This calculator works out the cash you need to secure a unit at CT FoodNEX, the stage-by-stage instalments that follow under the Sale of Commercial Properties Act schedule, the GST that falls due with each one, and the monthly repayment once your loan is fully drawn. Enter the price of the unit you are considering — the default is the current entry price of about $2.60M, and current availability is on the balance units and pricing page.
For the duty on its own, with a band-by-band working, see the stamp duty calculator. Every figure here is indicative: confirm with IRAS, MAS or your bank before commitment.
Figures update as you type.
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.
| 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.
Non-residential 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.
A unit at CT FoodNEX is bought under the Sale of Commercial Properties Act. Twenty per cent of the price falls due across the first eight weeks — five per cent on the option to purchase, the balance of fifteen per cent on completion of the sale — and the remaining eighty per cent is paid in stages as the building goes up. The calculator applies your own funds to that first twenty per cent, then lets the bank fund the stages up to the limit of your loan. Where the loan is large enough to cover part of the upfront amount as well, it draws that down at completion of sale, once the mortgage is in place. Where the loan runs out before the last stages, the shortfall appears in the “Your cash” column rather than being quietly absorbed.
Buyer’s Stamp Duty is computed on the price before GST, on the non-residential scale. Interest during construction is charged only on what has actually been drawn, which is why the repayment column climbs stage by stage instead of starting at its full level.
There is no regulatory ceiling on lending against industrial property, so each bank sets its own limit and the decisive factor is use. A business buying a unit to occupy and operate from is generally looked at most favourably, with indicative limits up to around 90 per cent; a purchase held as an investment and rented out is usually nearer 80 per cent. A borrower already carrying a residential mortgage can see the figure fall considerably further, and a short remaining lease reduces both the limit and the tenure available. CT FoodNEX is freehold, so no lease clock shortens the tenure a lender will write — a point that matters again at refinancing.
Two further points are specific to B1 and B2 industrial space. Many banks will not lend to an individual purchaser for an industrial unit at all and prefer the purchase to be made through a company, so the ownership structure can decide whether a loan is offered rather than merely how large it is. And the Total Debt Servicing Ratio, capped by MAS at 55 per cent of gross monthly income, applies to individual borrowers — including sole proprietors and an individual setting up a company purely to hold the unit. A trading company is assessed on its financials instead. CPF cannot be used for industrial property; funding is cash and bank loan only. Indicative only — confirm with your bank and MAS.
Whether the GST you pay on each instalment can be recovered is not something that can be determined from the outside — it turns on the buying entity and what it is doing, not simply on whether it holds a GST registration. The general guideline is that an operating company, already GST-registered and carrying on taxable business activities, may claim the GST as input tax 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; claims may instead start once the property reaches TOP and operating activities commence, whether that is letting the unit out as a taxable supply or running the business from the premises. Both positions are guidelines rather than determinations, and both are subject to the rules set by IRAS. Speak to IRAS or a tax adviser about your own structure.
The figures exclude fitting-out and M&E works, valuation fees, mortgage duty, and bank processing or facility fees. If you are moving your own operations into the unit, remember that rent on your existing premises keeps running alongside the progressive interest during construction — for an owner-occupier that overlap is often the largest cost the schedule above does not show. Property tax begins at TOP, not before.
Twenty per cent of the price falls due across the first eight weeks, together with 9% GST on that amount, Buyer’s Stamp Duty and your legal fee. Where the loan-to-value is high enough, the bank draws part of that twenty per cent down at completion of sale, which reduces the cash you put in. Use the calculator above for the figure at your own price and loan-to-value, and confirm it with your bank.
No. GST at 9% is charged on each instalment as it falls due, including every construction stage, and it is payable in cash — banks do not finance it. Over the whole purchase it comes to 9% of the price.
No. CPF cannot be used for industrial property. The purchase is funded from cash and a bank loan, which is one reason the upfront cash figure matters more here than the headline price.