Answer
Take-Home Cash After Selling HDB — What You Actually Keep
Your HDB sale price is not what you walk away with. After the loan payoff, CPF refund, agent fees, and legal costs, the number shrinks. Here's exactly how to calculate your net take-home.
Answer: Net cash from selling your HDB = Sale price − Outstanding loan − CPF refund (principal + 2.5% accrued interest) − Agent commission (2%) − Legal fees ($2,000–$3,000). On a typical 5-room HDB selling for $650,000 with $200,000 loan and $180,000 CPF refund, you take home roughly $254,000 in cash.
The Net Proceeds Formula
Net Cash = Sale Price
− Outstanding HDB Loan
− CPF Refund (principal + accrued interest)
− Agent Commission (typically 2%)
− Legal / Conveyancing Fees
− Other Costs (if any)
The two biggest deductions are the loan and CPF refund. Everything else is relatively small. Let's break down each one.
Worked Example: 5-Room HDB at $650,000
A couple bought a 5-room BTO for $350,000 eight years ago. They used $150,000 from CPF OA and took a $280,000 HDB loan. Now selling at $650,000:
| Item | Amount | Notes |
|---|---|---|
| Sale price | $650,000 | Agreed selling price |
| Outstanding loan | −$200,000 | $280,000 original, 8 years of payments |
| CPF refund (principal) | −$150,000 | Total OA withdrawals for HDB |
| CPF accrued interest | −$32,000 | 2.5% p.a. on $150,000 over ~8 years |
| Agent commission (2%) | −$13,000 | 2% of $650,000 |
| Legal fees | −$2,500 | HDB conveyancing |
| Net cash take-home | $252,500 | What you actually get |
| CPF OA (refunded) | $182,000 | Can use for next property |
CPF accrued interest is approximate. Actual amount depends on exact withdrawal dates and amounts. Check your CPF statement for the precise figure.
Quick Reference by Flat Type
Typical net cash ranges for HDB sellers in 2026, assuming 8–10 year holding period and standard loan/CPF usage:
| Flat Type | Typical Sale Price | Estimated Net Cash | CPF OA Refund |
|---|---|---|---|
| 3-Room | $350,000–$420,000 | $100,000–$180,000 | $80,000–$120,000 |
| 4-Room | $480,000–$580,000 | $150,000–$260,000 | $100,000–$160,000 |
| 5-Room | $580,000–$720,000 | $200,000–$350,000 | $130,000–$200,000 |
| Executive | $700,000–$850,000 | $250,000–$420,000 | $150,000–$230,000 |
Ranges vary widely based on location, remaining lease, original purchase price, and CPF usage. Use the calculator for your specific numbers.
Each Deduction Explained
Outstanding Loan
Your remaining HDB or bank loan is paid off from the sale proceeds. Check your latest loan statement for the exact outstanding amount. If you have an HDB loan, you can check via My HDBPage > My Flat > Purchased Flat > Financial Info.
CPF Refund (Principal + Accrued Interest)
This is the biggest surprise for most sellers. You must return all CPF used (every OA withdrawal for down payment, stamp duty, and monthly instalments) plus 2.5% interest per year on each withdrawal. After 10 years, the interest alone can be $40,000–$80,000. Check your exact amount on cpf.gov.sg > My CPF > Home Ownership.
Agent Commission
Standard HDB resale agent commission is 2% of the sale price. On a $600,000 flat, that's $12,000. You can negotiate this — some agents offer 1.5% for easy-to-sell units. You can also sell without an agent, but most sellers find the convenience worth the 2%.
Legal / Conveyancing Fees
For an HDB resale sale, conveyancing fees are typically $2,000–$3,000. This covers the legal documentation, CPF refund processing, and loan discharge. Some law firms offer fixed-fee packages.
Other Possible Deductions
- Resale levy — only if buying another subsidised flat ($15,000–$50,000)
- Early loan repayment penalty — HDB loans have no penalty; bank loans may charge 1.5% of outstanding if within lock-in period
- Outstanding service & conservancy charges — must be cleared before completion
- Minor repairs — if agreed with buyer during negotiation
How to Check Your Exact CPF Refund Amount
Step 1: Log in to cpf.gov.sg
Use Singpass to log in. Navigate to My CPF → Home Ownership → Home Ownership Dashboard.
Step 2: View property withdrawal details
You'll see the total principal withdrawn and the accrued interest to date. This is the exact amount you must refund on sale.
Step 3: Add 2.5% p.a. up to expected sale date
The figure on CPF website is current. Add a few months of interest (2.5% p.a.) to account for the time between now and your actual sale completion date.
Calculate your exact take-home
The pipeline calculator does the full breakdown: sale proceeds, CPF refund, and how much you have left for the condo down payment. Know your number before you list.
FAQ
How much CPF do I have to refund when selling my HDB?
You must refund all CPF used for the HDB (principal amount withdrawn from OA) plus 2.5% accrued interest per year on that amount. For example, if you used $150,000 from CPF OA 10 years ago, you’d refund approximately $192,000 (principal + ~$42,000 in accrued interest). This goes back to your CPF OA, not to you as cash.
Can I keep any of the CPF refund as cash?
No. The CPF refund is mandatory and goes entirely back to your CPF Ordinary Account. You cannot withdraw it as cash unless you’re over 55 and meet the retirement sum requirements. However, you can use the refunded amount for your next property purchase.
Do I pay tax on HDB sale profits?
No. Singapore does not have a capital gains tax on property sales. Your profit from selling the HDB is not taxed. However, if you’re selling within the Seller’s Stamp Duty (SSD) holding period (3 years from purchase), you’d pay SSD of 4–12%. Most HDB sellers have held beyond 5 years (MOP), so SSD doesn’t apply.
How long does it take to receive sale proceeds?
For HDB resale, completion typically takes 8–10 weeks after the resale application is approved. You receive the net cash proceeds on completion day via your conveyancing lawyer. CPF refund is processed separately by CPF Board, usually within 5 working days after completion.
What if my sale price is lower than what I owe?
If your outstanding loan + CPF refund exceeds the sale price, you’re in negative equity. You’d need to top up the difference in cash to complete the sale. This is rare for HDB sellers who’ve held for 5+ years, but can happen if you bought at a peak and the market corrected.
Is the HDB resale levy deducted from my sale proceeds?
The resale levy only applies if you’re buying a second subsidised flat (e.g. selling a BTO and buying another BTO or EC). If you’re upgrading to a condo, there’s no resale levy. The levy ranges from $15,000 to $50,000 depending on your current flat type.
Related
- HDB Sale Proceeds Estimator — detailed calculator
- CPF Accrued Interest (10 Years) — how the 2.5% compounds
- HDB to Condo Upgrade — 8 Steps — what to do with the proceeds
- Agent Commission Singapore — how much to pay your agent
- Sell HDB Buy Condo Timeline — when you get the money
Last updated Feb 2026. Based on HDB and CPF Board regulations. This is general information, not financial advice.