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Singapore's Only Independent Real Estate Portal
An agency sells you its own listings. We don't sell anything. Because we're not tied to a single company, every calculator, guide and introduction here exists to help you decide, not to close one firm's deal. That is the whole advantage of an independent portal: advice with no hidden side.
Property Guides
Clear guides for complex property decisions
Whether you’re buying your first HDB flat, upgrading to a condominium, comparing home loans, or planning your next investment property, our guides are written in plain English. We simplify technical terms, explain regulations, compare options, and keep everything updated with the latest URA, HDB, and MAS rules.
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From affordability calculators to stamp duty estimators, our tools are designed specifically for Singapore’s real estate market. Each tool is free to use and tailored to help you make informed decisions with confidence.
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Get connected to experienced CEA-licensed property professionals.
Not sure what’s right for you? We connect you to experienced property agents who understand Singapore’s market cycles, regulations, and neighbourhood trends. There’s no obligation — just a free introduction to someone who understands your goals and budget.
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From condo launch reviews to housing market updates, we bring you the latest insights to help you stay ahead. Compare home loan rates, understand cooling measures, and make informed property decisions with our easy-to-follow guides. Whether you’re buying your first home, investing for rental income, or planning your next upgrade, we’ve got the insights to help you navigate Singapore’s property market.
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Real feedback from Singaporeans who used our tools and our independent network of consultants to make their property decisions.
News, Insights, and Property Tips for Singapore
From condo launch reviews to market updates. Compare loan rates, understand cooling measures, and make informed decisions whether you’re buying your first home or planning your next upgrade.
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Independent CEA consultants, from every major Singapore agency
We are a network of CEA-licensed property consultants drawn from across Singapore’s real estate and property companies, with decades of combined experience between us. We run an independent portal. We are not owned by, affiliated with, or acting on behalf of any single agency. That independence is the point: our tools and introductions are designed to serve you, not to funnel you toward one company’s listings. Because we sit outside the agencies rather than inside one, we can compare options across the whole market and tell you what we genuinely think, even when that means recommending you walk away or wait. Our only measure of success is that you make a decision you’re confident in.
Questions Buyers Ask Us
Straight answers on financing, stamp duty, eligibility and how our independent service works. Tap any question to expand it.
How much property can I actually afford in Singapore?
The amount you can afford depends on several factors, including your income, existing financial commitments, available CPF savings, cash for the down payment, and the type of property you’re buying. Loan eligibility is also subject to regulations such as the Total Debt Servicing Ratio (TDSR) or Mortgage Servicing Ratio (MSR). A financial assessment can help you determine a realistic budget before you start your property search.
What's the difference between BSD and ABSD?
Buyer’s Stamp Duty (BSD) is a tax payable on almost all property purchases in Singapore and is calculated based on the property’s purchase price or market value (whichever is higher).
Additional Buyer’s Stamp Duty (ABSD) is an extra tax that applies depending on factors such as your residency status and the number of residential properties you own. Not every buyer needs to pay ABSD, so it’s important to understand your eligibility before purchasing.
Should I take an HBD loan or bank loan?
Both options have their advantages.
- HDB Loan: Offers a stable interest rate, lower upfront cash requirements, and more flexible repayment options.
- Bank Loan: May offer lower interest rates, but rates can fluctuate depending on market conditions.
The right choice depends on your financial situation, risk tolerance, and long-term plans. Speaking with a mortgage specialist can help you compare both options.
What are the current cooling measures and how do they affect me?
Singapore’s property cooling measures are government policies introduced to maintain a stable housing market. These may include Additional Buyer’s Stamp Duty (ABSD), loan limits, and financing regulations such as TDSR or MSR.
Depending on your circumstances, these measures can affect:
- Your loan eligibility
- The amount of cash or CPF needed
- The taxes payable
- Your ability to purchase additional properties
Understanding these regulations early can help you plan your purchase more effectively.
Am I eligible to buy an HDB flat?
Eligibility depends on several factors, including your citizenship, age, family nucleus, income, and whether you’re purchasing a new or resale flat.
Generally, Singapore Citizens have the widest range of options, while Permanent Residents may be eligible under certain schemes. First-time buyers may also qualify for housing grants if they meet the relevant criteria.
What is an Executive Condominium (EC) and is it right for me?
An Executive Condominium (EC) is a hybrid housing option that combines features of public and private housing. It is developed by private developers but initially comes with eligibility requirements similar to HDB flats.
ECs are often suitable for buyers who:
- Exceed the income ceiling for new HDB flats
- Want condominium facilities at a more affordable price
- Plan to stay in the property for the longer term
After meeting the required ownership period, ECs gradually become fully private properties.
How much cash do I need upfront to buy a home?
The upfront amount has several components. The biggest is the down payment: for a bank loan this is usually 25% of the price, of which at least 5% must be in cash and the rest can come from CPF; for an HDB loan it's 20%, which can be paid entirely from CPF if you have enough. Next is stamp duty (BSD, plus ABSD if it applies), payable within 14 days and usually settled in cash before CPF reimbursement. Then there are legal fees for conveyancing, a valuation fee, and for resale purchases an option fee and deposit. If you're buying a resale flat or private property, you may also owe agent fees depending on the arrangement. Renovations, furniture and moving costs sit on top of all this and are easy to underestimate. As a rough guide, plan for the deposit plus several percent of the price for duties and fees, with at least the minimum cash portion readily available. Our affordability calculator estimates the deposit, and a consultant can help you map out the full cash-and-CPF timeline for your specific purchase.
Can foreigners and PRs buy property in Singapore?
Yes, but with restrictions and higher costs. Foreigners can freely buy private condominiums and apartments, but buying landed residential property (such as bungalows or terrace houses) generally requires government approval, and Sentosa Cove is one of the few areas where landed purchase is more accessible to foreigners. Permanent Residents have more options than foreigners. They can buy resale HDB flats after meeting a residency requirement and can buy private property, though they cannot buy new BTO flats. The biggest financial consideration is ABSD: foreigners pay the highest ABSD rate, and PRs pay a rate even on their first property, which materially increases the total cost. Financing is also affected, since loan-to-value limits and the source of your income can influence how much a bank will lend. Because the rules differ significantly by residency status and property type, and because ABSD rates change with cooling measures, it's essential to confirm the current position before committing. Our consultants regularly advise PR and foreign buyers and can clarify exactly what you're allowed to buy and what it will cost.
What is rental yield and what's a good figure in Singapore?
Rental yield measures the annual rental income a property generates relative to its price, expressed as a percentage. Gross yield is simply the yearly rent divided by the purchase price, which is quick to calculate but ignores costs. Net yield is more useful: it subtracts annual expenses such as maintenance fees, property tax, insurance, agent commissions and periods when the unit sits empty, giving a truer picture of what you actually earn. In Singapore, gross yields on residential property have typically sat in the low-single-digit percentages, with net yields lower still after costs, which is why many investors also factor in potential capital appreciation rather than relying on rental income alone. A "good" yield is relative. It depends on the location, the property type, financing costs and your goals. A higher yield isn't automatically better if it comes with higher vacancy risk or weaker capital growth prospects. Our rental yield calculator works out both gross and net figures so you can compare properties on a like-for-like basis, and a consultant can help you weigh yield against long-term growth potential.
How accurate are the calculators on this site?
Our calculators are built on Singapore's actual financing and tax rules: the TDSR and MSR limits, the BSD tiers, the ABSD rates by buyer profile, the HDB concessionary rate, and standard loan-to-value assumptions. For planning purposes they're a reliable, honest guide and will get you a realistic ballpark figure quickly. That said, they are deliberately simplified. They can't see everything that affects a real loan approval or tax bill: your exact age (which affects maximum loan tenure), your specific CPF balances, your detailed credit profile, the bank's own assessment of your income, or any special schemes and grants you might qualify for. They also can't predict future interest-rate moves or rule changes. So treat the output as a starting point for your decision, not a guaranteed quote or formal financial advice. When you're ready to act on real numbers, confirm them with a bank for financing and with a licensed consultant for the full picture. We keep the calculators updated as the prevailing rules change.
Do you charge for using your tools or for the consultant introduction?
Our calculators and guides are open to use on this site with no sign-up and no charge to you. When you ask to be introduced to a consultant, that introduction also carries no cost and no obligation. You tell us your goal and budget, and we connect you with a CEA-licensed consultant from our network who suits your situation. You're never committed to proceeding, and you're free to speak to more than one person before deciding. We may receive a referral arrangement from partners in the industry, which is how the service is sustained, but that does not change the advice you receive: the consultants are licensed professionals bound by their own regulatory obligations, and because we operate as an independent portal rather than a single agency, the introduction is neutral. We do not provide personalised property or financial advice ourselves. Only licensed professionals can do that where it's regulated. If anything about the arrangement is unclear, ask the consultant directly when you speak to them.
Why use an independent portal instead of going to one agency?
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How do you choose which consultant to introduce me to?
We match on fit, not on whoever is next in line. When you send us your goal and budget, we look at what your situation actually calls for. A first-time HDB buyer needs someone fluent in BTO ballots and grants, an upgrader needs someone who can time an ABSD-sensitive sale and purchase, and an investor needs someone who understands rental demand and capital growth in specific districts. We then introduce you to a CEA-licensed consultant from our network whose experience lines up with that, and who covers the area or property type you're interested in. Because our consultants come from across the major agencies rather than one company, the match is about your needs, not about pushing a particular firm's inventory. If the first person isn't the right fit on personality, availability, or approach, tell us and we'll introduce someone else. You're never locked in, and you're welcome to speak to more than one before deciding who you want to work with.
Is my personal information kept private when I request an introduction?
We only collect what we need to help you: your name, a way to reach you, and a short description of what you're looking to do. We use those details to match you with a suitable consultant and to make the introduction, nothing more. We don't sell your information to unrelated third parties, and we don't broadcast your enquiry to a crowd of agents hoping one bites. The consultant we connect you with receives enough context to have a useful first conversation, and from that point your dealings are directly between you and them, governed by their own professional and data-protection obligations as a licensed practitioner. If you'd rather explore quietly first, you don't have to request an introduction at all, since the calculators and guides are open to use with no sign-up. And if you ever want us to remove your details after you've made contact, just ask. Handling your information carefully is part of being a service you can trust, especially on a decision as personal as where you'll live.
What if I'm not ready to buy yet? Can I still use this site?
Absolutely, and a lot of people do. The calculators and guides are built for exactly this stage, the months or years before you commit, when you're trying to understand what's realistic. Use the affordability calculator to see what budget your current income supports, then revisit it as your salary, savings or debts change to watch your range shift over time. The stamp duty and rental yield tools let you pressure-test "what if" scenarios on properties you're only browsing. Reading the guides now means that when you do enter the market, the terminology and the rules won't be a surprise. There's no obligation to speak to anyone, no sign-up, and no pressure to act before you're ready. If a question comes up that the tools don't answer, you can always request a no-obligation introduction to a consultant simply to talk things through. Planning early is one of the best things you can do for a purchase this size, and the whole point of the site is to make that planning easier whenever you choose to start.
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Jurisdiction Note:
This content is intended for Singapore residents unless otherwise stated.
Global Disclosure:
All information is provided for general educational purposes and may not cover every property option available in Singapore. Singapore Real Estate may earn from partners, but our reviews remain independent. We do not provide personalised property or financial advice. Only licensed professionals can provide regulated advice where applicable. Property prices, loan rates, and regulations may change over time, and listings are not exhaustive.