Net Worth Calculator (Singapore)

Add up everything you own and subtract what you owe to see your net worth, and track it over time.

What you'll need

• Cash and deposits
• CPF balances
• Investments
• Property value
• Loans and other debts

How it works

Net worth is simply total assets − total liabilities. Tracking it over time is a clearer measure of financial progress than income alone.

In practice, the tricky part is deciding what to count and at what value. Two conventions are common. The gross method lists your property at its full market value on the asset side and the outstanding home-loan principal on the liability side. The equity method lists only your property equity (market value minus outstanding loan) as an asset and drops the loan from the liabilities column. Both arrive at the same net worth — the common slip is mixing them, which counts the loan twice.

CPF balances are assets, and for many working Singaporeans they are the largest one after the home. Ordinary Account (OA) savings earn 2.5% a year, while Special, MediSave and Retirement Account savings earn a 4% floor, with an extra 1% on the first $60,000 of combined balances for members below 55 (OA portion capped at $20,000). MediSave grows up to the Basic Healthcare Sum — $79,000 in 2026 — and members aged 55 and above no longer have a Special Account (it closed on 19 January 2025), so their savings sit in the Retirement and Ordinary Accounts instead. Because CPF can generally only be used for housing, healthcare and retirement — with withdrawal from age 55 only after a retirement sum is set aside — it is worth recording separately from cash you can actually spend.

Property is usually the largest single line. Use a realistic figure based on recent transactions for similar units rather than an optimistic one, and remember that selling costs — and, for residential property acquired on or after 4 July 2025, Seller's Stamp Duty within a 4-year holding period (16%/12%/8%/4% by year) — would reduce what you actually walk away with. Liabilities should be today's outstanding principal, the figure on your loan statement, not the sum of all future instalments. An HDB loan accrues interest at the concessionary 2.6% rate (OA + 0.1%); a bank loan at whatever your current package charges.

Current Singapore rules

Worked example

Take an illustrative household using the gross method, step by step:

1. Cash and deposits: $30,000
2. CPF: OA $70,000 + Special Account $45,000 + MediSave $15,000 = $130,000
3. Investments: $40,000 at current market value
4. Flat: estimated market value $500,000
5. Total assets: $30,000 + $130,000 + $40,000 + $500,000 = $700,000
6. Total liabilities: outstanding home-loan principal $250,000
7. Net worth: $700,000 − $250,000 = $450,000

Under the equity method the same household would record flat equity of $500,000 − $250,000 = $250,000 as the property line, leave the home loan out of the liabilities column, and land on the same $450,000. Note the shape of the number, too: $250,000 sits in the flat and $130,000 in CPF, so only around $70,000 is liquid.

Important assumptions

• CPF counts as an asset, though some balances have withdrawal restrictions
• Property is valued at your estimate, not a formal valuation
• Snapshot in time; update periodically

Cases not fully modelled:

• Market revaluation of investments/property
• Tax on unrealised gains
• Illiquidity of certain assets

Common mistakes

• Counting the home loan twice. Many people list flat equity as an asset and then also list the outstanding loan as a liability. Pick one method — gross or equity — and stay consistent.
• Valuing property at the purchase price. The purchase price is history; a recent transacted price for similar units is a better estimate of what the asset is worth today.
• Forgetting MediSave. It is CPF money too — accumulating up to the $79,000 Basic Healthcare Sum in 2026 — even though it can only be used for approved healthcare purposes.
• Treating CPF like cash. Withdrawal flexibility only starts from age 55, and only after a retirement sum is set aside (the Full Retirement Sum is $220,400 for members turning 55 in 2026). Counting it as an asset is correct; counting it as spendable money is not.
• Leaving out SRS. Supplementary Retirement Scheme balances are assets, but withdrawals before the prescribed retirement age are 100% taxable plus a 5% penalty, so they belong in the restricted bucket.
• Ignoring the car entirely. A car usually carries some residual value at deregistration (COE and PARF rebates), while the remaining car-loan principal is a liability — both belong in the tally.
• Checking too often. Month-to-month moves mostly reflect market noise; a quarterly or yearly snapshot shows the actual trend.

Liquid vs restricted assets

Two households with the same net worth can be in very different positions depending on how much of it is accessible:

How the calculator helps

The PlanLiaoMah net-worth tool models exactly this structure. You enter each asset and liability line — cash, CPF, investments, property, vehicle, loans — and can toggle individual items on or off to test scenarios. It shows two headline figures: total net worth (assets minus liabilities, including CPF) and liquid net worth, which strips out restricted CPF and SRS so you can see what is actually accessible today. It also sketches an illustrative retirement cashflow from CPF LIFE, investments, SRS and rental. Updating it every few months turns a one-off number into a trend.

Official sources and verification

• MoneySense (MAS) — national financial education programme

Direct links to the relevant official pages. Rules and rates change; last checked 21 July 2026. Always confirm against the official source.

Frequently asked questions

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