District 20 · Financing Tools
Lorong Puntong Condo Calculator: TDSR, Downpayment & Progressive Payments
Two working calculators, no sign-up and nothing held back. See what a bank will lend you under the 55% TDSR, then walk the full payment schedule for a new launch. Defaults are set to the base-case 2-Bedroom estimate of about $1.65 million.
How much can you borrow?
Every home loan in Singapore is sized by the Total Debt Servicing Ratio. MAS caps your total monthly debt (mortgage, car loan, credit cards, student loans, the lot) at 55% of gross monthly income. Whatever is left after your existing obligations is the most a bank can let you pay towards a mortgage each month. Earn $14,000 and owe nothing else, and that ceiling is $7,700.
The stress test is the part people miss. Banks cannot assess you at today’s promotional rate; for residential property, MAS makes them use the higher of the actual package rate or a 4% medium-term floor. That is why the calculator defaults to 4.0% even when brochures advertise less. The field is editable: try 3.5% or 4.5% and watch the maximum loan move.
Two more rules shape the answer. For a first housing loan, the most you can borrow is 75% of the price, and only if the tenure runs no more than 30 years and ends by age 65, so the calculator caps your tenure automatically. The remaining 25% is the downpayment: at least 5% strictly in cash, the other 20% in cash, CPF Ordinary Account savings, or a mix of both.
| Result | Amount |
|---|---|
| Max monthly mortgage (55% TDSR) | $7,700 |
| Max home loan (75% LTV) | $1,612,852 |
| Max affordable property price | $2,150,469 |
| Downpayment: 5% cash | $107,523 |
| Downpayment: 20% cash / CPF | $430,094 |
| Buyer’s Stamp Duty on max price | $77,123 |
At ~$2.15M, your borrowing power covers the estimated 2BR from ~$1.60M at Lorong Puntong Condo, the expected entry point.
M = 0.55 × income − debts · L = M × (1 − (1 + r)−n) ÷ r, where r = rate ÷ 12 and n = years × 12 · Max price = L ÷ 0.75 · Downpayment = 5% cash + 20% cash/CPF. Figures are indicative estimates, not an offer of credit.
The payment runway
A resale condo compresses everything into weeks: option fee, exercise deposit, then the full balance on completion day, roughly ten to twelve weeks after you agree a price. A new launch stretches the same money across three to four years of construction. Under the standard normal payment scheme you pay 5% to book, 15% more when you exercise the Sale & Purchase agreement within eight weeks, then nothing until the piling rig shows up.
After that, each completed stage of construction triggers the next slice (foundation, framework, brick walls, roofing) until TOP releases 25% and legal completion the final 15%. If you take a loan, the bank disburses in step, so your first year’s instalments are a fraction of the eventual payment. It is the gentlest cash-flow curve in Singapore property, and a large part of why new launches draw buyers who could not swallow a resale completion lump. With TOP estimated around 2031–2032 here, after the Cross Island Line opens at Bright Hill in 2030, the runway is a long one.
One warning on timing: Buyer’s Stamp Duty falls due within 14 days of exercising the S&P, and your lawyer collects it at the same sitting as the 15%. Budget it with the booking fee, not with the construction stages.
| Stage | Trigger | % | Payable by | Amount | Cumulative |
|---|---|---|---|---|---|
| Booking fee (option to purchase) | On booking day | 5% | Cash only | $82,500 | $82,500 |
| Exercise of S&P agreement | Within 8 weeks of option | 15% | Cash / CPF | $247,500 | $330,000 |
| Foundation | Construction progress | 10% | Cash / CPF / loan | $165,000 | $495,000 |
| Concrete framework | Construction progress | 10% | Cash / CPF / loan | $165,000 | $660,000 |
| Brick walls | Construction progress | 5% | Cash / CPF / loan | $82,500 | $742,500 |
| Ceiling / roofing | Construction progress | 5% | Cash / CPF / loan | $82,500 | $825,000 |
| Wiring / plastering | Construction progress | 5% | Cash / CPF / loan | $82,500 | $907,500 |
| Car parks, roads and drains | Construction progress | 5% | Cash / CPF / loan | $82,500 | $990,000 |
| TOP (temporary occupation permit) | Key collection | 25% | Cash / CPF / loan | $412,500 | $1,402,500 |
| CSC / legal completion | Legal completion | 15% | Cash / CPF / loan | $247,500 | $1,650,000 |
| Total | 100% | $1,650,000 |
Split: cash-only portion $82,500 (the 5% booking fee); the remaining $1,567,500 can be met with cash, CPF Ordinary Account savings or your home loan.
| Item | Timing | Amount |
|---|---|---|
| Buyer’s Stamp Duty (BSD) | Within 14 days of exercising the S&P | $52,100 |
| Exercise payment (15%) | Within 8 weeks of option | $247,500 |
| Total cash needed by exercise (5% booking + BSD) | First 8 weeks | $134,600 |
Assumes a first housing loan at 75% LTV and no ABSD. All figures are indicative estimates, subject to the developer’s official pricing.
Stamp duties, and the rest
BSD is charged on the higher of the price or market value, in bands: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1.5 million and 6% on anything above $3 million. Both calculators above work it out for whatever number you key in.
ABSD is a separate charge, and it depends entirely on who is buying. Singapore Citizens pay nothing extra on a first home; Permanent Residents pay 5%; foreigners pay 60% at 2026 rates. Second and third properties stack further percentages on top, and remission rules apply for some married couples. The full table, with the indicative price list it applies to, sits on the pricing page.
Questions, answered
Does the TDSR apply to a new launch like Lorong Puntong Condo?
Yes. The Total Debt Servicing Ratio applies to every property loan from an MAS-regulated bank, new launch or resale. Your total monthly debt repayments, including the new mortgage, cannot exceed 55% of gross monthly income, and the bank must assess the loan at the 4% medium-term rate floor.
Why does the calculator stress my loan at 4% when bank rates are lower?
Because MAS requires it. Banks must assess residential property loans at the higher of the actual package rate or a 4% medium-term floor, so borrowers can still service the loan if rates rise over a 25-to-30-year tenure. The rate field is editable if you want to test other scenarios.
How is paying for a new launch different from a resale condo?
A resale collects nearly the full price on completion day, roughly 10–12 weeks after the option is exercised. A new launch spreads the same 100% across construction stages over several years: 5% booking, 15% on exercise, then progress payments to TOP and legal completion, and your loan disburses in step, so early instalments stay small.
Will I have to pay ABSD on Lorong Puntong Condo?
It depends on your profile. Singapore Citizens pay no ABSD on a first home, 20% on a second and 30% on a third or subsequent property; Permanent Residents pay 5% on a first home and foreigners 60%. The full 2026 table is on the indicative pricing page.
Sources: IRAS: Additional Buyer’s Stamp Duty · MAS: Total Debt Servicing Ratio
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