Artist’s impressionEstimate the cash needed to secure a strata office or shop at One Sophia, the progressive payments with GST, the loan drawdown and the monthly repayment. The schedule follows the payment scheme; the duty follows the stamp duty and GST page.
The calculator opens at an illustrative $3,000,000, a round figure for working the arithmetic; it is not a unit price at One Sophia. Enter your own price; the Sales Concierge sends the current price list on request.
One Sophia Commercial Purchase Calculator
Purchase details
Figures update as you type.
Illustrative figure, enter your own price.
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; both are your own assumptions.
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 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 One Sophia Purchase Calculator Works
The calculator follows the progressive schedule for commercial property under construction: 20% across the eight-week S&P period, the construction stages, 25% at TOP and 10% on completion, with 9% GST on every instalment and Buyer’s Stamp Duty on the commercial scale, computed on the price before GST. At the illustrative $3,000,000, the duty is $119,600 and GST across the purchase $270,000.
What Governs the Loan at One Sophia
Commercial property has no fixed regulatory loan-to-value cap; banks set it by use. At 80% the bank funds every construction instalment in full and the buyer pays the 20% upfront. At 90% the bank also draws the excess above the stage sum at completion of the sale, once the mortgage is in place, which lowers the illustrative cash upfront to $477,600, against $777,600 at 80%. At 70% the upfront cash is unchanged, because the amount due in the first eight weeks is fixed by the schedule; the extra $300,000 of own funds falls due later, when the loan is used up. The commercial loan page explains how banks assess borrowers.
When GST Can Be Recovered at One Sophia
The general guideline is that an operating, GST-registered company may claim the GST as input tax as it is incurred, while a non-operating company would not usually begin until TOP and the start of taxable activities. The position depends on the buyer and is subject to the rules set by IRAS.
What the One Sophia Calculator Leaves Out
Fitting-out, valuation fees, bank processing fees and mortgage duty sit outside the calculator, as does rent on existing premises that an owner-occupier keeps paying alongside the progressive interest. For the duty alone, use the stamp duty calculator.
One Sophia Purchase Calculator FAQ
How much cash is needed to secure a unit at One Sophia?
At 80% loan-to-value the buyer pays the 20% due over the first eight weeks, plus 9% GST on it, the Buyer's Stamp Duty and the legal fee. On the illustrative $3,000,000 that totals $777,600, including a $4,000 legal fee. At 90% the bank funds part of the upfront amount once the mortgage is in place, bringing the cash to $477,600.
Is GST financed by the bank on a purchase at One Sophia?
No. Banks lend against the purchase price, so the 9% GST on each instalment is paid in cash as each instalment falls due, whatever the loan-to-value.
When does property tax start at One Sophia?
Property tax is levied from TOP, at a flat 10% of the Annual Value that IRAS sets from market rents. Nothing is levied while the building is under construction.
Calculator tools on this site produce indicative estimates only and must be confirmed with IRAS, MAS or your bank.
Check Your One Sophia Numbers
The offices of One Sophia are open for sale, and the Sales Concierge sends the current price list with the units still available on each storey. Showflat viewings are arranged by appointment through the Sales Concierge.
Sent on request
- The current price list with the units still available.
- The e-brochure and the floor plans you shortlist.
- A payment schedule with the GST and stamp duty on your unit.
- A showflat appointment at a time that suits you.
Request the Price List
No obligation. The Sales Concierge responds personally to every enquiry.
Prefer to speak to someone? Call +65 6200 6220, or send a WhatsApp message to the same number.