Singapore ROI Calculator
Work out your return on investment in SGD — total and annualised returns, compared against inflation and the SORA benchmark.
SG ROI Calculator
Return on Investment · IRAS YA 2026
Buy Price
Sell Price & Income
Holding Period & Tax
Your Return
ROI · After-tax position · Benchmarks
ROI Summary
Based on a total cost base of SGD 51,000 and net sale proceeds of SGD 74,200, the capital gain is SGD 23,200 (a non-taxable capital gain under IRAS rules). giving a total return of SGD 23,200.
The total ROI is 45.49% over 5 years, with a CAGR of 7.79% p.a. After estimated tax of SGD 0, the after-tax ROI is 45.49%.
Tax Treatment on the Gain
Per the Inland Revenue Authority of Singapore (IRAS), Singapore has no general capital gains tax. Gains from selling property, shares and financial instruments are generally not taxable for individual investors. Tax applies only when IRAS considers the activity to be trading — assessed under the "badges of trade".
Impact of Singapore's No-CGT Framework
The IRAS "Badges of Trade"
IRAS uses a non-exhaustive set of factors to distinguish a capital gain from trading income. No single factor is decisive — IRAS weighs them in combination:
| Factor | Points Toward Trading |
|---|---|
| Frequency of transactions | Many similar transactions in a short period |
| Holding period | Short holding periods (especially < 6 months) |
| Reason for sale | Pre-planned exit at a target profit, not personal need |
| Profit motive | Bought primarily for resale at a profit |
| Financing | Short-term loans or high leverage |
| Supplementary work | Significant work done to enhance saleability |
| Nature of asset | Type of asset typically held by traders, not investors |
Break-even & Target Sell Price
Based on the cost base and disposal costs, what sale price is needed? Enter a target ROI below, or see the prices required to break even, beat inflation, or beat the 3-month compounded SORA.
How ROI Is Calculated
Return on Investment measures the percentage gain or loss on an investment relative to its full cost. The calculation captures every dollar in and every dollar out — purchase price plus acquisition costs on the way in, sale proceeds minus disposal costs on the way out, plus any income earned along the way.
Total ROI (period return)
Gross ROI compares total return to the cost base. Useful for a single snapshot of performance.
Total Return = Capital Gain + Income During Hold
Example: SGD 50,000 + SGD 1,000 cost; sold SGD 75,000 − SGD 800 = SGD 74,200 net. Capital Gain SGD 23,200 → ROI 45.5%.
CAGR (annualised return)
Compound Annual Growth Rate converts the total return into a consistent yearly rate, so investments held for different lengths of time can be compared on the same basis.
Example: SGD 51,000 grows to SGD 74,200 over 5 years → CAGR ≈ 7.8% p.a.
Singapore's No-CGT Framework
Singapore is among the most tax-efficient jurisdictions globally for individual investors. Per IRAS, gains from selling shares, property and financial instruments are generally not taxable. Singapore-sourced dividends paid by tax-resident companies are also exempt under the one-tier corporate tax system, and there is no inheritance tax.
Generally Tax-Free
- –One-off sale of shares listed on SGX or overseas exchanges
- –Sale of investment property (held as a long-term investment)
- –Sale of financial instruments and bonds (capital nature)
- –Singapore-sourced dividends (one-tier system)
- –Inheritance — no estate or inheritance tax
Taxable as Income (Badges of Trade)
- ✓Frequent buying and selling of property or shares
- ✓Bought with the primary intention of resale at a profit
- ✓Property developer / dealer activity
- ✓Share trading conducted as a business
- ✓Rental income (always taxable as income)
- ✓Foreign-sourced gains under s 10L (limited cases — economic substance test)
IRAS Resident Income Tax Brackets YA 2026
When a gain is taxable as trading income, it is stacked on top of other chargeable income and the IRAS progressive brackets apply. The first SGD 20,000 of chargeable income is tax-free.
| Chargeable Income | Rate | Tax on Band |
|---|---|---|
| SGD 0 – 20,000 | 0% | SGD 0 |
| SGD 20,001 – 30,000 | 2% | SGD 200 |
| SGD 30,001 – 40,000 | 3.5% | SGD 350 |
| SGD 40,001 – 80,000 | 7% | SGD 2,800 |
| SGD 80,001 – 120,000 | 11.5% | SGD 4,600 |
| SGD 120,001 – 160,000 | 15% | SGD 6,000 |
| SGD 160,001 – 200,000 | 18% | SGD 7,200 |
| SGD 200,001 – 240,000 | 19% | SGD 7,600 |
| SGD 240,001 – 280,000 | 19.5% | SGD 7,800 |
| SGD 280,001 – 320,000 | 20% | SGD 8,000 |
| SGD 320,001 – 500,000 | 22% | SGD 39,600 |
| SGD 500,001 – 1,000,000 | 23% | SGD 115,000 |
| Above SGD 1,000,000 | 24% | — |
Benchmarking Against Inflation & the SORA Rate
A positive ROI in cash terms does not necessarily mean a positive real return. Two benchmarks help frame whether an investment delivered genuine value: MAS Core Inflation (preserves purchasing power) and the 3-month compounded SORA (the near-risk-free return available on SGD cash). MAS doesn't set a policy interest rate — it manages the S$NEER — so the SGD-side risk-free reference is SORA.
Inflation — MAS Core / SingStat CPI
Cumulative inflation measures how much prices have risen over the holding period. An after-tax ROI below cumulative inflation means a real-terms loss of purchasing power. MAS Core Inflation excludes accommodation and private transport costs, providing a more stable underlying measure.
Latest MAS Core: 2.0% y-o-y in July 2026 (MAS).
3M Compounded SORA
The Singapore Overnight Rate Average (SORA) is the SGD risk-free benchmark, published daily by MAS. The 3-month compounded version is widely used as a mortgage and deposit reference rate. The equivalent cumulative return shows what a cash deposit at this rate would have earned.
Current 3M SORA: 1.20% (11 September 2026 reading; MAS).
Frequently Asked Questions
Common questions about ROI calculation, Singapore's no-CGT framework, the IRAS badges of trade, and how different investment types are treated — answers verified against official IRAS, MAS and SingStat guidance.
Return on Investment (ROI) measures the total percentage gain or loss on an investment relative to its full cost. It is calculated as: ROI = (Net Profit ÷ Total Cost Base) × 100.
For example, if SGD 51,000 (including costs) was paid for an asset and it was sold for net SGD 74,200, the ROI is (SGD 23,200 ÷ SGD 51,000) × 100 = 45.5%. ROI does not account for how long the investment was held — use CAGR for time-adjusted comparisons.
Inland Revenue Authority of Singapore (IRAS)CAGR stands for Compound Annual Growth Rate. While ROI measures total percentage gain over the full holding period, CAGR converts this into a consistent annual rate — making it easier to compare investments held for different lengths of time.
The formula is: CAGR = (Final Value ÷ Cost Base)^(1 ÷ Years) − 1. For example, a 47% ROI over 5 years equals a CAGR of approximately 8.0% per year, while the same 47% ROI over 10 years is only 3.9% per year.
Monetary Authority of Singapore (MAS)There is no universal benchmark, but two common reference points are: the 3-month compounded SORA (1.20% as at 11 September 2026) as a near risk-free baseline, and the MAS Core Inflation rate (2.0% y-o-y in July 2026) as the minimum needed to preserve purchasing power.
An investment that beats both benchmarks on an after-tax, annualised basis (CAGR) is generally considered to have delivered a positive real return.
MAS — Domestic Interest RatesAfter-tax ROI is the return after any tax has been deducted. Singapore has no general capital gains tax, so for most one-off investment gains the after-tax ROI equals the gross ROI. However, when IRAS treats a disposal as trading income (under the badges of trade), the whole gain is taxed at the marginal rate — which can materially reduce the after-tax figure for high-income earners.
After-Tax ROI = (After-Tax Profit ÷ Total Cost Base) × 100. Rental income earned during the hold is always taxable as income, even when the eventual capital gain is not.
IRAS — Capital vs Trading GainsInflation erodes purchasing power over time. MAS Core Inflation (which excludes accommodation and private transport costs) was 2.0% y-o-y in July 2026. An ROI that does not exceed cumulative inflation over the holding period represents a real-terms loss in purchasing power — even if it appears profitable in cash terms.
This calculator compares the after-tax ROI against both cumulative MAS Core Inflation and the cumulative 3M compounded SORA so real return is visible alongside the headline figure.
MAS — Monetary PolicyThe break-even sell price is the minimum amount needed to recover total outlay — including purchase price, acquisition costs, and disposal costs — with zero profit. It is calculated as: Break-even = Total Cost Base + Disposal Costs.
For property in Singapore, the break-even figure should also factor in stamp duties paid (BSD on purchase, and SSD on sale if disposed within the SSD holding period). Knowing the break-even price provides a floor on acceptable sale prices.
IRASNo. According to IRAS, Singapore does not impose a general capital gains tax. Gains from selling shares, property and financial instruments are generally not taxable for individual investors who hold them as long-term investments.
However, gains can be taxed as income if IRAS considers the activity to be trading. The distinction depends on the facts and circumstances, assessed under the "badges of trade" — frequency, holding period, profit motive, financing, reason for sale, and nature of the asset.
IRAS — Gains from SaleThe "badges of trade" are factors IRAS uses to decide whether a gain is a non-taxable capital gain or taxable trading income. No single badge is decisive — IRAS weighs them together. Key factors:
- Frequency: Many similar transactions in a short period suggest trading
- Holding period: Short holds (especially under 6 months) suggest trading
- Reason for sale: Pre-planned exit at a target profit suggests trading
- Profit motive: Bought primarily for resale suggests trading
- Financing: Short-term loans or high leverage suggest trading
- Supplementary work: Significant work done to enhance saleability
- Nature of the asset: Type usually held by traders rather than investors
For an individual selling an investment property held long-term, the gain is generally not taxable. However, IRAS may treat the gain as trading income if there is evidence of property trading — for example, frequent buying and selling, owning multiple units sold within short periods, or renovating primarily to increase resale value.
Separate from income tax, property transactions are subject to stamp duties: Buyer's Stamp Duty (BSD) on purchase, Additional Buyer's Stamp Duty (ABSD) in many cases, and Seller's Stamp Duty (SSD) if a residential property is sold within 4 years of purchase (for properties bought on or after 4 July 2025; 3 years for earlier purchases). These are not income tax.
IRAS — Stamp DutyWhen IRAS treats a gain as trading income, the calculation is:
- (1) Sale proceeds − purchase price − allowable expenses = gain.
- (2) The whole gain is added to other chargeable income for the year.
- (3) Tax is calculated on total chargeable income using the IRAS progressive brackets (0% to 24%).
There is no inclusion-rate discount, no annual exempt amount, and no holding-period concession — the gain is taxed exactly like salary or business income. The first SGD 20,000 of chargeable income is tax-free.
IRAS — Income Tax RatesSingapore-sourced dividends paid by a tax-resident company are tax-exempt in the hands of shareholders under Singapore's one-tier corporate tax system — tax has been finally paid at the company level, so no further tax is imposed on shareholders.
Foreign-sourced dividends received in Singapore are exempt for individuals (not resident in Singapore through a partnership) under section 13(7A) of the Income Tax Act. REIT distributions to individuals are generally tax-exempt, except for income from carrying on a trade in REIT units.
IRAS — DividendsFor Singapore tax-resident individuals, foreign-sourced capital gains received in Singapore are generally not taxable. The territorial tax system means non-Singapore-sourced income is taxed only on remittance, and capital gains are not within the scope of income tax in the first place.
Note: Section 10L of the Income Tax Act (effective 1 January 2024) can tax certain foreign-sourced disposal gains received by relevant entities (mainly companies in MNE groups) that do not meet an economic substance test. This typically does not affect individual investors making one-off disposals.
IRAS — Foreign IncomeMost non-taxable capital gains do not need to be reported because they fall outside the scope of income tax. However, you must report gains to IRAS when:
- You are treated as a property trader or share dealer by IRAS — gains are business income.
- You receive rental income from investment property (always reportable).
- The activity meets enough badges of trade that IRAS would assess it as trading.
Annual tax returns for individuals are due by 15 April (paper) or 18 April (e-filing). Year of Assessment 2026 covers income earned in calendar year 2025.
IRAS — Filing Your ReturnWhen a gain is taxable in Singapore (under the badges of trade), the cost base includes:
- (1) Purchase price of the asset
- (2) Acquisition costs — brokerage, legal fees, stamp duty paid on purchase
- (3) Disposal costs — agent fees, brokerage, legal fees on sale
- (4) Improvement costs (for property — not routine repairs and maintenance)
Including all allowable costs reduces the taxable gain. For non-taxable capital disposals, the cost base is less critical for tax — but accurate records should still be kept in case IRAS later assesses the activity as trading.
IRASDisposal costs (agent fees on property, brokerage on shares) reduce net sale proceeds — and where a gain is taxable, also reduce the taxable amount.
For ROI purposes: Net Proceeds = Sale Price − Disposal Costs, and Total Cost Base = Purchase Price + Acquisition Costs. For Singapore property, Seller's Stamp Duty (SSD) paid on sales within the SSD period (4 years residential for purchases from 4 July 2025) should also be considered as part of the effective cost of the transaction.
IRAS — Seller's Stamp DutyFor most Singapore individual investors holding shares as long-term investments, gains are not taxable — so the exact cost-basis method (FIFO vs weighted average) generally has no tax consequence.
For taxable share traders (treated as carrying on a business), IRAS expects records consistent with accepted accounting principles. The weighted-average cost method is most commonly used for identical shares of the same class. Accurate records of every transaction should be kept regardless, in case the activity is later reassessed as trading.
IRASYes. Income received while holding an investment — rent and foreign dividends remitted to Singapore — contributes to total return and should be included for an accurate ROI picture. This calculator includes an optional field for income earned during the hold.
Important: Rental income is always taxable at the marginal rate in Singapore. Singapore-sourced dividends paid by tax-resident companies are exempt under the one-tier system. Interest from approved banks is also generally exempt for individuals.
IRAS — What is TaxableFor individual investors holding SGX-listed shares as a long-term investment, gains on sale are not taxable in Singapore. There is no CGT and no specific rule that taxes one-off share disposals by individuals.
Gains become taxable if IRAS considers the activity to be share trading conducted as a business — assessed under the badges of trade. Dividends paid by Singapore tax-resident companies are exempt under the one-tier corporate tax system.
IRAS — Shares and Financial InstrumentsPer IRAS, the tax treatment of crypto gains depends on the nature of the activity. For an individual holding crypto as a long-term investment, gains are generally not taxable (no CGT applies).
However, where crypto is bought and sold frequently with a profit-seeking motive, IRAS may consider the activity to be trading — and the gains become taxable as income at the marginal rate. The same badges-of-trade test applies. Crypto received as income from mining, staking or as payment is taxable as income when received.
IRAS — Digital TokensYes — for most homeowners. The gain on sale of an owner-occupied residential property is generally not taxable as income, because it is a capital gain. There is no specific "main home" relief because there is no CGT to begin with.
The sale may, however, attract Seller's Stamp Duty (SSD) if the property is sold within 4 years of purchase (rates from 16% in year 1, scaling down; applies to properties bought on or after 4 July 2025). SSD is a transaction tax, not an income tax — it applies regardless of whether the seller made a profit. The buyer separately pays BSD and potentially ABSD.
IRAS — Seller's Stamp DutyRental income is always taxable at the marginal rate in Singapore, in the year received. Allowable expenses (property tax, mortgage interest, repairs, agent commission) can reduce the taxable amount. Alternatively, individuals can elect for a 15% deemed-expense deduction.
Capital gain from selling the property is generally tax-free, unless IRAS considers the disposal to be trading. The transaction is also subject to stamp duties (BSD for the buyer; SSD for the seller if sold within 4 years residential, for purchases from 4 July 2025).
IRAS — Rental IncomeGenerally, no. Singapore does not impose a capital gains tax on personal-use property (cars, jewellery, art held for personal enjoyment, household items). The no-CGT default applies.
However, where a person trades regularly in items such as art, collectibles or watches, IRAS may consider the activity to be a business — bringing gains into income tax. The badges of trade apply the same way as for any other asset class.
IRASImportant Disclaimer
For educational and informational purposes only. This calculator produces estimates of Return on Investment (ROI), Compound Annual Growth Rate (CAGR) and Singapore income tax payable on the gain (where applicable) based on the inputs provided and Inland Revenue Authority of Singapore (IRAS) Year of Assessment 2026 settings (income year 2025). Singapore does not impose a general capital gains tax; gains on shares, property and financial instruments are generally not taxable for individual investors. IRAS may, however, treat a gain as trading income under the "badges of trade" — assessing frequency, holding period, profit motive, financing, reason for sale, supplementary work, and nature of the asset. When taxable, the whole gain is added to chargeable income and taxed at the marginal rate using the IRAS progressive brackets (0% to 24%). The first SGD 20,000 of chargeable income is tax-free. Benchmark figures use MAS Core Inflation of 2.0% year-on-year (July 2026) and the 3-month compounded Singapore Overnight Rate Average (SORA) of 1.20% (11 September 2026 reading). Note that the Monetary Authority of Singapore does not set a policy interest rate; it manages the Singapore Dollar Nominal Effective Exchange Rate (S$NEER) instead. Figures change from time to time and should be verified against the official source.
No warranty of accuracy. While Money Snap takes reasonable care to source figures from official authorities (IRAS, MAS, SingStat), this calculator is provided "as is" without any express or implied warranty as to accuracy, completeness, timeliness, or fitness for any particular purpose. Tax rates, IRAS classifications, exemptions and benchmark rates change over time — figures shown may be out of date. Individual circumstances such as the application of the badges of trade to specific transactions, Buyer\'s Stamp Duty (BSD), Additional Buyer\'s Stamp Duty (ABSD), Seller\'s Stamp Duty (SSD), the one-tier corporate tax system for Singapore-sourced dividends, foreign-sourced income remittance rules, section 10L on foreign-sourced disposal gains for relevant entities, CPF contributions, personal reliefs, the Personal Income Tax Rebate where applicable, or any other rule not captured by the inputs may materially affect actual tax and after-tax returns.
Not financial or tax advice. Information provided is general in nature only and does not take into account personal circumstances, objectives, or risk tolerance. Results do not constitute financial advice, tax advice, or investment advice, and use of this calculator does not create an advisory relationship. Before relying on any figure shown, obtain advice from a qualified accountant, a Monetary Authority of Singapore (MAS) licensed financial adviser, or directly from IRAS.
Limitation of liability. To the maximum extent permitted by law, Money Snap accepts no liability for any loss, damage, cost, or expense — direct or indirect — arising from reliance on this calculator or the information it produces. Users are responsible for verifying all figures with the relevant authority before relying on them. Use of this calculator is subject to our Terms of Use.