Industrial Purchase Calculator
Work out cash upfront, the stage-by-stage payment schedule and monthly repayments.
This calculator models the full cost of buying a unit at Smart Food @ Mandai — cash needed to secure the unit, the instalment schedule while the building goes up, and the monthly repayment once the loan is fully drawn. The development is under construction with vacant possession expected 31 May 2028, so payments follow the Sale of Commercial Properties Act progressive schedule. For duty on its own, see the stamp duty calculator. For the unit sizes these figures apply to, see the balance units chart.
Purchase details
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.
The first eight weeks
Add a booking date to turn the week numbers into dates.
Loan summary
At the loan-to-value selected on the left.
Payment breakdown, weeks 0 to 8
GST is charged on each instalment as it falls due, not once at the end.
Cash needed to secure the unit
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.
Progressive payment schedule
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 |
|---|
Monthly 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.
Property tax estimate
Payable from TOP onwards. Nothing is levied during construction.
Commercial and industrial 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.
Three loan-to-value ratios side by side
Same price, tenure and rate; only the loan differs.
How the Smart Food @ Mandai calculator works
Your own funds go in first. The 20% due on booking and signing the sale and purchase agreement is always cash, whatever loan you take. The bank then disburses against each construction stage as the developer bills it, up to the loan amount. Where the loan-to-value is below 80% the loan runs out before the schedule does, and the later stages revert to cash — the schedule shows this in the “Your cash” column rather than quietly over-drawing the facility.
Interest accrues only on what has actually been disbursed, which is why the repayment in the early rows is far below the eventual monthly figure. The full monthly repayment applies once the loan is drawn in full, at or shortly before vacant possession.
What governs the loan-to-value available on Smart Food @ Mandai
There is no regulatory loan-to-value ceiling on an industrial purchase. The limit is a credit decision, and the two ends of the range behave differently: an operating company taking the unit for its own production is generally offered up to 90%, while a purchase held for rental income is usually assessed nearer 80%. Where the borrower is an individual rather than a company, the Monetary Authority of Singapore’s Total Debt Servicing Ratio caps total monthly debt obligations at 55% of gross monthly income, and that will often bind before the bank’s own ceiling does.
Tenure is typically shorter than on a home loan and is assessed against the borrower’s profile. Run the comparison view at 70, 80 and 90% before committing to a figure — the difference in cash upfront is substantial.
When GST can be recovered at Smart Food @ Mandai
GST at 9% applies to the purchase price and is payable in cash alongside each instalment. A GST-registered operating company that will use the unit in the course of its business can generally claim the GST as input tax in the relevant accounting period, which makes the cash outlay a timing cost rather than a permanent one. A non-operating holding entity, or a buyer who is not GST-registered, will usually carry it as a real cost.
This is a guideline, not a ruling on your circumstances. Input tax recovery depends on your registration status, the use to which the unit is put and the conditions for claiming input tax — all subject to the rules set by IRAS. Confirm the treatment with your tax adviser before relying on it.
Property tax at Smart Food @ Mandai
Property tax is levied at a flat 10% of Annual Value. IRAS sets the Annual Value from estimated market rentals for comparable space, whether or not the unit is actually let. Nothing is levied while the building is under construction — property tax starts at TOP.
What this Smart Food @ Mandai estimate excludes
Fitting-out and cold-room installation, valuation fees, mortgage duty, bank processing and facility fees, and any construction-stage interest capitalised outside the schedule. For an owner-occupier there is a further cost the schedule cannot show: rent on your existing premises continues to run alongside the progressive interest until you move in. Build that overlap into your own planning.
Smart Food @ Mandai purchase questions
Can I use CPF to buy a unit at Smart Food @ Mandai?
No. CPF savings cannot be applied to an industrial purchase. Every cash component in the schedule above — the 20% due on booking and signing, the GST on each instalment, Buyer’s Stamp Duty and legal fees — is funded from cash or company funds.
Is GST charged on the full purchase price?
Yes. GST at 9% applies to the purchase price and falls due instalment by instalment as each stage is billed. Banks do not finance GST, so it is a cash item throughout, including on the portion of the price a loan is covering.
What loan-to-value can I expect on a B2 food factory unit?
There is no regulatory loan-to-value cap on an industrial purchase; the ceiling is set by the bank. An operating company buying the unit for its own production is generally offered up to 90%, while a purchase held as an investment is usually nearer 80%. Where the borrower is an individual, the Monetary Authority of Singapore’s Total Debt Servicing Ratio of 55% also applies.
Figures are indicative estimates and must be confirmed with IRAS, MAS or your bank. To discuss a specific unit, speak with our team.