Calculate the true total cost of buying a property including stamp duties, legal fees, and CPF.
How to Use the Tac Calculator
Key Takeaways
The true cost of buying is 3-8% above the purchase price for SCs, much more for foreigners.
Legal fees, valuation fees, and CPF lawyer fees are often overlooked in budgeting.
ABSD alone can double your upfront cash requirement if you are a PR or foreigner.
Always budget for total acquisition cost, not just the purchase price, when planning your finances.
What It Does
The purchase price is just the beginning. Calculate the true total cost of buying a Singapore condo — including BSD, ABSD, legal fees, valuation fees, CPF lawyer fees, and more. Know exactly how much cash and CPF you need before signing that OTP.
You can find this calculator in the Calculators tab on ShiokNest. It updates results instantly as you adjust inputs — no waiting, no page reloads.
Why It Matters
Knowing the total acquisition cost prevents the single most common mistake first-time buyers make: running out of cash before completion. The purchase price is typically only 93-97% of what you actually pay. This calculator ensures you:
How It Works
Navigate to Calculators — Click the "Calculators" tab in the ShiokNest navigation bar. All 26 calculators are grouped by purpose for easy access.
Select the calculator — Choose "How to Calculate Total Acquisition Cost" from the calculator list. You will see default values already loaded so you can explore immediately.
️ Enter your values — Replace the defaults with your own numbers. The key fields are:
Review the results — The calculator updates instantly as you change any input. An itemised cost breakdown table shows every fee and tax, with a bold total at the bottom. This is the number you need to have ready.
Run what-if scenarios — This is where the real power lies. Change one variable at a time to see its impact. For example, try increasing the interest rate by 1% or extending your holding period by 5 years. Note how the results shift.
Compare and decide — Run 2-3 different scenarios and note the results. This gives you a range of outcomes to base your decision on, rather than relying on a single projection.
Examples
SC 1st property, $1.5M condo: full acquisition cost breakdown
Inputs
Purchase price
$1,500,000
Buyer profile
Singapore Citizen — 1st property
LTV
75% ($1,125,000 loan)
Legal fees
$3,000 | Valuation: $500 | CPF legal: $300
Results
BSD
$44,600 (progressive: 1%/2%/3%/4%/5% on first $5 bands)
ABSD
$0 (SC 1st property exempt)
Legal + valuation + CPF legal
$3,800
Total acquisition cost
$1,548,400 (3.2% above purchase price)
How to read this:
The $1.5M purchase price becomes $1,548,400 in total acquisition cost — a 3.2% premium that must be funded from cash or CPF on top of the 25% downpayment. Of the $375K downpayment, only 5% ($75K) must be cash; the remaining 20% ($300K) can be CPF OA. But BSD ($44,600), legal fees, and valuation must also be paid — these are cash or CPF items that cannot be part of the loan. For a first-time buyer, the minimum cash required is $75K (5% cash downpayment) plus at minimum $44,600 in BSD. Tota...
Foreign buyer, $2M condo: the ABSD shock
Inputs
Purchase price
$2,000,000
Buyer profile
Foreigner (non-PR)
LTV
75% ($1,500,000 loan)
Legal fees
$3,500 | Valuation: $600
Results
BSD
$64,600 (progressive on $2M)
ABSD (60%)
$1,200,000
Legal + valuation
$4,100
Total acquisition cost
$3,268,700 (63.4% above purchase price)
How to read this:
A foreign buyer purchasing a $2M Singapore condo pays $1,200,000 in ABSD alone — 60% of the purchase price. Total acquisition cost reaches $3.27M, or 63.4% above the sticker price. This is not a rounding error or a minor fee — it fundamentally changes the investment case. For a foreign buyer to break even, the property must appreciate by more than 60% before selling costs and inflation are factored in. The calculator makes this number unavoidable and explicit. Many foreign buyers are surp...
Tips & Pitfalls
Expert Tips
Use realistic assumptions — Singapore condo appreciation has historically averaged 2-4% per year. Avoid overly optimistic projections. When in doubt, use 3% as a baseline.
Include renovation in your budget — The acquisition cost calculator shows fees, but renovation can add $40K-$100K on top. Plan for it.
CPF vs cash allocation — Maximise CPF usage for the down payment to preserve cash liquidity. But remember CPF used must be returned with accrued interest when you sell.
Common Pitfalls
Budgeting only for the purchase price and down payment
Overlooking the CPF lawyer fee when using CPF funds
Not reserving enough cash for the option fee and exercise payment
Frequently Asked Questions
What costs are included in total acquisition cost?
Total acquisition cost includes: purchase price, BSD, ABSD (if applicable), legal/conveyancing fees ($2,500-$4,000), valuation fee ($300-$600), CPF lawyer fee if using CPF ($1,500-$2,500), loan stamp duty (0.05% of loan), and mortgage insurance (if applicable).
How much cash do I need to buy a condo?
At minimum: 5% cash for the down payment (remaining 20% can be CPF), plus stamp duties, legal fees, and option fee. For a $1.5M condo as a SC first-timer, budget roughly $125,000-$150,000 in cash and CPF combined.
Are renovation costs included?
This calculator focuses on acquisition costs up to key collection. Renovation is a separate budget item. Use the renovation cost estimator for that. As a rule of thumb, budget $50,000-$150,000 for condo renovation depending on scope.
Do I need to pay GST on a property purchase?
Resale properties do not attract GST. New launches from developers include GST in the purchase price. Commercial properties always attract 9% GST on top of the purchase price.