What owning it actually costs

Every figure comes from what you typed, from published rates, and — in the section on being wrong — from a published index applied to your own price over named, dated periods. None of it says what your home is worth or will fetch; the filed transaction ranges are the evidence for that.

Not in this ledger:

• Rent. The alternative to buying is renting, and this calculator does not know which home you mean, so it cannot look one up. Name a project and it will read the filed tenancy contracts for it. Until then this is the largest figure not in the ledger, and note which way that points: the monthly instalments ARE charged as interest they could have earned elsewhere, and the rent you would have paid instead is NOT credited back.
• Maintenance, conservancy or sinking fund, property tax, insurance and renovation. All real, none published per property.
• Any change in the property’s value. This ledger is only what it costs to hold, and nothing in it estimates what it is worth or will be worth. What the published index has done over holding periods this length is a separate, dated question — it is the section on being wrong, and it is still not a valuation of this address.

URA’s filed rental contracts are on the rental yield page.

The rules being applied:

• Stamp duty is counted as cash here. Buyer’s Stamp Duty can often be reimbursed from CPF, which moves it between the cash and CPF columns without changing the total.
• CPF accrued interest is computed at the Ordinary Account rate. Your actual figure is in your CPF statement and is the one that governs.
• If a sale at market value does not cover the loan and the CPF refund, CPF requires no cash top-up of the shortfall. Selling BELOW market value does require one.
• Seller’s Stamp Duty is selected by purchase date — the 4 Jul 2025 change extended the holding period to four years for purchases from that date.
• Nothing here compares the purchase against an investment return. Cash held outside CPF does not earn the Ordinary Account rate and cannot be made to, so growing it at that rate and calling the result a benchmark would be measuring against something you could not have had.

CPF per month is the part of the instalment your Ordinary Account pays; the rest is cash. Commission is your agreed figure, not a market average. The month you bought picks the Seller’s Stamp Duty schedule, which changed on 4 July 2025.

The total a sale must clear rises the longer you hold, because you keep putting cash in — S$429,960 so far. The rate it asks for falls at the same time: a longer hold is a bigger number and an easier one.

Every window overlaps its neighbours, so these are 186 readings of one history, not 186 independent trials — the index holds 10 5-year stretches that share no quarter. They are counted, not turned into a probability. The worst started in 1981 and the best in 1976: the boundaries of what has happened, not a range of what will.

An index is a market; your home is one home. Every figure is the price you typed, moved by what URA’s published index did over a dated period. One address can diverge from the island by a wide margin either way.