Industrial Purchase Calculator

This calculator estimates the full cost of buying an industrial unit at Sengkang Connection, from the cash needed to secure it through to the monthly repayment once the loan is fully drawn. It follows the standard progressive payment schedule for an industrial unit bought under construction, applies 9% GST to every instalment, and computes Buyer's Stamp Duty on the commercial and industrial scale.

It is built for industrial purchases specifically, using that staging, the commercial and industrial duty scale, and GST on every instalment. See the payment scheme page for the schedule in narrative form and the stamp duty and GST page for the statutory position. For duty on its own, use the stamp duty calculator.

Pricing will be released by the developer. Until then the calculator opens at an illustrative $1,500,000 so the figures compute on load. That number bears no relation to Sengkang Connection, whose price list follows from the developer — see the pricing page. Enter your own figure to model a purchase.

How the Sengkang Connection Calculator Works

Buyer's Stamp Duty is computed on the commercial and industrial 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. No Additional Buyer's Stamp Duty arises on this purchase.

GST at 9% is applied to each progressive instalment as it falls due rather than once at the end, and it follows what is owed to the developer, not what you personally fund. At a higher loan-to-value the developer is still owed the full 20% during the S&P period, so GST on that 20% remains payable in cash.

Loan disbursement begins 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. It climbs through construction rather than starting at its final level.

What Governs the Loan-to-Value on a Sengkang Connection Unit

There is no MAS loan-to-value ceiling on an industrial purchase — each bank sets its own limit, driven mainly by intended use, the borrower's financial position and the valuation. Owner-occupiers are treated most favourably, since the bank is lending against a business that will occupy and maintain the premises.

The prescribed payment schedule governs what the buyer owes the developer at each construction stage, not who supplies the funds. Where a facility above the stage sum is granted, the bank draws the excess at completion of the sale once the mortgage is in place. Below 80% the loan exhausts and later stages revert to cash — the schedule shows this in the "Your cash" column rather than over-disbursing.

Speak to your banker early so the loan tenure is set against the lease from the outset. The industrial loan page sets out how lenders approach an industrial purchase.

When GST on a Sengkang Connection Purchase Can Be Claimed Back

GST recovery is not something that can be determined from the outside — it turns on the buying entity and its own circumstances. As a general guideline, and subject to the rules set by IRAS, two situations are commonly distinguished.

Where the buyer is an operating company. If the entity is GST-registered and already carrying on taxable business activities, the general guideline is that GST on the purchase may be claimed as input tax as it is incurred through the construction period.

Where the buyer is a non-operating company. If the entity is newly incorporated, or an investment-holding company not yet carrying on taxable activities, the general guideline is that claims would not usually begin during construction. They may instead start once the property reaches TOP and operating activities commence — for example leasing the units out as a taxable supply, or operating the business from the premises.

Both are guidelines rather than determinations, and the position in any particular case is subject to the rules set by IRAS. Confirm yours with IRAS or a tax adviser before committing.

Other Costs to Budget for at Sengkang Connection

Alongside the figures above, budget for fitting out, valuation and bank fees, and mortgage duty on the loan documents. Owner-occupiers moving from leased premises should also plan for the overlap with existing rent during construction — the Sales Concierge can help map the full timeline.

The property tax estimate assumes a rent you supply and applies the flat 10% of Annual Value that applies to this asset class. IRAS sets the Annual Value from market rents, and nothing is levied during construction — property tax starts at TOP.