Answer
How Much Cash After Selling HDB? Sale Proceeds Breakdown
Everyone asks “how much will I get?” — but the real number is always less than the sale price. Here's exactly where your money goes.
Answer: Your net cash = Sale price minus outstanding loan, CPF refund (principal + 2.5% accrued interest), agent commission (~2%), legal fees (~$1,500–$2,000), and resale levy (if buying another subsidised flat). A typical 4-room HDB sold at $600,000 after 10 years nets roughly $200,000–$350,000 in cash, depending on how much CPF was used and how much loan is left.
Worked Example — $600,000 HDB Sale
Let's say you bought a 4-room resale HDB 10 years ago for $400,000. You used CPF and an HDB loan. Now selling at $600,000.
| Item | Amount |
|---|---|
| Sale price | $600,000 |
| Outstanding HDB loan | −$180,000 |
| CPF refund (principal) | −$120,000 |
| CPF accrued interest (2.5% p.a.) | −$32,000 |
| Agent commission (2%) | −$12,000 |
| Legal / conveyancing fees | −$2,000 |
| Net cash to you | $254,000 |
| CPF OA topped up | $152,000 |
Illustrative example. Your actual numbers depend on loan balance, CPF usage, and accrued interest. Use our calculator for your specific case.
What Eats Into Your Sale Proceeds
Outstanding loan — the biggest chunk
Whatever you still owe on the HDB loan or bank loan gets paid off first from the sale proceeds. The longer you've been paying, the less this is.
CPF refund + 2.5% accrued interest
Every dollar of CPF you used (down payment + monthly payments from OA) must go back to your CPF, plus 2.5% interest compounded yearly. After 10 years, the accrued interest alone can be $20,000–$40,000. This isn't “lost” — it's in your CPF — but it's not cash in hand.
Agent commission (~2%)
Standard is 2% of sale price. On a $600,000 flat, that's $12,000. Negotiable — some agents do 1.5% or flat fee.
Legal fees ($1,500–$2,000)
Conveyancing lawyer handles the sale completion, CPF refund, and loan discharge. Standard fees range from $1,500 to $2,000 for HDB transactions.
Resale levy (if applicable)
Only if you're buying another subsidised flat. Levy ranges from $15,000 (2-room) to $50,000 (executive). If you're buying a condo or resale HDB, no levy.
Resale Levy by Flat Type
Only applies if you sell a subsidised flat and buy another subsidised flat. If upgrading to condo, skip this.
| Previous Subsidised Flat | Resale Levy |
|---|---|
| 2-room | $15,000 |
| 3-room | $30,000 |
| 4-room | $40,000 |
| 5-room | $45,000 |
| Executive / multi-gen | $50,000 |
| EC (from developer) | $55,000 |
Levy amounts per HDB. Deducted from sale proceeds or paid in cash.
How to Maximise Your Cash Proceeds
Minimise CPF usage for mortgage
Every dollar of CPF used accrues 2.5% interest that gets clawed back on sale. If you can afford to pay more from cash and less from CPF OA for monthly mortgage, your net cash on sale will be higher. This is the single biggest lever.
Pay down your loan faster
A lower outstanding loan means more cash proceeds. If you have spare cash, partial prepayments reduce both your loan balance and total interest paid. Check your loan's prepayment penalty first.
Negotiate agent commission
2% is standard but not fixed. In a hot market, some agents accept 1.5% or even 1% for desirable flats. Or sell direct on HDB Resale Portal if you're comfortable handling viewings and negotiation.
Time your sale
HDB resale prices are cyclical. Selling when the Resale Price Index is high and inventory is low gives you more negotiating power. Check recent transacted prices for your block on HDB's Resale Flat Prices portal.
Planning your upgrade?
Know your sale proceeds, then see what you can afford next. Run the full pipeline from HDB sale to condo purchase.
FAQ
How much CPF do I need to refund when selling my HDB?
You must refund all CPF used for the flat (down payment + monthly mortgage payments from CPF OA) plus 2.5% accrued interest compounded yearly. For example, if you used $150,000 in CPF over 10 years, your refund including accrued interest could be around $180,000–$190,000. The refund goes back into your CPF OA — you don’t lose it, but you can’t spend it as cash.
What is the resale levy and do I need to pay it?
The resale levy applies only if you sell a subsidised flat (BTO, DBSS, or EC bought from developer) and buy another subsidised flat. For a 4-room BTO, the levy is $40,000. For a 5-room, it’s $45,000. If you’re upgrading to a condo or resale HDB, no levy applies.
How much does a property agent charge to sell an HDB?
Agent commission for selling HDB is typically 2% of the sale price. On a $600,000 sale, that’s $12,000. This is negotiable — some agents charge 1.5% or a flat fee. You can also sell without an agent, but most sellers use one for marketing, viewings, and negotiation.
Do I pay tax on HDB sale profits?
No. Singapore has no capital gains tax on property. Your profit from selling an HDB flat is not taxed — regardless of how much you make. The only tax to watch is Seller’s Stamp Duty (SSD) if you sell within 3 years of purchase, but this is rare for HDB as most owners hold longer.
How long does it take to receive sale proceeds after selling HDB?
You receive the net sale proceeds on completion day, typically 8–10 weeks after exercising the Option to Purchase (OTP). The conveyancing lawyer handles the disbursement — paying off the loan, refunding CPF, deducting fees, and transferring the remaining cash to you.
Can I use HDB sale proceeds as down payment for a condo?
Yes, the cash portion of your sale proceeds can be used for the condo down payment. But the CPF refund goes back to your CPF OA — you can use that CPF for the new property too, subject to CPF withdrawal limits and valuation limits. Plan the timing carefully so your sale completes before your condo purchase.
Related
- CPF Accrued Interest After 10 Years — how much you owe back
- HDB Upgrade to Condo Steps — full upgrade roadmap
- Sell HDB Buy Condo Timeline — when to sell vs buy
- Resale Levy Singapore
Last updated Feb 2026. Resale levy per HDB. CPF accrued interest at 2.5% p.a. per CPF Board. This is not financial advice — your actual proceeds depend on your specific loan, CPF usage, and sale price.