🧭 HOW TO USE THIS ANALYSER
Pick the mode first — Rental Income (investment) or Own-Stay. Set the property size, PSF and financing, then enter each borrower's income and age — these drive the TDSR check, the CPF OA auto-calculation AND the MAS loan limits below. Work down the page: monthly cash flow → affordability & rental justification → exit proceeds → SSD-aligned returns → equity at 65. Every figure updates live as you drag. Use the Share buttons at the bottom to send the analysis to your client.
📊 TDSR — 55% CAP, STRESS-TESTED
All monthly debt obligations (this mortgage + other loans) must stay within 55% of gross monthly income, tested at the MAS medium-term floor rate of 4% p.a. — not your actual package rate. The TDSR bar above uses the stress rate; passing at 2.5% but failing at 4% means the loan will not be approved.
🏦 LTV & TENURE — THE AGE RULE
LTV depends on outstanding housing loans: 75% / 45% / 35% for 0 / 1 / 2+ loans. The full tier only applies if the tenure is ≤ 30 years AND the loan ends by age 65 — otherwise it drops to 55% / 25% / 15%. The flip side: at the reduced tier, MAS allows the tenure to stretch to 35 years and the loan to run to age 75 — a legitimate lever for lowering the monthly instalment. For joint borrowers, MAS uses the Income-Weighted Average Age (IWAA) = ⌈Σ(age × income) ÷ Σincome⌉. The analyser applies all of this automatically: the tenure slider's ceiling follows min(35, 75 − IWAA), and the note under the financing inputs shows which tier is in force. Choosing a shorter tenure than the maximum is always the client's prerogative.
🧾 STAMP DUTIES — BSD · ABSD · SSD
BSD is tiered (1–6%, top tier above $3M residential). ABSD by profile: SC 1st 0% · SC 2nd 20% · SC 3rd+ 30% · SPR 1st 5% · SPR 2nd+ 30% · Foreigner 60%. SSD (bought on/after 4 Jul 2025, 4-year table): sell within 1 yr 16% · 2 yrs 12% · 3 yrs 8% · 4 yrs 4% · after 4 full years: none — the first SSD-free exit is the start of Year 5, which is exactly how the return and exit cards model it.
💰 CPF — USE NOW, REFUND WITH INTEREST AT SALE
CPF OA can fund the down payment (beyond the 5% minimum cash), stamp duties and monthly instalments. The analyser estimates each borrower's monthly OA inflow from the age-based allocation rates (OW ceiling $8,000) — override the sliders if the client uses less. Every CPF dollar used must be refunded to that borrower's OA at sale with 2.5%/yr accrued interest, tracked per person in the exit card. It reduces cash-in-hand at exit, not your net worth.
⚖️ All figures are planning estimates using conservative assumptions. Verify loan terms with the bank, duties with IRAS, and CPF figures at cpf.gov.sg before advising a client to transact — and remember the Property Doctor rule: if the numbers say don't buy, say so.
