Private Property Affordability Calculator (2026)
Estimate the maximum condo or landed property you can afford based on TDSR, income, and existing debts.
What is the Private Property Affordability Calculator?
This calculator estimates the maximum condo or landed property you can afford in Singapore. It uses the TDSR framework (55% limit), your income, existing debts, cash and CPF savings to determine your total purchasing power after accounting for downpayment and stamp duty obligations.
Enter your financial details to estimate max private property affordability.
Disclaimer
This calculator provides estimates and should not be viewed as a prediction. Actual stamp duty, grant amounts, loan eligibility, and monthly payments may vary due to changing interest rates, policy changes, and individual eligibility. It is not intended to be your sole source of financial guidance.
Rates last verified: 4 Apr 2026.
Verify with HDB (https://www.hdb.gov.sg). Full disclaimer at smartcalculator.sg/disclaimer.
Quick Reference
- • TDSR limit: 55% of gross monthly income for all property loans
- • Bank loan LTV (1st property): 75%, requiring 25% downpayment (min 5% cash)
- • Stress-test rate: 4.0% p.a. or actual rate, whichever is higher
- • Maximum bank loan tenure: 30 years for private property
- • ABSD: 0% for SC 1st property, 20% for SC 2nd, 60% for foreigners
Who This Calculator Is For
Private property costs vary significantly by buyer profile — citizenship status and number of properties owned determine your ABSD, LTV, and total upfront cash needed.
SC Buying First Condo
Singapore citizens buying their first private property enjoy 0% ABSD and 75% LTV — making the entry cost significantly lower than a second purchase.
- •ABSD: 0% for SC 1st property
- •LTV: 75% (downpayment = 25%, min 5% cash)
- •TDSR limit: 55% of gross monthly income
- •BSD: 1%–6% on purchase price (payable on all purchases)
SC Upgrading to 2nd Property
SC buyers acquiring a second property face a 20% ABSD payable in cash, which significantly reduces available funds for downpayment.
- •ABSD: 20% payable in cash (SC 2nd property)
- •LTV drops: 45% if existing property loan outstanding
- •Cash downpayment: min 25% of purchase price
- •Consider decoupling: to avoid ABSD if financially viable
PRs and Foreigners
Permanent residents and foreigners face higher ABSD rates that significantly increase the cost of buying private property in Singapore.
- •PR ABSD (1st property): 5%
- •PR ABSD (2nd property): 30%
- •Foreigner ABSD: 60% on any residential property
- •LTV rules: same as SC (75% 1st, 45% 2nd)
Investors with Rental Income
Property investors should factor in rental income for TDSR (with haircut), ABSD for subsequent properties, and ongoing holding costs like maintenance fees and property tax.
- •Rental income for TDSR: counted at 70% of rental value
- •Annual rental yield: 2%–4% gross depending on property type
- •Property tax (non-owner): 10%–20% of Annual Value
- •Condo maintenance fees: $200–$800/month depending on development
How TDSR-Based Affordability Works
The Total Debt Servicing Ratio (TDSR) framework set by MAS limits your total monthly debt repayments to 55% of your gross monthly income. This is the primary constraint on how much private property you can afford.
The calculator subtracts your existing monthly obligations (car loans, personal loans, credit card minimum payments) from the 55% TDSR limit to determine your available debt capacity for a property loan.
Using the stress-test rate of 4.0% p.a. and your chosen loan tenure, the calculator works backward from the monthly instalment to determine the maximum loan amount. This loan amount, combined with your cash and CPF savings, gives your total purchasing power.
TDSR Limit
55%
Maximum total debt repayment as % of gross income
LTV Ratio (1st Property)
75%
Maximum loan as % of property value
Cash Downpayment
5% minimum
Remaining 20% can be CPF OA or additional cash
Stress-Test Rate
4.0% p.a.
Used by banks to calculate TDSR eligibility
Private Property Costs by Buyer Profile
ABSD rates and LTV limits differ significantly based on your citizenship status and existing property holdings.
| Buyer Profile | ABSD | Max LTV | Min Cash | Max Loan Tenure |
|---|---|---|---|---|
| SC — 1st property | 0% | 75% | 5% | 30 years |
| SC — 2nd property | 20% | 45% (if existing loan) | 25% | 30 years |
| SC — 3rd+ property | 30% | 35% (if 2+ existing loans) | 25% | 30 years |
| PR — 1st property | 5% | 75% | 5% | 30 years |
| PR — 2nd property | 30% | 45% (if existing loan) | 25% | 30 years |
| Foreigner — any property | 60% | 75% (1st loan) | 5% | 30 years |
Frequently Asked Questions
What is the TDSR 55% rule?expand_more
The Total Debt Servicing Ratio (TDSR) limits your total monthly debt obligations to 55% of your gross monthly income. This includes all existing loans (car loans, personal loans, credit card minimum payments) plus the new property loan. For example, if you earn $15,000/month, your total debt repayments cannot exceed $8,250/month.
What interest rate is used for TDSR calculation?expand_more
Banks use a stress-test interest rate of 4.0% p.a. (or the actual loan rate, whichever is higher) when calculating TDSR for new property loans. This ensures borrowers can still afford repayments if interest rates rise. The actual mortgage rate you pay may be lower, but the TDSR check uses this higher rate.
How much cash downpayment do I need for private property?expand_more
For your first property loan with an LTV of 75%, the minimum downpayment is 25% of the purchase price. At least 5% must be in cash — the remaining 20% can be paid from CPF OA. For a $1.5 million condo, that means $75,000 cash minimum plus $300,000 from CPF or cash, totalling $375,000 upfront.
What is the maximum loan I can get for private property?expand_more
The maximum Loan-to-Value (LTV) ratio for your first property loan is 75%, meaning you can borrow up to 75% of the property value or purchase price (whichever is lower). For a second property loan, the LTV drops to 45%. The maximum loan tenure is 30 years for private property (35 years if the remaining lease covers the loan period plus 10 years).
Does ABSD affect how much I can afford?expand_more
ABSD (Additional Buyer Stamp Duty) does not directly reduce your loan amount, but it adds a significant upfront cost. Singapore citizens pay 0% ABSD on their first residential property, but 20% on their second. PRs pay 5% on first and 30% on second. Foreigners pay 60% on any residential property. These costs must be paid in cash and reduce your available budget.
Sources
- • MAS — TDSR framework and LTV limits for property loans (mas.gov.sg)
- • IRAS — BSD and ABSD rates for property purchases (iras.gov.sg)
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