This calculator estimates the full cost of buying an industrial unit under construction, using the standard commercial and industrial BUC payment schedule. It covers GST, Buyer's Stamp Duty, the cash required during the S&P period, and the progressive payment and loan disbursement schedule stage by stage.
It is built for industrial purchases specifically. The staging, the duty scale and the GST treatment all differ from a residential calculator, so figures from a residential tool will not transfer. See the payment scheme page for the schedule in narrative form and the stamp duty and GST page for the statutory position.
Price and Upfront Cost
S&P Period — What Falls Due in the First 8 Weeks
| When | Milestone | Amount |
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The S&P must be exercised within three weeks of receipt. The option fee is normally paid by cheque or cashier's order. If the purchase does not proceed, 2.5% of the price is typically forfeited as a cancellation penalty and 2.5% refunded — confirm the exact terms in the Option to Purchase.
Progressive Payment and Loan Schedule
| Stage | Timeline | % | Amount | 9% GST | Cash Outlay | Loan Disbursed | Loan % | Monthly Interest | Monthly Principal | Monthly Repayment |
|---|
Monthly repayment at each stage is the full-tenure amortisation of the cumulative amount disbursed to that point. Timelines are indicative and depend on the developer's construction programme. Estimates only — confirm with IRAS, MAS and your bank before commitment.
How the Sengkang Connection Calculator Works
Buyer's Stamp Duty is calculated on the non-residential scale — 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000 and 5% above $1.5 million — applied to the price before GST. There is no Additional Buyer's Stamp Duty on non-residential property, whatever your buyer profile.
GST at 9% is applied to each progressive instalment as it falls due, not once at the end. Loan disbursement begins only after the S&P period, so the monthly repayment shown against each stage is the full-tenure amortisation of the cumulative amount drawn to that point, which is why it climbs through construction rather than starting at its final level.
Why the Loan-to-Value Caps at 80%
There is no MAS loan-to-value ceiling for non-residential property, and banks will quote higher ratios on completed industrial units. On a building under construction the constraint is the schedule itself: 20% of the price falls due across the eight-week S&P period, before the bank disburses anything. That first 20% is cash, so the practical maximum at purchase is 80%.
When You Can Claim the GST Back
Whether GST can be reclaimed, and when, depends on what the buying entity actually does. There are two cases, and they behave differently.
An operating company. If the buyer is GST-registered and already carrying on taxable business activities, the GST on the purchase can generally be claimed as input tax as it is incurred through the construction period, subject to the rules set by IRAS.
A non-operating company. If the buyer is a newly incorporated entity or an investment-holding company not yet carrying on taxable activities, claims generally cannot begin during construction. They start once the property reaches TOP and operating activities commence — leasing the units out as a taxable supply, or operating the business from the premises — again subject to the rules set by IRAS.
The practical consequence for a non-operating buyer is a timing gap. GST leaves the business progressively through construction and only comes back after TOP. Model the cash flow rather than the net figure, and confirm your position with IRAS or your tax adviser before committing.
What This Calculator Does Not Include
Fitting-out costs, valuation fees, mortgage stamp duty on the loan documents, and any bank processing fees sit outside these figures. For an owner-occupier moving from leased premises, rent on the existing unit continues throughout construction alongside progressive interest — model both together.
No pricing has been released for this development, so the default figures here are illustrative. See the pricing page for price list status, and the industrial loan page for how banks assess these purchases.
Frequently Asked Questions
How much cash do I need upfront for an industrial BUC purchase?
The S&P period requires 20% of the purchase price within roughly eight weeks, plus 9% GST on that amount, plus Buyer's Stamp Duty and legal fees. On a $2,000,000 unit that is $400,000 plus $36,000 GST plus $69,600 BSD, so about $505,600 before any bank disbursement begins.
Can I borrow more than 80% on a building under construction?
In practice no, because the first 20% falls due during the S&P period before any bank disbursement starts. Higher loan-to-value ratios quoted for industrial property generally apply to completed units, not to a building under construction.
When can I claim back the GST on an industrial purchase?
It depends on the buying entity. An operating company that is GST-registered and already carrying on taxable business activities can generally claim the GST as input tax as it is incurred. A non-operating company, such as a newly incorporated or investment-holding entity, generally begins claiming only once the property reaches TOP and operating activities commence, such as leasing the units out or running the business from the premises. Both are subject to the rules set by IRAS.
Discuss Your Sengkang Connection Numbers
These are indicative estimates. For a figure specific to your business, its financing position and the unit you have in mind, speak to us directly.