Answer
How Much Cash to Buy an $800K HDB — 2026
$800K is where 5-room and executive HDB resale flats sit in popular estates. The cash you need depends heavily on whether you go HDB loan or bank loan. Here's the full breakdown.
Answer: With an HDB loan (10% down): $80,000 total down payment, payable entirely from CPF OA. BSD of $18,600 also payable from CPF OA. Minimum cash: $3,000 for legal fees only. With a bank loan (25% down): $40,000 cash (5%) + $160,000 CPF (20%). BSD $18,600 in cash or CPF. Total cash outlay: $58,600 minimum (5% down + BSD if paid in cash).
HDB Loan vs Bank Loan — Cash Required
Singapore Citizen, first HDB purchase, $800,000 purchase price
| Item | HDB Loan (90% LTV) | Bank Loan (75% LTV) |
|---|---|---|
| Loan amount | $720,000 | $600,000 |
| Down payment | $80,000 (10%) | $200,000 (25%) |
| — Must be cash | $0 | $40,000 (5%) |
| — Can use CPF OA | $80,000 | $160,000 (20%) |
| BSD | $18,600 | $18,600 |
| — BSD payable from | Cash or CPF OA | Cash or CPF OA |
| Legal fees (est.) | $3,000 | $3,000 |
| Minimum cash needed | $3,000 | $43,000 |
| If BSD also in cash | $21,600 | $61,600 |
HDB loan: entire 10% down payment can come from CPF OA. Bank loan: 5% of purchase price MUST be in cash. Both allow BSD from CPF OA.
Full Costs Breakdown — HDB Loan
Best-case scenario: maximum CPF OA usage
| Item | Cash | CPF OA |
|---|---|---|
| Down payment — 10% | — | $80,000 |
| BSD | — | $18,600 |
| Legal fees (est.) | $3,000 | — |
| Total | $3,000 | $98,600 |
If your CPF OA has $98,600 or more, you only need $3,000 cash. If CPF OA is short, the gap must be covered in cash.
Full Costs Breakdown — Bank Loan
5% cash requirement applies
| Item | Cash | CPF OA |
|---|---|---|
| Down payment — 5% (must be cash) | $40,000 | — |
| Down payment — 20% (CPF eligible) | — | $160,000 |
| BSD | — | $18,600 |
| Legal fees (est.) | $3,000 | — |
| Total | $43,000 | $178,600 |
Bank loan requires $40,000 more cash upfront vs HDB loan. But bank rates are currently lower (~1.6–2.5% vs HDB's 2.6%).
BSD Calculation — $800,000
| Tier | Rate | Portion | BSD |
|---|---|---|---|
| First $180,000 | 1% | $180,000 | $1,800 |
| Next $180,000 | 2% | $180,000 | $3,600 |
| Remaining $440,000 | 3% | $440,000 | $13,200 |
| Total | — | $800,000 | $18,600 |
Monthly Payment Comparison
25-year tenure
| Loan Type | Loan Amount | Rate | Monthly |
|---|---|---|---|
| HDB concessionary | $720,000 | 2.6% | $3,260 |
| Bank (current floating) | $600,000 | 1.8% | $2,480 |
| Bank (fixed 2yr) | $600,000 | 2.3% | $2,640 |
| Bank (stress test) | $600,000 | 4.0% | $3,170 |
HDB loan has a higher rate but lower monthly payment because the loan amount is larger (90% LTV). Wait — that means more total interest. Bank loan has lower rate AND lower loan amount, so less total interest despite more cash upfront.
Run the numbers with your actual CPF and income
Your CPF OA balance determines how much cash you actually need. Get a personalised breakdown in 2 minutes.
FAQ
How much cash do I need for an $800K HDB?
With an HDB loan: as little as $18,600 (BSD only) if you have enough CPF OA for the 10% down payment ($80,000). With a bank loan: minimum $58,600 ($40,000 cash down 5% + $18,600 BSD). The rest can come from CPF OA.
Can I buy an $800K HDB with no cash?
Almost, with an HDB loan. The 10% down payment ($80,000) can come entirely from CPF OA. BSD ($18,600) can also be paid from CPF OA. So technically, if you have sufficient CPF OA, you could pay zero cash upfront. But you’d still need cash for legal fees (~$3,000).
HDB loan vs bank loan — which needs more cash?
Bank loan needs significantly more cash. HDB loan: 10% down (all from CPF OA) = $0 cash for down payment. Bank loan: 25% down, with 5% ($40,000) that MUST be in cash. That’s a $40,000 cash difference. However, bank rates are currently lower than the HDB concessionary rate of 2.6%.
How much is BSD on an $800K HDB?
BSD is $18,600. Calculation: 1% on first $180K ($1,800) + 2% on next $180K ($3,600) + 3% on next $440K ($13,200) = $18,600. This can be paid from CPF OA.
Can I use CPF grants to reduce the cash needed?
CPF housing grants (up to $190,000 for eligible first-timers) reduce the purchase price, which reduces the loan amount and down payment. They don’t directly cover BSD or cash requirements. For example, a $40,000 grant makes the effective price $760,000, reducing the down payment to $76,000 (HDB loan) or $190,000 (bank loan).
What if my CPF OA is not enough?
Any shortfall in the CPF-payable portions must be covered in cash. For example, if you need $80,000 for the HDB loan down payment but only have $50,000 in CPF OA, you’ll need $30,000 cash for the shortfall, plus BSD and legal fees.
Related
Last updated Feb 2026. HDB concessionary rate: 2.6% (0.1% above CPF OA rate). Bank rates are estimates based on current market conditions. This is a calculation, not financial advice.