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CPF for Property in Singapore: Complete Guide
Wondering how to use CPF for property purchase? You can use your CPF Ordinary Account (OA) for down payment, monthly mortgage, and stamp duty — but there are limits. Here's everything you need to know in 2026.
Quick Answer: You can use CPF Ordinary Account (OA) for property down payment (up to 20% with bank loan or 100% with HDB loan), monthly mortgage repayments, and stamp duty. Maximum CPF usage is capped by the Valuation Limit (VL) and remaining lease rules.
Which CPF Account Can You Use?
| CPF Account | Can Use for Property? | What You Can Pay |
|---|---|---|
| Ordinary Account (OA) | ✅ Yes | Down payment, monthly mortgage, stamp duty |
| Special Account (SA) | ❌ No | Not allowed for property |
| MediSave Account (MA) | ❌ No | Not allowed for property |
| Retirement Account (RA) | ❌ No | Not allowed for property |
Only CPF Ordinary Account (OA) can be used for property purchase.
What You Can Use CPF For
| Expense | CPF OA Allowed? | Details |
|---|---|---|
| Down Payment (HDB Loan) | ✅ 100% CPF | Can use 100% CPF for down payment (10% of price) |
| Down Payment (Bank Loan) | ⚠️ Partial | Up to 20% CPF. Minimum 5% cash required. |
| Monthly Mortgage Repayment | ✅ Yes | Subject to Valuation Limit |
| Buyer's Stamp Duty (BSD) | ✅ Yes | Can use CPF OA to pay stamp duty |
| Additional Buyer's Stamp Duty (ABSD) | ❌ No | Must pay ABSD in cash |
| Legal Fees / Conveyancing | ✅ Yes | Can use CPF OA |
| Renovation | ❌ No | Cannot use CPF for renovation costs |
CPF Valuation Limit (VL)
The Valuation Limit is the maximum CPF you can use for a property. It's calculated as:
Valuation Limit = Lower of (Property Valuation OR Purchase Price)
Example: You buy a condo for $1.2M, but the bank valuation is $1.1M. Your Valuation Limit is $1.1M (the lower amount). You can use CPF up to $1.1M, and the remaining $100k must be cash.
Remaining Lease Rule
You can only use CPF if the property's remaining lease meets these conditions:
- Remaining lease must be at least 20 years
- Remaining lease must cover you until age 95 (youngest buyer)
Example: You're 40 years old. The property must have at least 55 years of remaining lease (95 - 40 = 55 years). If the lease is shorter, you can use less CPF or no CPF at all.
CPF Refund When You Sell
When you sell the property, you must refund all CPF used + accrued interest back to your CPF OA. This is called the "CPF refund". Here's how it works:
| Item | Amount |
|---|---|
| CPF Principal Used | All CPF used for down payment + monthly repayments + stamp duty |
| Accrued Interest | 2.5% p.a. compounded on the principal (from date you used it) |
| Total CPF Refund | Principal + Accrued Interest |
Example: You used $300k CPF 10 years ago. With 2.5% interest compounded, you'll need to refund ~$385k when you sell.
Real Example: Buying a $1M Condo
Scenario: First-time buyer, $1M condo, bank loan (75% LTV)
- • Purchase price: $1,000,000
- • Bank valuation: $950,000 (lower than purchase price)
- • Valuation Limit (VL): $950,000
- • Loan (75% of VL): $712,500
- • Down payment required: $287,500 (25% of VL + COV)
CPF usage breakdown:
- • CPF for down payment (20% of $950k): $190,000
- • Cash for down payment (5% of $950k): $47,500
- • Cash over valuation (COV): $50,000 ($1M - $950k)
- • BSD (stamp duty): ~$24,600 (can use CPF)
Total cash needed: $47,500 (down payment) + $50,000 (COV) = $97,500
Common Questions
▶Can I use CPF to buy property?
Yes. You can use your CPF Ordinary Account (OA) for property down payment, monthly mortgage repayments, and stamp duty. But there are limits based on property valuation and your remaining lease.
▶How much CPF can I use for property down payment?
Up to 20% of the property price (for bank loans with LTV up to 75%). The rest of the down payment (5% minimum) must be cash. For HDB loans, you can use 100% CPF for the down payment.
▶Do I have to refund CPF when I sell the property?
Yes. When you sell, you must refund all CPF principal used + accrued interest (2.5% p.a.) back to your CPF OA. This is called the "CPF refund". After refunding CPF, the remaining cash is yours.
▶What is the CPF Valuation Limit?
The Valuation Limit (VL) is the maximum CPF you can use for a property. It's the lower of (1) property valuation or (2) purchase price. After you reach the VL, you must use cash for the rest.
▶Can I use CPF for private property?
Yes. You can use CPF OA for condos and landed property, subject to the Valuation Limit. But you cannot use CPF if the remaining lease is less than 20 years or cannot cover you until age 95.
Calculate CPF Accrued Interest
Use our CPF Accrued Interest Calculator to estimate how much you'll need to refund when you sell.
Try the CPF Calculator →