Answer
EC Resale Levy — How Much & When You Pay
Levied when you buy a second subsidized flat after selling your EC.
Answer: EC resale levy is $15K (2-room), $25K (3-room), $35K (4-room), or $55K (5-room EC). The levy is paid by the EC owner when they buy a second subsidized flat (HDB/EC) after selling their first EC. It is automatically deducted from your CPF refund or sale proceeds. If you sell your EC and upgrade to a private condo, no levy applies. The levy only applies if you bought your EC directly from a developer (not resale). Fully privatized ECs (10+ years from TOP) are exempt.
EC Resale Levy by Flat Type
| EC Flat Type | Resale Levy | Who Pays |
|---|---|---|
| 2-room | $15,000 | EC owner buying 2nd subsidized flat |
| 3-room | $25,000 | EC owner buying 2nd subsidized flat |
| 4-room | $35,000 | EC owner buying 2nd subsidized flat |
| 5-room | $55,000 | EC owner buying 2nd subsidized flat |
Most ECs are 4-room or 5-room. Levy applies only if you bought the EC directly from the developer (not resale). Fully privatized ECs (10+ years from TOP) are exempt.
When Do You Pay the Levy?
The levy is not paid when you sell your EC. You pay it only when you buy your second subsidized flat (HDB BTO, resale HDB, or resale EC). The levy is automatically deducted from:
- 1.CPF refund from selling your first EC (if sufficient)
- 2.Cash proceeds from the sale (if CPF refund is less than levy)
- 3.Cash top-up (if sale proceeds + CPF refund are insufficient)
Example: You sell your 5-room EC. CPF refund is $120K. Levy is $55K. HDB deducts $55K from your $120K refund. You receive $65K back to CPF OA. The remaining cash proceeds go to your bank account.
Do You Need to Pay the Levy?
| Scenario | Levy Applies? | Why |
|---|---|---|
| Sell EC, buy resale HDB | Yes | Second subsidized flat |
| Sell EC, buy BTO | Yes | Second subsidized flat |
| Sell EC, buy resale EC | Yes | Second subsidized flat |
| Sell EC, buy private condo | No | Not a subsidized flat |
| Sell fully privatized EC (10+ yrs) | No | Sold as private property |
| Sell EC, don't buy another flat | No | No second subsidized flat purchase |
| Bought EC on resale market | No | Levy only for first-hand EC buyers |
Levy applies only if you bought the EC directly from a developer (not resale) AND you buy another subsidized flat within the 10-year privatization period.
How to Avoid the Levy
Upgrade to Private Condo
Sell your EC and buy a private condo. No levy applies because private property is not a subsidized flat. This is the most common upgrade path.
Wait for Full Privatization
Hold your EC for 10 years from TOP. After 10 years, it fully privatizes and becomes a private condo. Sell it as private property — no levy applies.
Don't Buy Another Subsidized Flat
Sell your EC but don't buy HDB/BTO/EC. Rent, move in with family, or buy landed property. No levy if you don't buy another subsidized flat.
EC Levy vs HDB Levy — Same or Different?
The levy amounts are identical for EC and HDB ($15K-$55K by flat type). But the context is different:
| Factor | EC Resale Levy | HDB Resale Levy |
|---|---|---|
| Amount | $15K-$55K | $15K-$55K |
| Triggers when | Buy 2nd subsidized flat | Buy 2nd subsidized flat |
| Who pays | EC owner (seller) | HDB owner (seller) |
| Common upgrade | EC → private condo (no levy) | HDB → EC/condo (levy applies if EC/HDB) |
| ABSD? | Yes, 20% if own both | Yes, 20% if own both |
ABSD (20% of purchase price) applies if you buy a second property before selling the first. Resale levy applies when you buy a second subsidized flat after selling. They are separate charges.
Example: Sell 5-Room EC, Buy Resale HDB
Scenario: You sell your 5-room EC for $850K. Outstanding loan $200K. CPF refund $150K. You buy a 4-room resale HDB.
| Item | Amount |
|---|---|
| Sale price | $850,000 |
| Loan payoff | -$200,000 |
| CPF refund (principal + interest) | -$150,000 |
| Agent commission (2%) | -$17,000 |
| Legal fees | -$2,500 |
| Cash proceeds (before levy) | $480,500 |
| EC resale levy (5-room) | -$55,000 |
| Net cash to bank | $425,500 |
The $55K levy is deducted from CPF refund or cash proceeds when you complete the purchase of your second subsidized flat.
Calculate Your HDB Sale Proceeds
Estimate how much cash you walk away with after loan payoff, CPF refund, fees, and resale levy (if applicable).
HDB Sale Proceeds CalculatorFAQ
How much is the EC resale levy?
EC resale levy ranges from $15K (2-room) to $55K (5-room EC). Most ECs are 4-room ($35K) or 5-room ($55K). The levy is paid when you buy a second subsidized flat (HDB/EC) after selling your first EC.
Who pays the EC resale levy?
The EC owner (seller) pays the levy, but only when they buy another subsidized flat. If you sell your EC and buy a private condo, no levy applies. Levy is deducted from CPF refund or sale proceeds.
Can I avoid the EC resale levy?
Yes. Avoid it by: (1) upgrading to a private condo instead of HDB/EC, (2) waiting until your EC fully privatizes (10 years from TOP) and selling it as private property, or (3) not buying another subsidized flat.
When do I pay the EC resale levy?
The levy is paid when you buy your second subsidized flat. It is automatically deducted from your CPF refund (from selling the EC) or from cash if CPF refund is insufficient. You do not pay it upfront when selling.
Is EC resale levy the same as HDB resale levy?
Yes, the levy amounts are the same ($15K-$55K by flat type). But ECs also have ABSD if you buy another property before selling. ABSD is separate from resale levy.
Related
Last updated Feb 2026. Levy amounts effective from 2006 (last revised). This is an explainer, not financial advice. Check HDB.gov.sg for official resale levy policy.