HDB resale flat purchase costs
See what an HDB resale flat costs you after the CPF housing grants on your HDB Flat Eligibility (HFE) letter: the downpayment, any cash over valuation, stamp duty and the monthly instalment.
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Result
Worked exampleCash and CPF you put in
$96,600
After $80,000 of grants. HDB loan of $487,500 at 2.6%.
Paid in cash, at least
$0
With an HDB loan the downpayment can be all CPF
Monthly instalment
$2,212
Over 25 years at 2.6%, the HDB loan rate
| Resale price | $650,000 |
|---|---|
| Loan (75% of the price) | -$487,500 |
| Downpayment | $162,500 |
| Buyer's stamp duty | $14,100 |
| Before grants | $176,600 |
| Less the CPF Housing Grant | -$80,000 |
| Cash and CPF you put in | $96,600 |
- HDB decides the loan in your HFE letter, and it can be lower than this. With an HDB loan you must first use your CPF Ordinary Account savings above $20,000 (you may keep up to $20,000), which cuts the loan further. It is also lower when the loan would run past age 65.
- Grants go into your CPF Ordinary Account and pay part of the price. When you sell, they go back to CPF with accrued interest, like the CPF you use. See the CPF accrued interest calculator.
A planning aid, not advice. It uses the rules shown below and the figures you enter. Banks, IRAS and CPF Board decide the actual figures for your case.
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See exactly what would be sent
What you entered: Resale price: $650,000 Buyer 1: Residency: Singapore Citizen Buyer 1: Homes in Singapore this buyer already owns: None Type of loan: HDB loan Loan tenure: 25 years CPF Housing Grant: $80,000 The results: Cash and CPF you put in: $96,600 Paid in cash, at least: $0 Loan: $487,500 Grants: $80,000 Buyer's stamp duty: $14,100 Monthly instalment: $2,212
The rules behind the numbers
Each table shows where the rule comes from and when we last checked it against that source. Rules change: check the source before you commit.
HDB loans and bank loans for an HDB flat
| Rule | Figure used |
|---|---|
| HDB loan interest rate | 2.6% a year, 0.1% above the CPF Ordinary Account rate |
| HDB loan limit | 75% of the resale price or the valuation, whichever is lower |
| Downpayment with an HDB loan | At least 25%, in CPF, cash or both |
| HDB loan tenure | Up to 25 years |
| Bank loan limit for an HDB flat | 75% of the valuation or the price, whichever is lower, with at least 5% in cash; 55% for a loan over more than 25 years |
| Bank loan tenure for an HDB flat | Up to 30 years |
| Cash over valuation (price above the valuation) | Paid fully in cash |
| CPF housing grants | Credited to your CPF Ordinary Account, and used only towards the flat, to offset the purchase price |
| CPF savings with an HDB loan | Ordinary Account savings above $20,000 are used first; you may keep up to $20,000 |
| Mortgage servicing ratio (MSR) | Loan repayments at most 30% of gross monthly income |
| Interest rate used to check the MSR | 3% for an HDB loan, 4% for a bank loan |
HDB decides your loan in your HDB Flat Eligibility (HFE) letter. It can be lower than these limits, for example when the loan would run past age 65. Grants and CPF savings left after the downpayment and fees pay part of the price, so the loan is smaller.
- Source: CPF Board: HDB loan or bank loan? 3 differences you should know (12 June 2026). Last checked against this source on 29 September 2026.
- Source: CPF Board: Home buying guide for members below 55 (6 July 2026). Last checked against this source on 29 September 2026.
- Source: CPF Board: Retain $20,000 in your OA if you are taking a housing loan (25 March 2026). Last checked against this source on 29 September 2026.
- Source: MND and HDB: Measures to cool the HDB resale market and provide more support for first-time home buyers (19 August 2024). Last checked against this source on 29 September 2026.
- Source: CPF Board: CPF interest rates from 1 July to 30 September 2026. Last checked against this source on 29 September 2026.
- Source: MoneySense: Buying a property, how much can you afford? (loan tenures). Last checked against this source on 29 September 2026.
- Source: MAS, MND and HDB: Measures to promote sustainable conditions in the property market (September 2022). Last checked against this source on 29 September 2026.
CPF housing grants for a resale flat
| Grant | Family | Single |
|---|---|---|
| CPF Housing Grant, 2- to 4-room flat | $80,000 | $40,000 |
| CPF Housing Grant, 5-room or larger flat | $50,000 | $25,000 |
| Enhanced CPF Housing Grant, by income | Up to $120,000 | Up to $60,000 |
| Proximity Housing Grant | Up to $30,000 | Up to $15,000 |
| All grants together | Up to $230,000 | Up to $115,000 |
Who can get each grant, and how much, depends on citizenship, income, the flat and where your family lives. HDB sets the amounts in your HFE letter. Grants go into your CPF Ordinary Account, and go back to CPF with accrued interest when you sell.
- Source: MND and HDB: Measures to cool the HDB resale market and provide more support for first-time home buyers (19 August 2024). Last checked against this source on 29 September 2026.
- Source: CPF Board: What happens to the sales proceeds after selling your home (26 July 2024). Last checked against this source on 29 September 2026.
Fees when you buy an HDB resale flat
| Rule | Figure used |
|---|---|
| Resale application fee | $40 for a 1- or 2-room flat, $80 for 3-room and bigger |
| Option fee to the seller | $1 to $1,000, part of the price |
| Option fee and option exercise fee together | At most $5,000, part of the price |
| Private lawyer, with a bank loan | $2,500 to $3,000 on average |
With an HDB loan, HDB can act for you in the purchase at its own fees. Option fees cannot be paid with CPF.
- Source: CPF Board: HDB option fee and housing expenses you should know (28 April 2026). Last checked against this source on 29 September 2026.
Buyer's stamp duty
| Purchase price or market value | Residential |
|---|---|
| First $180,000 | 1% |
| Next $180,000 | 2% |
| Next $640,000 | 3% |
| Next $500,000 | 4% |
| Next $1,500,000 | 5% |
| Remaining amount | 6% |
Worked out band by band on the purchase price or the market value, whichever is higher, and rounded down to the dollar.
- Source: IRAS: Buyer's Stamp Duty (BSD). Last checked against this source on 27 September 2026.
Additional buyer's stamp duty
| Buyer | First home | Second home | Third and later home |
|---|---|---|---|
| Singapore Citizen | 0% | 20% | 30% |
| Singapore Permanent Resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| A company or other entity | 65% | 65% | 65% |
| A trustee, for a living trust | 65% | 65% | 65% |
When buyers have different profiles, the highest rate that applies to any of them is charged on the whole price. ABSD is rounded down to the dollar.
- Source: IRAS: Additional Buyer's Stamp Duty (ABSD). Last checked against this source on 16 August 2026.
- Source: IRAS: Additional Buyer's Stamp Duty (ABSD), entities and trusts. Last checked against this source on 27 September 2026.
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