The calculator below returns two figures for a unit at Thomson Reserve: the downpayment required before construction milestones begin, and the monthly loan repayment once the loan starts drawing. Nationality and the number of properties already owned are the two inputs that make the result specific rather than generic, because together they set the loan-to-value limit and the rate of Additional Buyer’s Stamp Duty. Prices by unit type are on the Thomson Reserve Price page, and the latest chart by stack and level is on the Balance Unit Chart.

 
Enter the following values:
1. Purchase Price
2. Existing Mortgage (Are you currently paying for any house loan?)
3. Interest Rate (Currently 3% to 4%)
4. Tenure (Loan years)
5. Nationality
6. Existing Property (Do you currently own any property?)
 

What the Calculator Returns

 
The calculator produces two tables, and between them they account for the whole cash and loan commitment rather than a single monthly figure.

Downpayment Calculation covers what is payable before construction milestones begin: the 5% booking fee, which is cash only and cannot come from CPF, then Buyer’s Stamp Duty on the tiered scale, Additional Buyer’s Stamp Duty according to the nationality and existing-property answers given, the remaining 15% of the downpayment, and the law firm charges. It totals them, so the figure returned is the sum required upfront, not just the 20%.

Instalment Calculation stages the remaining 80% across the construction and handover milestones. Each row shows the percentage, whether that stage is met from cash, from CPF or from the loan, and the amount. The early stages appear as lump sums because they fall due before the loan is fully drawn. Once the loan starts drawing, the figures become monthly instalments.

Read together, the two tables account for 100% of the purchase price: 20% in the downpayment table and 80% across the remaining stages.

Loan-to-Value Limits and the Cash Component

 
How much can be borrowed depends on the number of outstanding housing loans already held. A first housing loan is capped at 75% loan-to-value, with at least 5% of the purchase price payable in cash and the balance in cash or CPF. A second concurrent housing loan is capped at 45% loan-to-value with 25% in cash, and a third or subsequent loan at 35% with 25% in cash.

Separately, the Total Debt Servicing Ratio framework caps total monthly debt obligations, across every loan held rather than just this one, at 55% of gross monthly income. That cap usually sets the loan quantum before the property price does, and two buyers on the same income can qualify for very different amounts depending on their existing car loans, personal loans and credit card balances.

These limits are set by regulation rather than by the developer, and they apply to any private residential purchase in Singapore.

The Interest Rate to Enter

 
The range suggested in the input list is a stress-test planning figure, not a rate any bank has quoted. Banks assess affordability against a floor rate higher than the one they lend at, so a calculation run at the rate on offer today understates the test the loan has to pass.

The sensible approach is to run the calculation twice, once at the rate actually quoted and once at the upper end of the range suggested in the input list; the higher figure should still be workable. Over a long tenure, a movement of half a percentage point changes the monthly instalment by more than most buyers expect, and it is the higher of the two figures that should drive the decision.

Loans on a home under construction are usually floating rather than fixed, because fixed packages generally apply to a fully disbursed loan on a completed property. Most of the loan here is drawn in the later stages, so the exposure to rate movement sits in the years approaching completion rather than at purchase.

How the Progressive Payment Scheme Spreads the Cost

 
Thomson Reserve is an uncompleted development sold under the standard Progressive Payment Scheme, so the loan is disbursed in stages as construction advances and the instalment rises with it rather than starting at its full level. Interest accrues only on the amount drawn, so the early instalments are considerably smaller than the full monthly figure the calculator returns.

The schedule is set by the Housing Developers Rules and is the same for every uncompleted private residential purchase in Singapore. Each stage falls due when the project architect certifies that milestone and the developer issues its notice.

5% on issuance of the Option to Purchase, in cash.
15% on signing the Sale and Purchase Agreement, or within 8 weeks of the Option date.
10% on completion of the foundation work.
10% on completion of the reinforced concrete framework.
5% on completion of the partition walls.
5% on completion of the roofing and ceiling.
5% on completion of doors and window frames, electrical wiring, plumbing and internal plastering.
5% on completion of the car park, roads and drains serving the project.
25% on issuance of the Temporary Occupation Permit and the Architect’s Certificate of Completion.
15% on legal completion or the Certificate of Statutory Completion, by whichever comes first: where legal completion comes first, all 15% falls due on legal completion, 13% of it paid to the Singapore Academy of Law as stakeholder rather than to the developer; where the Certificate comes first, 13% falls due within 14 days of the Certificate and 2% on legal completion.

The percentages sum to 100. The shape is 20% before any construction draw, 40% across the construction milestones, and 40% at and after handover, with the single largest tranche of 25% falling at Temporary Occupation Permit. Where the loan is taken at the maximum 75%, the buyer’s own 25% is exhausted by the first 5% of the 10% due at foundation, and every payment after that is a loan drawdown.

The calculator’s Instalment Calculation presents these as eight numbered rows: it folds the booking fee and the Sale and Purchase payment into the Downpayment Calculation table, and at a 75% loan splits the 10% due at foundation into the 5% completing the buyer’s own 25% and the 5% that is the first loan drawdown.

Expected Temporary Occupation Permit for Thomson Reserve is 28 Feb 2031, and expected legal completion is 28 Feb 2034.

There is no Deferred Payment Scheme available for private residential launches.

Stamp Duty on Top of the Purchase Price

 
Both stamp duties sit outside the loan calculation entirely and are budgeted separately; they cannot be financed by the housing loan, and CPF funds may be applied to stamp duty subject to CPF Board terms, typically by reimbursement.

Buyer’s Stamp Duty is payable by every buyer on a tiered rate structure, charged on the higher of the purchase price or the market value assessed by IRAS. The top marginal band applies to any amount above $3,000,000.

Additional Buyer’s Stamp Duty depends on residency status and on how many residential properties are already owned. Singapore Citizens buying a first residential property do not pay it. Rates rise for subsequent properties, and for Permanent Residents and foreign buyers. Married couples where at least one spouse is a Singapore Citizen may be able to claim ABSD remission on a second property, subject to conditions including the sale of the first within the prescribed timeframe.

Both fall due within 14 days of signing the Option to Purchase or the Sale and Purchase Agreement, whichever comes first. The full rate structure for both duties is on the price page.

What Else to Budget For

 
Beyond the purchase price, the loan and stamp duty, several recurring and one-off costs sit outside what the calculator returns.

Maintenance fees. Thomson Reserve charges by share value at $65 per share value per month, which produces $390 for the 2-Bedroom, 2-Bedroom Premium, 2-Bedroom Premium + Study, 3-Bedroom and 3-Bedroom Premium types at 6 share values, $455 for the 3-Bedroom Premium + Study, 4-Bedroom, 4-Bedroom Premium (with Private Lift) and 4-Bedroom Premium + Study (with Private Lift) types at 7, and $520 for the 5-Bedroom Suite (with Private Lift) at 8. The estimated figure for each band is in the Maintenance Fee column of the price page, which is the maintained source for it. The fee begins at completion rather than at purchase, and remains an estimate until the management corporation is constituted after legal completion, at which point the budget is set by the owners.

Legal, valuation and insurance. Conveyancing fees for the buyer’s own solicitor, who is separate from the developer’s, the lender’s valuation fee where one is required, and fire insurance on the completed unit.

Property tax. Assessed annually on the annual value of the unit rather than on the purchase price, at a higher rate where the unit is not owner-occupied.

Prices by unit type are on the price page and the latest chart by stack and level on the balance unit chart.

What the Calculator Cannot Tell You

 
Three figures remain specific to the buyer and sit outside the tool.

The rate a bank will actually quote. Only the lending bank can confirm it, and the rate applies for a fixed period rather than for the life of the loan.

The applicable loan-to-value limit. The standard assumption is not universal. The limit depends on the number of outstanding housing loans held and on the loan tenure set against the borrower’s age.

Whether the loan is approved at all. The Total Debt Servicing Ratio is assessed on documented income, and variable or self-employed income is discounted before the calculation is run.

For a figure worked against a specific profile, speak to the sales team or book a showflat appointment.

The figures produced by this calculator are indicative and for general guidance only. They do not constitute financial advice or a loan offer. Borrowing capacity should be confirmed with a licensed banker or mortgage broker before committing to a purchase.

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