The Property Math MOST Singaporeans Get Wrong

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Издатель Jun 18, 2026

Many homeowners are surprised to discover that when they sell their property years later, they receive back MORE money than what they originally paid as a down payment.

For example:

✅ Purchase Price: $1,000,000

✅ Down Payment: $250,000

✅ Loan: $750,000

10 years later…

✅ Sell Price: $1,000,000

✅ Sales Proceeds Received: More than $250,000

Most people look at the proceeds and think:

“I got back more money than I put in. I must have made money.”

Unfortunately, that’s not how profits are calculated.

The reason you receive back more money is because over the years, you have been paying down the principal portion of your loan. When you sell, you are effectively getting back:

• Your original down payment

• The principal you’ve paid over the years

• Any excess proceeds after redeeming the outstanding loan

This creates one of the biggest misconceptions in Singapore real estate.

Getting more money back than your initial down payment DOES NOT automatically mean you made money.

To know whether you truly profited, you must account for:

• Buyer’s Stamp Duty (BSD)

• Legal fees

• Renovation costs

• Agent commissions

• Property tax

• Maintenance fees

• Mortgage interest

• CPF accrued interest

• Opportunity cost

• Miscellaneous ownership costs

This is exactly why I created what I believe is Singapore’s first honest property calculator.

Instead of showing only cash proceeds, it helps homeowners understand:

✔ How much they actually make

✔ How much they actually lose

✔ Their true net profit

✔ Their real cost of ownership

✔ Whether their property is genuinely performing

✔ Whether upgrading makes financial sense

✔ How much appreciation is required just to break even

If you’re planning to buy, sell, upgrade, downgrade, invest, or simply understand how money truly flows through real estate, this video is for you.

Too many people focus on proceeds.

Too few people focus on profits.

And the difference can easily be hundreds of thousands of dollars.

If you’d like to calculate your own property’s true performance, leave a comment below or reach out to me directly.