Your Next Property Move, Simulated Before You Commit
Compare every realistic upgrade path using your actual numbers, projected wealth outcomes, affordability, CPF utilization and risk exposure.
Wealth dashboard before deciding the next move
This is the starting position: current property equity, CPF returned, cash proceeds, income capacity and estimated borrowing power.
Where the HDB sale proceeds actually go
This is intentionally the clearest section. Most homeowners think sale price becomes cash. The waterfall shows loan redemption, CPF refund and selling costs before usable cash emerges.
| Sale Proceeds Step | Amount |
|---|---|
| Sale Price | $880,000 |
| Less Loan Redemption | -$265,000 |
| Less CPF Refund | -$318,000 |
| Less Fees + GST | -$19,184 |
| Less Legal | -$3,500 |
| Net Cash Proceeds | $274,316 |
| Available Buying Power | $834,316 |
Five realistic strategic routes
This is not a listing showcase. Each route is assessed as a financial and life-planning decision.
Resale Condo
Fastest move-in path with clearer completion funding and immediate lifestyle upgrade.
Suitability 63/100New Launch Condo
Staged payment route with future TOP timing, higher waiting risk and cleaner asset age.
Suitability 60/100Executive Condo
Lower entry quantum but stricter eligibility, MSR and resale levy considerations.
Suitability 64/100Landed Property
Maximum lifestyle control and scarcity, but strongest liquidity and leverage pressure.
Suitability 48/100Right-Sizing
Capital preservation route that prioritises liquidity, retirement readiness and stress reduction.
Suitability 78/100Sequence risk before property choice
For many HDB upgraders, the wrong sequence creates more stress than the wrong property. This engine compares liquidity, exposure and timeline complexity.
Sell First
Lower liquidity risk, clearer CPF/cash position, but temporary housing may be needed.
Buy First
More convenience and control, but requires stronger cash buffers and bridging confidence.
Sell First
Recommended because proceeds, CPF refund and true cash position become clearer before committing to the next purchase.
Weighted scorecard across family, wealth and risk
The recommendation is not based only on affordability. It weighs capital growth, liquidity, lifestyle, school proximity, retirement readiness and risk control.
Radar Chart
Right-Sizing vs Executive Condo| Factor | Right-Sizing | Executive Condo |
|---|---|---|
| Affordability | 84 | 66 |
| Capital Growth | 64 | 91 |
| Cash Flow Comfort | 71 | 60 |
| Lifestyle Upgrade | 62 | 78 |
| Family Suitability | 71 | 78 |
| School Proximity | 69 | 72 |
| Retirement Readiness | 90 | 59 |
| Liquidity Preservation | 92 | 43 |
| Risk Management | 96 | 36 |
| Rank | Route | Score | Risk |
|---|---|---|---|
| 1 | Right-Sizing | 78 | Low |
| 2 | Executive Condo | 64 | Elevated |
| 3 | Resale Condo | 63 | Moderate |
| 4 | New Launch Condo | 60 | Moderate |
| 5 | Landed Property | 48 | Elevated |
5, 10 and 15 year scenario view
Projection is a decision aid, not a forecast. The purpose is to compare directionally: property value growth, equity growth, loan reduction and net worth.
Net Worth Projection
| Route | 5 Years | 10 Years | 15 Years | Read |
|---|---|---|---|---|
| Resale Condo | $1,224,024 | $1,827,263 | $2,532,670 | Requires additional funds / cash discipline |
| New Launch Condo | $1,393,111 | $2,083,721 | $2,898,691 | Requires additional funds / cash discipline |
| Executive Condo | $1,209,488 | $1,732,757 | $2,356,722 | Requires additional funds / cash discipline |
| Landed Property | $3,052,958 | $3,957,097 | $5,012,077 | Requires additional funds / cash discipline |
| Right-Sizing | $935,591 | $1,154,928 | $1,405,512 | Preserves residual buffer |
Which route is best for which objective?
Clients rarely optimise for one thing only. This matrix lets the advisor separate own-stay comfort, school fit, future upgrading and lowest-risk planning.
Landed Property
Score 48 / Risk Elevated
Landed Property
Score 48 / Risk Elevated
Resale Condo
Score 63 / Risk Moderate
Right-Sizing
Score 78 / Risk Low
Executive Condo
Score 64 / Risk Elevated
Right-Sizing
Score 78 / Risk Low
Executive Condo
Score 64 / Risk Elevated
Right-Sizing
Score 78 / Risk Low
Risk gauges and mitigation map
Every recommendation is only as good as its downside control. The system makes risk visible before commitment.
Stress-test mortgage against income capacity.
Manage with realistic pricing and backup options.
Keep monthly debt ratio visible after completion.
Separate buying power from true cash reserve.
Haircut variable income in planning.
School, caregiving and space must fit the same plan.
Verify IPA before shortlisting, use a sale-first sequence unless bridging is documented, keep cash reserve after BSD/downpayment, ring-fence renovation and rental buffers, and avoid treating approved loan quantum as the same thing as comfortable loan quantum.
Private wealth-style recommendation
A concise advisor decision memo designed to anchor the client conversation around strategy, not listings.
Alternative route: Executive Condo
Reasoning
Right-Sizing currently offers the best weighted balance between affordability, liquidity preservation, risk control, family objectives and projected net worth.
Key Advantages
Stronger fit score, manageable monthly mortgage under stress rate, clearer funding position and better alignment with stated priorities.
Potential Drawbacks
Funding gap, renovation/rental buffer, CPF usage, EC eligibility or timing restrictions must be verified before any commitment.
Advisor Notes
Proceed only after bank IPA, CPF statement, HDB sale valuation range and final transaction timeline are confirmed. The route should remain strategy-led until funding confidence is above 85%.
From valuation to move-in: advisory timeline
The output becomes an operating plan: what must be verified, when it happens, and where a decision gate is required.
Valuation
Validate realistic HDB sale range and conservative proceeds.
Financial Assessment
Confirm CPF refund, cash reserve, loan IPA and monthly comfort.
Property Search
Shortlist routes only after affordability guardrails are set.
Offer
Run funding check before option fee or booking fee.
Sale
Secure sale timeline and manage CPF refund sequence.
Purchase
Exercise with confirmed loan, BSD and legal funding.
Completion
Track legal completion, loan drawdown and cash reserve.
Move-In
Execute renovation/rental/move plan without disrupting liquidity.