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.
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.
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. 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.
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.