Exit Strategy
When's the right time to sell?
Project your net return year by year — after mortgage interest, Seller's Stamp Duty, agent fee + GST, legal and CPF refund — and compare a resale against a new launch under construction.
Property & loan
Growth (CAGR)
Holding items (annual)
CPF
Stamp duty & exit costs
How the forecast works
Each exit year runs its own ledger. Market value compounds annually on your CAGR assumption. From the capital gain (and any rental) the model subtracts cumulative mortgage interest, maintenance, property tax, Seller's Stamp Duty, agent fee with GST, and one-off costs — Buyer's Stamp Duty, legal, renovation and ABSD where it applies. Interest is where the two paths diverge: the resale loan amortises in full from day one (computed exactly), while the new-launch loan draws by the standard progressive stages, so interest accrues only on the drawn balance until TOP.
Return on cash is measured against your down payment, shown two ways: net profit only, or net profit plus the principal you have repaid (recoverable equity on sale). Ground the growth number in real project history via the Resale Project Scorecard, and see exactly what lands in your pocket on completion day with the Sale Proceeds tool.
Frequently asked questions
- When is the best time to sell a Singapore condo?
- The arithmetic almost always points past the four-year mark. Seller's Stamp Duty taxes a sale within the holding period at 16%, 12%, 8% and 4% of the sale price in years one to four, falling to zero thereafter — so an early exit usually crystallises a loss even when the property has risen. Past year four, the decision becomes a trade-off between accumulated capital growth and the interest, maintenance and tax you keep paying to hold. This tool plots net profit for each exit year so the crossover is explicit.
- Why does the forecast start at Year 4?
- Because that is the first Seller's Stamp Duty-free exit. Hold for four full years and SSD is 0%; sell earlier and the duty (16/12/8/4% of the sale price) is added to your costs. The default view starts at Year 4 for that reason — toggle 'All years' to see the SSD years too, which is where most early exits show a loss.
- How does a new launch differ from a resale on exit?
- Two structural differences. A building-under-construction loan disburses progressively by construction stage, so early-year interest is far lower than a resale loan that runs in full from day one. And a new launch carries no maintenance fee, property tax or rental until TOP, whereas a resale incurs them from year one. Both pay the same Buyer’s Stamp Duty, the same Seller’s Stamp Duty schedule, and the same agent fee and GST on the way out.
- What costs are deducted from net profit?
- Capital gain plus any rental, minus: cumulative mortgage interest, maintenance, property tax, Seller’s Stamp Duty, agent commission with GST, Buyer’s Stamp Duty (and ABSD if applicable), legal fees, renovation and any other one-off costs. Principal repaid is not a cost — it is recoverable equity, so it is shown separately as Net + Principal. CPF used plus its accrued 2.5% interest is tracked as the amount returned to your CPF account on sale.
- Is CPF accrued interest a real cost?
- Not to your net worth — the accrued interest returns to your own CPF account and keeps earning. The tool shows it as information by default. If you prefer the conservative view that treats the foregone liquidity as an opportunity cost, the "CPF = cost" toggle subtracts the accrued-interest portion from net profit.
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WhatsApp us your numbersIndicative projections on user assumptions — not a forecast and not financial advice. Stamp-duty rules follow IRAS at time of writing; verify before transacting. Stage timing follows the standard progressive scheme; actual schedules vary by development.
Disclaimer
The tools on this page provide estimates for general reference only and do not constitute financial, legal, tax, or investment advice. Calculations are based on prevailing MAS, IRAS, HDB, and CPF rules and rates at the time of publication, which may change without notice. Actual figures — including loan eligibility, interest rates, stamp duties, and CPF usage — depend on your specific circumstances and the final assessment of banks, IRAS, and other relevant authorities. TRIBE makes no warranty as to the accuracy or completeness of any output and accepts no liability for decisions made in reliance on these tools. Please verify all figures with the relevant institutions or a qualified professional before committing to any transaction.