How is ROI on a new launch condo calculated?

Total gain equals the net sale proceeds (sale price minus agent commission, legal fees and any SSD) minus the purchase price, stamp duties, other purchase costs and total loan interest paid, plus net rental income collected after vacancy, maintenance, property tax and letting fees. ROI is that gain divided by the capital you actually put in — the downpayment, duties and purchase costs — and the annualised figure compounds it over the holding period.

Why does annualised return matter more than total gain?

Total gain ignores time. A 25% gain over four years compounds at about 5.7% a year; the same gain over fourteen years compounds at about 1.6%. Annualised return is the only fair way to compare a property against alternatives like the CPF Ordinary Account's 2.5% or a diversified portfolio.

Does selling a new launch early trigger Seller's Stamp Duty?

Yes. For purchases on or after 4 July 2025, selling within four years of the purchase date — which for a new launch usually means selling before or shortly after TOP — attracts SSD of 16%, 12%, 8% or 4% of the full sale price by year. This calculator applies the correct rate automatically based on your total holding period from booking.

What costs does this calculator include and exclude?

Included: BSD and ABSD, legal fees and renovation on entry; loan interest simulated month by month across the progressive drawdown; vacancy, maintenance fees, property tax and letting fees during rental; agent commission, sale legal fees and SSD on exit. Excluded: income tax on rental, CPF accrued interest owed on refund, mortgage prepayment penalties and bank-specific fees.

New Launch Condo ROI Calculator Singapore 2026

Q: What is a realistic appreciation assumption for Singapore condos?

In PropertyInsider.sg's dataset of 32,414 matched profitable resale exits from 2018 to 2026, the median annualised gain was about 3.6% a year before transaction costs — and that dataset excludes unprofitable exits, so it flatters the market. Treat assumptions well above 4% a year as optimistic and test your numbers at 2–3% as well.

The return this purchase really needs

A month-by-month simulation of a new launch investment: your capital outlay including stamp duty, interest across the progressive loan drawdown, rental after vacancy and costs, and exit costs — including the SSD schedule that now reaches 16% on early sales. The output is the number that matters: annualised return on the cash you actually put in.

Benchmark: median profitable exit in our 32,414-pair dataset earned ~3.6% p.a. before costs · rates verified 8 Jul 2026

Purchase

Purchase price

Years to TOP

yrs

Buyer profile

This purchase is your…

Loan

Loan percentage

Interest rate

% p.a.

Tenure

yrs

Hold, rent & exit

Years held after TOP

yrs

Total holding = years to TOP + this.

Price appreciation

% p.a.

Median profitable exit 2018–26: ~3.6% p.a. See the data.

Expected monthly rent

From TOP. Leave 0 for owner-stay / vacant.

Cost assumptions (sensible defaults applied)

Vacancy allowance

Maintenance fee

Monthly, from TOP.

Property tax

Annual, from TOP. Non-owner-occupier rates apply if rented.

Letting fee

mo/yr

Agent fee as months of rent per year.

Renovation / furnishing

Legal fees (buy + sell)

Sale agent commission

An honest ROI has three enemies

The first is gross thinking: "bought at S$1.8M, sold at S$2.3M, made half a million" ignores roughly S$70,000 of stamp duty on the way in, years of loan interest in the middle, and 2% commission plus legal fees on the way out. The second is time-blindness: a 25% total gain sounds identical whether it took four years or fourteen, but one compounds at 5.7% a year and the other at 1.6% — below the CPF Ordinary Account's 2.5%. The third, since July 2025, is the exit tax: sell within four years of purchase and SSD takes 4–16% of the full sale price, which for a new launch means almost any sale before or around TOP is taxed. This calculator confronts all three, simulating the cash flows month by month on the same progressive payment engine as our payment schedule calculator.

Anchor your assumptions in exits, not brochures

The appreciation field defaults near what actually happened: across 32,414 matched profitable resale exits from 2018 to 2026, the median seller earned about 3.6% a year before transaction costs — and that dataset excludes losses entirely, so even it flatters the market. Our exit dashboard lets you look up the base rate for your district, holding period and entry type before you type a hopeful number here. If the deal only works at 6% a year, the data says you are betting on an outcome most profitable sellers did not achieve.

Frequently asked questions

How is the ROI computed?

Total gain = net sale proceeds (sale price − commission − sale legal − SSD) − purchase price − stamp duties − renovation − purchase legal − total loan interest + net rental collected. ROI divides that gain by your capital outlay (downpayment + duties + renovation + legal), and the annualised figure compounds it over the total holding period from booking to sale.

Why is interest simulated month by month?

Because a new launch loan is drawn progressively, interest in the early years accrues only on the disbursed portion. A flat-interest shortcut overstates cost before TOP and understates it after; the simulation draws down the loan at each construction stage and recalculates the instalment, exactly as the payment schedule calculator does.

Does the calculator apply SSD?

Yes, automatically. It measures your total holding period from booking to sale and applies the schedule for purchases on or after 4 July 2025 — 16/12/8/4% within years one to four, zero after. A red SSD line appears in the breakdown whenever your chosen exit triggers it.

What appreciation rate should I use?

The median profitable exit in our 2018–2026 matched-pair dataset annualised about 3.6% before costs, with suburban districts higher and prime districts lower. Since the dataset excludes losses, treat 3–4% as an optimistic-but-grounded base case and always test 2% and 0% alongside it.

Is rental income tax included?

No. Rental income is taxable at your marginal rate (or a flat 24% for non-residents), and the calculator shows pre-tax rental figures. Property tax at non-owner-occupier rates is included via the annual property tax input.

Talk it through with an advisor

A calculator gives you the number; it can't tell you what to do with it. If you want to work through what these figures mean for your own situation — budget, ABSD position, timing an HDB sale, or comparing launches against resale options — you can request a one-to-one consultation.

No obligation, and no pressure to transact — the first conversation is about your goals, not a product.

Personalised affordability and stamp-duty scenarios based on your actual numbers.

Launch and tender alerts for the specific projects you shortlist.

Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish — see our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.