propleh

Property Roadmap

Map your moves from today to the age you choose, say 65. Add the homes you plan to buy and sell, and see the cash, CPF, loan and stamp duty each step needs, plus where you stand at 10, 20, 30 and 40 years.

Illustration of a person with a backpack walking up a stone path past small homes on rock steps, from an HDB block to a condo to a house, toward a golden sunrise

This is a planning model, not a forecast or advice. Prices, rates, income and CPF will not follow straight lines. Rules and rates change. Confirm each real purchase with your bank, HDB, IRAS and CPF before you commit.

One home at a time. The plan assumes you sell before you buy. Investment properties, BTO waiting periods and retirement schemes such as Lease Buyback are not modelled.

Where you are today

Plan until age:
Citizenship

A couple with at least one citizen is treated as citizens.

Buying as
What you have and save
Do you own a home now?

Your moves

Pick a starting point, then change it. Prices are in today’s dollars, and the plan adds price growth for you.

Assumptions you can change

Running costs cover maintenance, conservancy and property tax. Your monthly savings are assumed to stay the same before and after you buy.

Your roadmap

At age 65
$0

Net worth by age

Cash, CPF Ordinary Account and home equity, in future dollars.

Where you stand along the way

Step by step

    Want a second pair of eyes on your plan?

    Chat with us on WhatsApp about:

    • Whether your timing and budget hold up in real life
    • The right moment to upgrade, downsize or sell
    • Getting a bank in-principle approval before you move

    Your key figures are added to the message. You can edit it before sending.

    How is this calculated?
    1. Month by month

      From today to your chosen age, each month your cash and CPF Ordinary Account (OA) grow by your savings. CPF OA earns 2.5% a year, spare cash earns the rate you set, your income and any home you own grow at the rates you set. Loan instalments are paid from your CPF OA first, then from cash.

    2. Buying

      The loan is limited by loan-to-value (75%, or 55% if the loan runs longer than 30 years, 25 for HDB flats, or past age 65) and by your income (30% of income for an HDB flat, 55% with debts for the total, assessed at 4% or your rate if higher). A bank loan needs at least 5% of the price in cash, or 10% at the lower limit. HDB loans use 2.6%, up to 25 years or until age 65. Stamp duty is Buyer’s Stamp Duty plus ABSD, and your CPF OA can pay for it. First-time HDB buyers who are citizens get the CPF Housing Grant (resale only) and the Enhanced CPF Housing Grant by income.

    3. Selling

      Sale proceeds first repay the loan, selling costs and any Seller’s Stamp Duty, then the CPF you used plus accrued interest at 2.5% a year goes back to your OA, and what is left comes to you in cash. An HDB flat cannot be sold before its Minimum Occupation Period (MOP) ends: 5 years for standard flats and 10 for Plus and Prime.

    4. Checks along the way

      If a step is not affordable, the roadmap shows the shortfall, the earliest age you could afford it and the most you could afford at that age. It also flags HDB MOP, singles buying HDB under 35, PR rules, a loan still running at your planning age, and a negative balance.

    Rules checked October 2026 against HDB, IRAS, MAS and CPF. Not modelled: CPF withdrawal limits for private property, the retirement-sum rules from age 55, loan early-repayment fees, rental income, BTO payment stages, Proximity Housing Grant, and valuation shortfalls. Not financial advice.

    Sources: MAS: tenure and LTV limits, MAS: MSR and TDSR, HDB: housing loan, IRAS: ABSD, CPF: accrued interest.