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.
Loan and cash summary
- 75% loanThe most you can borrow on this price (loan-to-value limit)
- $975,000
- Loan eligibilityYour income supports the full 75% loan
- $1,027,407 (79%)
To qualify for the 75% loan
- Pledging amount
- Not needed
- Show funds amount
- Not needed
Cash
- Total cash needed (property purchase)Downpayment, stamp duty and fees, after using $200,000 of CPF · you have $250,000
- $164,600
Normal vs Deferred Payment Scheme
Same buyers and loan, both schemes. NPS: 5% booking + 15% at S&P, then progressive payments with instalments from the first construction stage. DPS: 5% + 15% upfront, nothing during construction, the rest from TOP.
| Normal (NPS) | Deferred (DPS) | |
|---|---|---|
| Purchase price | $1,300,000 | $1,339,000 (+3%) |
| Booking fee (5%, cash) | $65,000 | $66,950 |
| At S&P, within 8 weeks (15%) | $195,000 | $200,850 |
| Rest of your downpayment | $65,000 stage by stage, before the loan starts | $66,950 at TOP |
| Total downpayment (cash + CPF) | $325,000 (25%) | $334,750 (25%) |
| Cash + CPF before TOP (incl. stamp duty, fees) | $364,600 | $308,960 |
| Loan instalments during construction | $267 rising to $1,870 | None |
| Due at TOP | $325,000 (loan $325,000) | $870,350 (loan $803,400, own $66,950) |
| Loan | $975,000 | $1,004,250 |
| Total interest over the loan | $467,239 | $481,257 |
Bridging loan available at TOP (DPS)
Choose DPS and enter your HDB flat's current value and outstanding loan above to see the bridging loan available.
- Maximum loan you qualify for
- $975,000
- Bank loan · limited by LTV · 30 yrs
- Maximum price you can afford
- $1,431,000
- With your income, cash and CPF · loan $1,027,407 (limited by MSR)
- 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 how much comes from cash, CPF and the loan. Each grey bar is the full purchase price; the coloured part is this payment's share of it.
- Cash $164,600 in total
- CPF $200,000 in total
- Loan $975,000 in total
9 Nov 2026
Booking fee (Option to Purchase)
$65,0005% of price
Cash $65,000
Cash
4 Jan 2027
Sign S&P and pay balance downpayment (within 8 weeks)
$195,00015% of price
Cash $34,600CPF $160,400
Cash or CPF
18 Jan 2027
Buyer's Stamp Duty (BSD)
$36,6003% of price
CPF $36,600
Payable within 14 days; CPF can be used (via your lawyer)
18 Jan 2027
Legal and other fees (estimate)
$3,000under 1% of price
CPF $3,000
Conveyancing, valuation, etc. CPF can pay part of legal fees
9 Aug 2027
Completion of foundation
$130,00010% of price
Cash $65,000Loan $65,000Monthly instalment from here $267
9 Feb 2028
Completion of reinforced concrete framework
$130,00010% of price
Loan $130,000Monthly instalment from here $801
9 Aug 2028
Completion of partition walls
$65,0005% of price
Loan $65,000Monthly instalment from here $1,068
9 Nov 2028
Completion of roofing
$65,0005% of price
Loan $65,000Monthly instalment from here $1,335
9 Feb 2029
Door & window frames, wiring, plastering, plumbing
$65,0005% of price
Loan $65,000Monthly instalment from here $1,602
9 May 2029
Car park, roads and drains
$65,0005% of price
Loan $65,000Monthly instalment from here $1,870
9 Nov 2029
Temporary Occupation Permit (TOP)
$325,00025% of price
Loan $325,000Monthly instalment from here $3,205
Keys; loan instalments continue
9 Nov 2030
Certificate of Statutory Completion (CSC)
$195,00015% of price
Loan $195,000Monthly instalment from here $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)
- Loan tenure set to 30 years: the longest that ends by age 65 (income-weighted average age 32) and keeps the full loan-to-value.
- 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.
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