Consider a typical Singapore household with a S$1,300,000 home, S$250,000 in combined CPF balances, S$180,000 in investments, and S$60,000 in cash and savings. Their assets add up to S$1,790,000. Against that they owe S$600,000 on the home loan and S$40,000 on a car and other loans, for S$640,000 of liabilities. Net worth is simply assets minus liabilities, which comes to S$1,150,000.
Notice how much of this sits in two illiquid places. Property equity, the S$1,300,000 value less the S$600,000 loan, is S$700,000, and CPF adds another S$250,000. Together that is S$950,000, or about 83 percent of net worth, none of which is freely spendable today. This is why two households with the same net worth can feel very differently off depending on how much is in cash versus locked in a flat or in CPF.
How it is calculated
The tool sums everything you own (property at its market value, total CPF balances across OA, SA, MA and RA, investments, and cash and savings) to get total assets. It then sums everything you owe (the outstanding home loan, plus car, renovation, and other loans) to get total liabilities. Net worth is total assets minus total liabilities. Property is entered at full value rather than equity, so the home loan on the liabilities side is what nets it down to your true stake. CPF is included even though access is restricted, because it is genuinely yours and funds housing, healthcare, and retirement. The figure is a point-in-time snapshot, so re-running it each year is the best way to see whether your wealth is actually building.
Frequently asked questions
Should I include CPF in net worth?
Yes. Your CPF balances across the Ordinary, Special, MediSave, and Retirement accounts are genuinely yours and should be included. Access is restricted, but the money funds housing purchases, healthcare costs, and retirement income, so excluding it would understate your wealth. Property equity (market value minus the outstanding home loan) is usually the single largest component for Singapore households.
What CPF contribution rates apply in 2025 and 2026?
For employees aged 55 and below, the total CPF contribution rate is 37% of ordinary wages, split as 20% from the employee and 17% from the employer. Rates taper for older workers: ages 55 to 60 attract a combined 31%, ages 60 to 65 attract 22%, and ages 65 to 70 attract 16.5%. These rates apply to ordinary wages up to the Ordinary Wage ceiling of S$7,400 per month from January 2025, rising to S$8,000 from January 2026 under the phased increase schedule announced by CPF Board.
How does IRAS treat net worth for income tax purposes?
Singapore does not have a wealth tax or net worth tax. IRAS taxes income, not balance-sheet value. Capital gains on shares, property, and other assets are generally not taxable under Singapore law. The value of your CPF, property, or investments does not by itself create a tax liability. The main tax-relevant event is when you earn rental income from a property (taxed as income) or when you sell property and IRAS determines the gain arose from a trading activity rather than a capital disposal.
Why does the calculator include the full property value rather than just equity?
Entering the full market value on the assets side and the outstanding home loan on the liabilities side gives the same result as entering equity directly, and it makes the split between illiquid property and other asset classes visible. For HDB flats, use the indicative valuation from HDB Map Services or a recent resale transaction for a comparable unit. For private property, use a recent bank valuation or the URA data for similar transactions in the same development.