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This calculator models the full cost of buying a unit at SKYE @ TUAS while the building is under construction: the cash due across the eight-week option period, the progressive instalments that follow, the GST on each one, and what the loan costs each month once it is fully drawn. Change any figure and everything updates as you type.
The price box opens at a round S$1,000,000 so the arithmetic is easy to follow — it is a starting point, not a quoted price. Replace it with the figure for the unit you are considering; the live price list for Skye at Tuas goes to registered buyers, so register your interest if you need it. For the duty on its own, use the stamp duty calculator.
Figures update as you type.
Indicative starting figure only, not a quoted price. Enter the price for the unit you are considering.
90% is generally offered to an operating company taking the unit for its own use. Investment purchases are usually capped nearer 80%.
Check the rate that applies after the lock-in ends, not just the headline rate.
Used only for the property tax estimate at the foot of the page.
Add a booking date to turn the week numbers into dates.
At the loan-to-value selected on the left.
GST is charged on each instalment as it falls due, not once at the end.
Your own funds only. Anything the bank draws down is excluded.
This is upfront cost only. The construction instalments below are drawn down by your bank as each stage completes, with the GST on each one payable in cash.
Sale of Commercial Properties Act schedule. Timelines are indicative and set by construction progress, not by calendar dates.
Swipe sideways to see the full table
| Stage | Timeline | % | Instalment | GST 9% | Your cash | Loan drawn | Loan % | Interest | Principal | Repayment |
|---|
Once the loan is fully drawn.
During construction you pay interest only on what has been drawn so far, so the amount climbs stage by stage — see the two right-hand columns above.
Payable from TOP onwards. Nothing is levied during construction.
Industrial and commercial property is taxed at a flat 10% of Annual Value. IRAS sets the Annual Value from market rents for comparable units — the rent figures here are your own estimate, not an assessment.
Same price, tenure and rate; only the loan differs.
Every figure on this page is indicative. Rates and thresholds are those published by IRAS and current at the time of writing — confirm with IRAS, MAS or your bank before commitment.
Your own funds go in first. Across the option period 20% of the price falls due to the developer, and the calculator applies your cash to that 20% before the bank contributes anything. Where the loan is large enough to cover part of it, the bank draws the excess at completion of the sale, once the mortgage is registered. Where the loan is smaller, it runs out before the final construction stages and those instalments revert to cash — shown in the “Your cash” column rather than silently absorbed.
There is no regulatory ceiling on lending against industrial property, so each bank sets its own limit and the limit is driven by use. An operating company buying a unit to occupy is generally offered the most, up to around 90%. A unit bought to let is usually assessed nearer 80%. A borrower already servicing another property mortgage can see the figure fall considerably further, and a short remaining lease reduces both the ratio and the tenure offered.
Two points specific to B1 and B2 stock are worth raising with your banker early. Many banks decline to lend to an individual purchaser for an industrial unit and prefer the purchase to be made through a company, which affects whether a loan is offered at all rather than merely how large it is. And the Total Debt Servicing Ratio applies to individual borrowers, including sole proprietors and individuals incorporating a company solely to hold the unit; a trading company is assessed on its own financials instead. Every figure here is indicative — confirm with MAS or your bank.
Whether the GST on the purchase can be recovered as input tax cannot be determined from the outside; it turns on the buying entity and what it is doing, not merely on whether it holds a GST registration. The general guideline distinguishes two cases. An operating company that is GST-registered and already carrying on taxable business activities may claim the GST as it is incurred through construction. A non-operating company — newly incorporated, or an investment-holding vehicle not yet carrying on taxable activities — would not usually begin claiming during construction, and claims may instead start once the property reaches TOP and taxable activity commences, whether by letting the unit or operating from it. Treat both as guidelines and take advice, subject to the rules set by IRAS.
Fitting-out and renovation, valuation fees, mortgage duty, bank processing and facility fees, and insurance all sit outside these figures. If you are moving an existing operation, remember that rent on your current premises runs alongside the progressive interest shown above for as long as both are held. Buyer’s Stamp Duty is assessed on the higher of the price or the market value, so a price below valuation does not reduce the duty.
Across the eight-week option period you pay 20% of the price to the developer, the 9% GST on that 20%, Buyer’s Stamp Duty and your legal fee. On a price of S$1,000,000 at an 80% loan that is S$200,000 plus S$18,000 GST plus S$24,600 duty plus roughly S$4,000 in legal costs, or S$246,600 in total. At 90% the bank funds part of the 20% once the mortgage is in place, which lowers the cash but not the GST.
No. GST at 9% is charged on each instalment as it falls due, so it is spread across the construction period rather than paid in a single sum at the start. Banks do not finance GST, so every instalment carries a cash component even where the loan covers the instalment itself.
No. CPF cannot be applied to an industrial purchase. Funding is cash plus a bank loan, and every figure on this page is built on that basis. Confirm your own position with your bank before committing.
Next: work the duty on its own with the Skye @ Tuas stamp duty calculator, browse unit availability, or register your interest for the price list.