Home › Investor tools › Offer price
At what price does this deal make sense?
Enter the asking price and your assumptions, and we’ll solve the maximum offer that still hits a target annualised return, the break-even exit price, the cash you’ll need, your monthly top-up, and a downside-scenario loss. This is a leveraged buy-to-let model — growth and rent are your assumptions.
The deal
S$
S$
Your assumption — prefilled if you came from a unitsqft
Used to estimate maintenanceYour assumptions
% / yr
Assumption — label it honestlyyrs
Sell after 4 = no SSD%
On the mortgagewks / yr
Void between tenants%
Agent ~1–2% + legalS$
One-off, part of cash-inS$
~$0.40 psf if blankYour profile & target
%
We also show 7% alongsideHow is this worked out? — leverage, IRR, stamp duties & SSD
Cash in
Down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile + renovation + ~$3k legal/valuation. This is the equity your return is measured on.
Rental
Rent over the hold, less loan interest, IRAS property tax (non-owner-occupier, on ~80% of rent), maintenance and your vacancy allowance. Loan principal isn’t a cost — it builds equity returned at sale. The interest rate defaults to LoanExperts’ current promo floating rate — stress-test a higher rate too.
Appreciation
Sale price = price compounded at your growth assumption, minus selling cost and any SSD. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years, 0% after 4.
Return (IRR)
The annualised compound return on your cash-in: ((cash-in + total profit) ÷ cash-in)^(1/years) − 1. We solve, by bisection, the offer price at which this equals your target.
Break-even & downside
Break-even exit = the future sale price at which you neither gain nor lose after all costs. Downside re-runs the deal with a −10% exit and 6 months’ vacancy.
Note: a screening model. Monthly top-ups (when rent < instalment + costs) aren’t added to the cash-in base, so treat IRR as indicative. Growth and rent are your assumptions, not forecasts. Excludes income tax on rent.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.