🧭 HOW TO USE THIS TOOL
This models a client's 3-property wealth ladder — HDB/BTO → Condo → Landed/next condo held to age 65 — with proceeds from each sale rolling into the next purchase. Set the global assumptions (starting age, appreciation, mortgage rate, extra savings at P3) once, then for each property choose Model (projects the sale price at the set appreciation rate) or Actual (enter a real/expected sale price — the chart and every downstream proceeds figure updates to match). The chart is live: switch-point markers show the model price, actual price, and outstanding loan at each sale. Scroll down for the Conservative vs Aggressive scenario comparison, the Wealth Snapshot at 65, and the full transaction workings.
🏦 LOAN ASSUMPTIONS IN THIS MODEL
Every purchase assumes a flat 75% LTV / 25% minimum down payment — this tool does not model reduced-LTV tiers for outstanding loans, nor the age/tenure-based reduction to 55/25/15%. Loan tenure follows the basic MAS cap of min(30, 65 − age at purchase) — it does not model the extended 35-year / age-75 tenure available at a reduced LTV. For a full LTV/tenure/TDSR check on a specific purchase, cross-check with the Condo Asset Risk & Yield Analyser.
🧾 STAMP DUTIES & UPGRADE COSTS — WHAT'S NOT YET IN THIS MODEL
BSD is calculated on each purchase using the current tiered rates. ABSD is NOT modelled — in reality, buying Property 2 or 3 before fully disposing of the prior one can trigger ABSD (and its remission timeline) if the sale doesn't complete first. This tool assumes a clean sell-then-buy sequence with no ABSD exposure. Always sequence the actual sale and purchase OTPs correctly with the client, and flag ABSD risk if they intend to hold two properties even briefly.
📈 MODEL vs ACTUAL — READING THE CHART
The gold line is the appreciation model; the teal circle is the modelled sale price at each switch point; the orange diamond is the client's actual/expected sale price when "Actual" mode is selected. A gap between them is shown with a difference pill — use this to have an honest conversation about whether the client's price expectations are realistic versus the appreciation assumption, in either direction.
⚖️ All figures are planning estimates using conservative, simplified assumptions. Verify BSD/ABSD exposure, loan tenure, and LTV with the bank and IRAS before advising a client on the actual upgrade sequence — and remember the Property Doctor rule: if the ladder doesn't work, say so.
