A free self-check tool for HDB upgraders. Your real cash proceeds, your real mortgage stress-tested at 4 percent, and how many months you can hold with no income coming in.
No email required. Opens a copy in your own Google Drive.
The calculator returns your numbers. Go through them with our team before you act on them, so the blind spots get covered too.
You'll find out your real cash proceeds, your real mortgage stress-tested at 4 percent, and how many months you can hold without any income.
The budget that still works after a rate reset, a stopped income, and a slow resale. This is the number we build the plan around.
Workable, but the buffer thins out. Every assumption has to hold, and you carry the risk if one of them doesn't.
What a bank would approve. Not a recommendation. You should know where this line sits precisely so you never drift toward it.
The actual dashboard. Nothing is hidden behind a form.
What lands in your hands after the outstanding loan is cleared and CPF takes back what it is owed with accrued interest. Not the headline sale price.
Modelled at the MAS medium-term rate floor for private residential loans over a 30 year tenure, not at whatever rate is on offer today. Banks must use the higher of 4 percent or your thereafter rate, so this is the honest figure.
The number that separates an upgrade you ride out from one you are forced to sell out of. Everything else on this page is secondary to it.
The calculator returns your numbers. Go through them with our team before you act on them, so the blind spots get covered too.
Can you survive holding it when life doesn't go to plan? Stress-tested CPF runway, interest rate moves, and a 12-month cash buffer come before any property is shortlisted.
Is it a genuinely good unit, or just a good label? Bedroom usability, layout efficiency, privacy, kitchen practicality: the friction that compounds every day you live there.
Is the entry price supported by actual transaction evidence, same stack, same size band, same floor band? Profit is determined at purchase, not at sale.
Five to eight years out, who's the realistic buyer? Demand depth, upgrader catchment, quantum defensibility. Not hope. Repeatable demand.
Both 43, dual income $16,000 a month, MOP 2025. The loan approval was never the issue. With a TDSR ceiling of $8,800 and a stress-tested instalment of $6,893, they had $1,907 a month of headroom. The cash was the issue.
Their entire cash proceeds from a $980,000 sale covered the 5 percent minimum cash and fell $32 short. The 20 percent and the stamp duty had to come from the returned CPF. On paper they qualified comfortably. In cash, there was nothing spare.
They made the purchase, but only with careful planning to ensure their CPF could carry over 10 years of holding power.
Names changed to protect client privacy. Property type, financial figures, and analytical structure are real. Accrued interest estimated at ~12% of CPF used; actual figure depends on individual contribution timeline. Stress test modelled at 4% over a 30-year tenure, being the MAS medium-term interest rate floor for private residential property loans. Loan-to-value, minimum cash component and Buyer's Stamp Duty computed on the published statutory schedules for a $1,925,000 private residential purchase by Singapore Citizens with no outstanding residential property loan. Your own figures will differ.
"It's not about what you can buy. It's about what is safe for you to buy."
With Ismail Gafoor and Yong Hock, PropNex, 2020.
Associate Group District Director with PropNex, leading the HeroHomes team of over 60 agents.
"Most agents will tell you what you want to hear. I'll tell you what the numbers say, even if that means telling you not to buy."
I built HeroHomes on one belief: that the right advice sometimes means walking away from a deal. We don't chase volume. We assess whether an upgrade is genuinely safe for each family, and if it isn't, we say so clearly.
Turns out, that kind of honesty is rare enough that people talk about it. Word spread. Referrals came in. Our team grew. Today, HeroHomes advises over 600 families a year, a number that keeps growing, not because we chase transactions, but because clients trust what we tell them. We've become one of the leading condo upgrading advisory teams in Singapore, and the volume is simply what happens when the approach is right.
Every client goes through our H.O.M.E. framework: a structured assessment of Holding Power, Ownership Quality, Market Price, and Exit Strategy. We don't recommend an upgrade unless it passes all four. If it doesn't, we tell you to wait.
Six families who used the same framework. Different price points, different timelines, same approach to risk.
"Impartial · Persistent · Zero COV Purchase"
Heikal and Syafiq were pivotal in our decision to upgrade to an EM. Their impartial advice helped us navigate a decision that wasn't easy. They persisted with aggressive viewings even through Hari Raya, ultimately securing our first offer without COV. Their pricing advice and network closed the deal within a single weekend.
"Knowledgeable · Caring · Highly Recommended"
Our experience with HeroHomes was exceptional. Their in-depth knowledge of the local market provided valuable insights on property values and investment opportunities. Communication was excellent throughout, always updated, always available. Most importantly, we felt genuinely cared for as clients.
"Smooth · Contactable · Results-Driven"
Awesome experience with HeroHomes. Heikal made the transaction smooth and easy, always contactable whenever we had questions. We bought Wandervale in Aug '23, and by Nov '23 the last transacted price for a similar unit was more than $100K above what we paid.
"Patient · Attentive · Seamless Teamwork"
Heartfelt thanks to HeroHomes for their service in helping us sell and purchase our home. Heikal was patient, attentive, and took the time to explain every detail. Norida, Karin, and Glen each played their part efficiently. The teamwork was seamless, and the whole experience was stress-free.
"Professional · Above and Beyond · Stress-Free"
Heikal and Ashraff were incredibly knowledgeable and took the time to understand my needs throughout the selling process. What stood out was their professionalism and dedication, always available, always going above and beyond. They made the entire experience stress-free from start to finish.
"Hardworking · Friendly · Exceeded Expectations"
HeroHomes exceeded our expectations. Heikal, Haziq, Norida, and Glen were an absolute pleasure to work with: hardworking, experienced, and professional. What stood out most was how approachable they were, which made the entire process seamless.
Not a sales call. A numbers session. Bring your HDB details, your income, and your worst-case question. If upgrading makes sense, we'll map exactly how to do it safely. If it doesn't, you'll hear that clearly, and why.
No commitment. No agent follows up unless you ask.
Your details go directly to Heikal. No third parties.
Heikal Shafrudin · Associate Group District Director · PropNex Realty Pte Ltd
CEA Salesperson Registration No. R016820G · Agency Licence No. CONFIRM
This page is for general information and does not constitute financial advice. Figures shown are illustrative of past cases and are not a projection of future outcomes.
