Calculator
Executive condominium (EC) calculator
Check your EC eligibility and loan under both MSR (30%) and TDSR (55%), your CPF Housing Grant for EC, and the payment timeline under the Normal Payment Scheme or, where the project still offers it, the Deferred Payment Scheme, plus a bridging loan if you're selling your HDB.
Rules from MAS, IRAS, HDB, MND and the Housing Developers Rules, as at 24 September 2026.
- Maximum loan
- $975,000
- Bank loan · limited by LTV · 30 yrs
- Monthly instalment
- $4,006
- at 2.80% · $4,655 at the 4.0% test rate
- Cash needed upfront
- $164,600
- of $250,000 available
- CPF used upfront
- $200,000
- of $200,000 available
Loan eligibility
Assessable income $16,350/month · income-weighted age 32.1 · loan-to-value 75% (cap $975,000) · MSR cap $1,027,407
Costs and funding
| Purchase price | $1,300,000 |
|---|---|
| Loan | $975,000 |
| Downpayment | $325,000 |
| Buyer's Stamp Duty | $36,600 |
| Additional Buyer's Stamp Duty (0%) | $0 |
| Legal and other fees (estimate) | $3,000 |
| Total upfront (excl. loan) | $364,600 |
Timeline
When each payment falls due, and whether it comes from cash, CPF or the loan.
| Date | Stage | Cash | CPF | Loan | Monthly after |
|---|---|---|---|---|---|
| 24 Sept 2026 | Booking fee (Option to Purchase)Cash | $65,000 | – | – | |
| 19 Nov 2026 | Sign S&P and pay balance downpayment (within 8 weeks)Cash or CPF | $34,600 | $160,400 | – | |
| 3 Dec 2026 | Buyer's Stamp Duty (BSD)Payable within 14 days; CPF can be used (via your lawyer) | – | $36,600 | – | |
| 3 Dec 2026 | Legal and other fees (estimate)Conveyancing, valuation, etc. CPF can pay part of legal fees | – | $3,000 | – | |
| 24 Jun 2027 | Completion of foundation | $65,000 | – | $65,000 | $267 |
| 24 Dec 2027 | Completion of reinforced concrete framework | – | – | $130,000 | $801 |
| 24 Jun 2028 | Completion of partition walls | – | – | $65,000 | $1,068 |
| 24 Sept 2028 | Completion of roofing | – | – | $65,000 | $1,335 |
| 24 Dec 2028 | Door & window frames, wiring, plastering, plumbing | – | – | $65,000 | $1,602 |
| 24 Mar 2029 | Car park, roads and drains | – | – | $65,000 | $1,870 |
| 24 Sept 2029 | Temporary Occupation Permit (TOP)Keys; loan instalments continue | – | – | $325,000 | $3,205 |
| 24 Sept 2030 | Certificate of Statutory Completion (CSC) | – | – | $195,000 | $4,006 |
Amortisation (30 years · $467,239 total interest)
| Year | Interest | Principal | Balance |
|---|---|---|---|
| 1 | $27,031 | $21,043 | $953,957 |
| 2 | $26,434 | $21,640 | $932,316 |
| 3 | $25,821 | $22,254 | $910,063 |
| 4 | $25,190 | $22,885 | $887,177 |
| 5 | $24,540 | $23,534 | $863,643 |
| 6 | $23,873 | $24,202 | $839,442 |
| 7 | $23,187 | $24,888 | $814,554 |
| 8 | $22,481 | $25,594 | $788,960 |
| 9 | $21,755 | $26,320 | $762,640 |
| 10 | $21,008 | $27,066 | $735,573 |
Notes, assumptions and sources (rules as at 24 September 2026)
- CPF can be used for the downpayment (beyond the minimum cash), BSD, legal fees and monthly instalments, subject to CPF's Valuation Limit, Withdrawal Limit and remaining-lease rules. ABSD, option fees and any cash over valuation must be paid in cash.
- Construction stage dates are estimates spaced over 36 months to TOP; the developer's notices set the actual dates. Each stage is due within 14 days of the notice.
- Under progressive payment, the bank disburses the loan stage by stage, so the monthly instalment rises as construction progresses.
- IRAS: Buyer's Stamp Duty (rates from 15 Feb 2023)
- IRAS: Additional Buyer's Stamp Duty (rates from 27 Apr 2023)
- IRAS: ABSD remission on HDB flats and new EC units
- IRAS: Remission of ABSD for a married couple
- MAS: Loan tenure and loan-to-value limits
- MAS: MSR and TDSR rules
- MAS: Calculating TDSR (4% medium-term rate, income haircuts)
- MAS: Who TDSR applies to (bridging loans)
- HDB: Housing loan from HDB (75% LTV, 3% floor)
- HDB: CPF housing grants, EHG and PHG for resale flats
- HDB: Resale flat buying process and Option to Purchase
- HDB: EC eligibility and CPF Housing Grant for EC
- MND: Strengthening the EC scheme (DPS sunset, 8 May 2026)
- HDB: Conditions after buying an EC (dispose of flat within 6 months of key collection)
- Housing Developers Rules (progressive payment schedule)
For planning only; not a loan offer or financial advice. Banks, HDB and CPF make the final assessment. Rules change; we check them regularly.
Common questions
Is the Deferred Payment Scheme still available for ECs?
MND announced on 8 May 2026 that EC sites with land tenders closing on or after that date will not offer the Deferred Payment Scheme. Projects from earlier tenders may still offer it, usually at a 2 to 3% higher price. Under DPS you pay 20% upfront and the remaining 80% at TOP.
Does MSR apply to an EC?
Yes. For an EC bought from the developer, the Mortgage Servicing Ratio limits your property loan instalments to 30% of income, on top of the 55% TDSR limit for all debts. The lower of the two sets your maximum loan.
How is a bridging loan calculated when upgrading from HDB to an EC?
A bank lends the gap between what you must pay before your HDB sale completes and the cash and CPF you have now, usually up to your expected sale proceeds (cash proceeds plus CPF refund). You pay interest monthly and repay it from the sale. If repaid within 6 months it sits outside TDSR.
Begin here
Every strong property journey begins the same way. With clarity.
A calm, no-obligation conversation about where you are and what you want your property to do for you.