Plan Your Purchase
Plan Your Purchase
Cecil Place is a building under construction, so a purchase is paid down in stages against the Sale of Commercial Properties Act schedule rather than in a single settlement. This calculator works out the four things that decide whether a unit is affordable: the cash needed during the eight-week Sale & Purchase period, the Buyer’s Stamp Duty, the 9% GST charged on every instalment, and the way the bank loan is drawn down stage by stage. Enter a price from the indicative price guide and the figures update as you type.
| Property price | |
| Purchase price | — |
| GST at 9% on the full price | — |
| Price including GST | — |
| Bank loan | |
| Bank loan at the selected LTVAssessed on the price before GST — GST is never financed | — |
| Cash portion of the price | — |
| Monthly instalment once fully drawn | — |
| Cash required during the 8-week S&P period | |
| 20% of the purchase price | — |
| GST at 9% on that 20% | — |
| Buyer’s Stamp Duty | — |
| Legal fee | — |
| Total payable during the S&P period20% + GST on the 20% + stamp duty + legal fee | — |
| For reference | |
| Total purchase outlay excluding GSTCash portion + stamp duty + legal fee only — not the cash you need up front | — |
| Step | Timeline | % of price |
|---|---|---|
| Option to Purchase issued and booking fee paid | Week 0 | 5% |
| Sale & Purchase Agreement forwarded to the buyer | Within 2 weeks | — |
| Buyer signs and returns the S&P Agreement | Within 3 weeks | — |
| Balance of the 20% and stamp duty paid | Within 3 further weeks | 15% |
The booking fee is 5% of the purchase price plus GST, credited towards the 20% due during the S&P period. On a $10,500,000 unit that is $525,000 plus $47,250 GST.
| Stage | Timeline | % | Amount | 9% GST | Cash Outlay | Loan Disbursed | Loan % | Monthly Interest | Monthly Principal | Monthly Repayment |
|---|
Stage percentages follow the Sale of Commercial Properties Act (Sale and Purchase Agreements) Rules. Timelines are indicative construction durations and are not contractual.
Buyer’s Stamp Duty is computed on the price excluding GST, using the commercial scale: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000 and 5% on everything above $1,500,000. No Additional Buyer’s Stamp Duty arises, so the calculator never asks about your profile or how many properties you already own. A full breakdown sits on the stamp duty calculator.
GST at 9% is shown twice, and both figures matter. The first is GST on the full price, which is what the unit ultimately costs you if you cannot recover it. The second is GST on each individual instalment, because the developer issues a tax invoice at every stage and the GST falls due with that stage, not at the end. The stage table carries its own GST column for exactly this reason.
These are guidelines only, and the treatment in any particular case is subject to the rules set by IRAS. As a broad framing, a GST-registered operating company — one carrying on a trade or business and making taxable supplies — will generally be able to claim the GST charged on the purchase as input tax, so the 9% becomes a timing cost rather than a permanent one. A non-operating holding vehicle, set up purely to own the asset, sits in a different position, and registration is not automatic simply because a property has been bought.
The distinction turns on the registration status and the actual activity of the buying entity, not on the property. Confirm your own position with IRAS or your tax adviser before treating the GST as recoverable, and budget the cash for it either way, because it is payable at each stage regardless of when it is recovered.
Yes. Commercial property is a taxable supply, so 9% GST applies on top of the purchase price and is charged on each progressive instalment as it falls due. GST is never financed by the bank, so it has to be budgeted as cash.
No. A commercial purchase attracts Buyer’s Stamp Duty on the commercial scale, which tops out at 5%, and nothing further — whatever the buyer’s profile and however many properties are already held.
No. Commercial property such as offices, retail and F&B units carries no Seller’s Stamp Duty at all, whatever the holding period, so there is no minimum holding period to plan around.
Every figure produced here is an estimate for planning purposes and does not form part of any offer or contract. Stamp duty must be confirmed with IRAS, loan quantum and rate with your bank, and the payment schedule with the Sale & Purchase Agreement for the specific unit. Review the indicative pricing, check current availability on the balance units chart, or compare recent deals on the recent transactions page.
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