interest on top. The calculator lets you compare both methods, and a non-owner-occupied (rented) home is taxed at higher property-tax rates than an owner-occupied one.