Calculator
CPF Accrued Interest Calculator — Singapore 2026
When you sell, CPF takes back everything you used — plus 2.5% interest. Most people are shocked by how much this eats into their sale proceeds.
Quick answer: If you used $150,000 CPF for your down payment and paid $800/month from your OA for 10 years, you owe CPF approximately $301,500 when you sell — that's $246,000 in principal plus $55,500 in accrued interest. This money is deducted from your sale proceeds and returned to your CPF OA, not your bank account.
Check your CPF statement under 'Property' → 'Principal Withdrawal'
Monthly OA deduction for housing loan. Check CPF transaction history.
EHG, PHG, or AHG received. Leave 0 if none.
Goes back to CPF when you sell
−$262,981
CPF you used
$216,000
+ Interest CPF charges (2.5%)
$46,981
This is not cash you keep. When you sell, $262,981 gets deducted from your sale proceeds and sent back to your CPF OA. You used $216,000 — CPF adds $46,981 in interest on top.
How It Grows
Year-by-Year Breakdown
| Year | Principal Used | Accrued Interest | You Owe CPF |
|---|---|---|---|
| 1 | $129,600 | $3,145 | $132,745 |
| 2 | $139,200 | $6,613 | $145,813 |
| 3 | $148,800 | $10,411 | $159,211 |
| 4 | $158,400 | $14,548 | $172,948 |
| 5 | $168,000 | $19,033 | $187,033 |
| 6 | $177,600 | $23,873 | $201,473 |
| 7 | $187,200 | $29,079 | $216,279 |
| 8 | $196,800 | $34,659 | $231,459 |
| 9 | $206,400 | $40,623 | $247,023 |
| 10 | $216,000 | $46,981 | $262,981 |
What this means for your upgrade
When you sell, $262,981 gets deducted from your sale proceeds and goes straight back to your CPF OA — not your bank account. If your HDB sells for, say, $657,000 with $79,000 loan outstanding, your actual cash is roughly $316,000.
Want to see your full picture? Run the full upgrade calculator — it factors in CPF clawback, borrowing power, and stamp duty in one flow.
Next step: Know your CPF clawback. Now calculate what you'll actually walk away with when you sell.
Try it nowThe numbers that matter, once a week.
HDB resale medians, mortgage rate shifts, new launch pricing — the data points that change your upgrade math. One email, no fluff.
Unsubscribe anytime. Privacy policy.
Quick Reference: CPF Accrued Interest Examples
Assumes lump sum at purchase + monthly CPF mortgage payments. Rate: 2.5% p.a.
| CPF Down | Monthly | Years | Interest | You Owe CPF |
|---|---|---|---|---|
| $100K | $500 | 5y | $15,220 | −$145,220 |
| $100K | $500 | 10y | $36,455 | −$196,455 |
| $150K | $800 | 5y | $23,023 | −$221,023 |
| $150K | $800 | 10y | $55,491 | −$301,491 |
| $200K | $1000 | 5y | $30,441 | −$290,441 |
| $200K | $1000 | 10y | $72,910 | −$392,910 |
| $200K | $1000 | 15y | $129,008 | −$509,008 |
| $200K | $1000 | 20y | $200,548 | −$640,548 |
How CPF Accrued Interest Works
When you use CPF OA funds for your property, those funds would have earned 2.5% annual interest if left in your CPF account. When you sell, CPF Board claws back the principal amount plus this “would-have-earned” interest. It comes out of your sale proceeds.
The interest compounds monthly, which means it grows faster than most people expect. On a $200,000 CPF usage over 10 years, the accrued interest alone can be $28,000–$52,000 depending on monthly contributions.
This money goes back to your CPF OA — not your bank account. It directly reduces the cash you walk away with. This is why many HDB sellers are shocked by how little cash they actually receive.
The Formula
Accrued Interest = Principal × (1 + 0.025/12)months − Principal
For monthly CPF payments, each payment accrues interest from its payment date. The calculator above handles this automatically.
What Counts as CPF Usage
| Type | Accrued Interest? |
|---|---|
| Down payment from CPF OA | Yes |
| Monthly mortgage from CPF OA | Yes |
| Stamp duty paid from CPF | Yes |
| Legal fees paid from CPF | Yes |
| CPF Housing Grant (EHG/PHG/AHG) | Yes |
| Cash down payment | No |
| Renovation costs (cash) | No |
FAQ
What is CPF accrued interest?
When you use CPF OA funds to buy a property, those funds would have earned 2.5% annual interest if left in your OA. When you sell the property, you must refund the CPF principal used PLUS the interest it would have earned. This is called accrued interest.
How is CPF accrued interest calculated?
CPF accrued interest is compounded at 2.5% per annum on all CPF funds used for the property — including down payment, monthly mortgage payments from OA, and stamp duty paid from CPF. The formula is: Refund = Principal × (1 + 0.025/12)^months. Interest compounds monthly.
How much CPF accrued interest for a 10-year HDB?
For example, if you used $150,000 CPF for down payment plus $800/month from OA for 10 years: total principal = $246,000, accrued interest ≈ $55,500, total refund ≈ $301,500. The exact amount depends on your specific CPF usage. Use the calculator above for your numbers.
Does CPF accrued interest reduce my cash from selling HDB?
Yes. The CPF refund (principal + accrued interest) is deducted from your sale proceeds and returned to your CPF OA. It does not go to your bank account. Many sellers overestimate their cash proceeds because they forget this refund.
Can I avoid paying CPF accrued interest?
No. CPF accrued interest must be refunded when you sell any property purchased with CPF funds. The only exception is if you are 55 or older and have met your Full Retirement Sum — excess amounts above the FRS may be withdrawn. The refund amount is non-negotiable.
Is CPF accrued interest charged on housing grants?
Yes. CPF housing grants (EHG, PHG, AHG) must also be refunded with 2.5% accrued interest when you sell the property. The grant is treated the same as CPF OA withdrawals for accrued interest purposes.
Where can I check my CPF accrued interest amount?
Log in to my.cpf.gov.sg → My Statement → Property section. It shows your total CPF used for each property and the accrued interest to date. You can also call CPF Board at 1800-227-1188.
Does CPF accrued interest apply to private property?
Yes. CPF accrued interest applies to ALL property types purchased with CPF funds — HDB flats, executive condominiums, and private condos. The 2.5% rate is the same regardless of property type.
Related Tools & Guides
- HDB to Condo Affordability Calculator — see what you can afford after CPF clawback
- Should You Upgrade from HDB to Condo? — framework for deciding if the numbers work
- How Much Cash to Buy a Condo — full cost breakdown beyond just the price
- Stamp Duty Calculator — BSD + ABSD for your buyer profile
Last updated Feb 2026. Rate: 2.5% p.a. (CPF Board). This is an estimate — check your actual CPF statement for exact numbers.