A detailed, Singapore-context DCF/IRR property ROI calculator.
Property types HDB/EC enable the Grants configuration. Analysis horizon determines years of cash flows to simulate (max 40).
CPF OA balance determines the amount available for upfront downpayment, stamp duties and tax. If these amounts exceed the initial CPF balance, the shortfall is assumed to be paid in cash.
Enter total eligible grants (AHG, EHG, PHG). These are credited to CPF OA and automatically utilised for the downpayment.
Loan amount is based on the lower of Purchase Price or Valuation. If Price exceeds Valuation, the difference (COV) must be paid in cash.
Standard mode is for resale properties with full loan disbursement, configure Cash/CPF downpayment split as a percent of purchase price. Progressive mode simulates new launch purchases with milestone-based loan disbursements by month (configurable in the Progressive Payments table).
Add interest rate step changes by month to model interest rate changes.
Add one-off upfront costs like closing costs or renovations, configurable by month. Only BSD and Legal Fees can be paid with CPF. Funding splits must add up to 100%.
Define the progressive payment milestones for new launch purchases. Each milestone must specify what percentage of the purchase price is due, when it's due, and how it's funded. Option and Exercise (S&P) must use Cash/CPF. All other milestones are funded via loan disbursement.
Configure monthly operating cash flows. Rental income is reduced by vacancy rate. Tax is calculated on rental income less deductible expenses (15% deemed or actual costs) at the rental tax rate.
Used to project exit scenarios. Market growth compounds annually on purchase price. SSD applies if sold within 4 years (16%/12%/8%/4%).