Answer
HDB Lease Buyback Scheme (LBS) — Singapore
Sell part of your remaining lease back to HDB, keep living in the flat, and unlock cash + CPF LIFE payouts for retirement.
Answer: The Lease Buyback Scheme lets seniors aged 65+ living in 4-room or smaller HDB flats sell part of the remaining lease back to HDB. You retain 15-35 years of lease (enough to cover you to age 95) and continue living in the flat. The proceeds first top up your CPF Retirement Account to the Basic Retirement Sum ($106,500), then any excess is paid in cash. Typical payouts: $150K-$300K for a 4-room in a mature estate. This unlocks $800-$900/month in CPF LIFE payouts for life.
How LBS Works — Step by Step
- 1.Check eligibility — 65+, Singapore Citizen, 4-room or smaller, 20+ years remaining lease, household income ≤$14,000/month.
- 2.Apply via HDB — submit application at HDB Branch or My HDBPage. Processing takes 2-3 months.
- 3.HDB values the flat — based on recent resale transactions of comparable flats in the area.
- 4.Choose retained lease — minimum enough to cover youngest owner to age 95 (15-35 years).
- 5.Receive payout — CPF Retirement Account is topped up to BRS first. Remainder paid in cash or as a bonus to CPF LIFE.
- 6.Continue living — nothing changes. You stay in your flat for the retained lease period.
Estimated LBS Payouts by Flat Type
Payouts depend on flat type, location, remaining lease, and how much lease you sell back. These are rough estimates for a 65-year-old retaining 30 years of lease.
| Flat Type | Estimated Payout | CPF Top-Up | Cash Portion |
|---|---|---|---|
| 2-Room (mature) | $60K-$120K | $60K-$106.5K | $0-$15K |
| 3-Room (mature) | $120K-$220K | Up to $106.5K | $15K-$115K |
| 4-Room (mature) | $150K-$300K | Up to $106.5K | $45K-$195K |
| 3-Room (non-mature) | $80K-$150K | Up to $106.5K | $0-$45K |
| 4-Room (non-mature) | $100K-$200K | Up to $106.5K | $0-$95K |
Estimates based on typical HDB resale values and a 30-year retained lease. Actual payouts depend on HDB's valuation at the time of application. CPF top-up is to BRS ($106,500 in 2026) per person.
LBS vs Selling on the Open Market
| Factor | Lease Buyback | Sell on Market |
|---|---|---|
| Stay in flat? | Yes, for retained lease period | No, must move out |
| Total proceeds | Partial (lease portion only) | Full market value |
| CPF top-up | Mandatory (to BRS) | CPF refund only |
| Cash flexibility | Lower — CPF top-up first | Higher — after CPF refund |
| Best for | Seniors who want to age in place | Those downsizing or moving |
Key Things to Consider
5-room and larger flats are not eligible
LBS is only for 4-room and smaller flats. If you own a 5-room or executive flat, your options are to sell on the open market and downsize, or rent out rooms for income.
Silver Housing Bonus: extra $20K-$30K
LBS participants may qualify for the Silver Housing Bonus (SHB) — a top-up of up to $30,000 to your CPF Retirement Account. This is on top of the LBS payout. You qualify if you right-size from a larger flat or if your CPF RA balance is below the Full Retirement Sum after LBS.
You cannot sell the flat after LBS
Once you join LBS, the flat is locked. You can't sell it on the open market. If you need to leave (e.g., nursing home), you must surrender the flat to HDB. There may be a partial refund for unused lease, but it's not guaranteed to be at market value.
Estimate Your HDB Sale Proceeds
Want to compare LBS vs selling outright? Use the sale proceeds estimator to see how much cash you'd walk away with if you sold your HDB on the open market.
HDB Sale Proceeds EstimatorFAQ
Who is eligible for the Lease Buyback Scheme?
You must be a Singapore Citizen aged 65 or older, living in a 4-room or smaller HDB flat with at least 20 years of remaining lease. All owners must be listed on the flat. Your household monthly income must not exceed $14,000. If you're a couple, both must be 65+. The flat must have been owner-occupied — you can't be subletting the whole unit.
How much lease should I retain under LBS?
You must retain enough lease to cover you and your spouse to age 95. So if you're 65, you retain 30 years. If you're 75, you retain 20 years. The minimum is 15 years and maximum is 35 years. The shorter the lease you retain, the larger your payout — but you must ensure it covers the youngest owner to age 95.
How much cash will I get from LBS?
The payout depends on flat type, location, remaining lease, and how much you sell back. For a 4-room flat in a mature estate, typical payouts range from $150,000 to $300,000. Part of this goes to topping up your CPF Retirement Account to the Basic Retirement Sum ($106,500 in 2026). Any amount above the BRS is paid in cash. Couples split the top-up equally.
What happens to the flat after I join LBS?
You continue living in the flat for the retained lease period — nothing changes day-to-day. You still pay conservancy charges and maintain the flat. When the retained lease expires, you must return the flat to HDB. You cannot sell the flat on the open market after joining LBS, but you can apply to HDB for exceptional cases like moving to a nursing home.
Can I still rent out a room after joining LBS?
Yes, you can still rent out spare bedrooms under HDB's existing subletting rules. This is actually a common strategy — use LBS for a lump sum + CPF LIFE payouts, then rent a room for $500-$1,000/month additional income. You must get HDB approval and the subletting rules (max 3 years at a time, occupier cap) still apply.
How does LBS affect my CPF LIFE payouts?
The CPF top-up from LBS goes into your Retirement Account, which funds CPF LIFE. If the top-up brings you to the Basic Retirement Sum ($106,500), you can expect CPF LIFE payouts of roughly $800-$900/month for life starting from your payout eligibility age. If you were below the BRS before LBS, the increase in monthly payouts can be significant — an extra $200-$500/month.
Related
Last updated Feb 2026. LBS eligibility and payout estimates are based on HDB's published guidelines and typical resale values. Actual payouts depend on HDB's valuation at time of application. BRS amount ($106,500) is the 2026 figure. This is not financial advice.