Calculator
HDB Sale Proceeds Calculator — Singapore 2026
How much cash do you actually walk away with after selling your HDB? Most sellers overestimate — CPF claws back more than you think.
Quick answer: If you sell a 4-room HDB for $550,000 with $200,000 loan outstanding and $246,000 in total CPF usage (10 years), your net cash is approximately $155,000. Another $301,000 goes back to your CPF OA. Agent fees and legal costs take another $13,500.
Check recent transactions on HDB or SRX for your block
Remaining balance on your HDB loan or bank loan
Total CPF OA used (down payment + stamp duty + legal). Check my.cpf.gov.sg → Property.
Monthly OA deduction for housing loan. Check CPF transaction history.
EHG, PHG, or AHG received. Leave 0 if none. Grants must be refunded with 2.5% interest.
Seller typically pays 1-2%. 0% if you sell without an agent.
Advanced: legal fees & resale levy
Conveyancing fees, typically $2,000-$3,000 for HDB
Only if you're buying another subsidized flat (BTO/SBF/EC). $15K-$55K depending on flat type.
Cash to your bank account
$73,519
Goes back to your CPF OA (not your bank)
$262,981
You can use this for your next property — but you cannot withdraw it as cash.
Where Your Sale Price Goes
Full Breakdown
| Item | Amount |
|---|---|
| Sale price | $550,000 |
| Loan payoff | −$200,000 |
| CPF principal refund | −$216,000 |
| CPF accrued interest (2.5%) | −$46,981 |
| Agent commission (2%) | −$11,000 |
| Legal fees | −$2,500 |
| Total CPF refund (back to OA) | $262,981 |
| Cash to your bank | $73,519 |
What this means for your upgrade
Of your $550,000 sale price, only $73,519 lands in your bank account. Another $262,981 goes back to your CPF OA — usable for your next property but not withdrawable as cash. The 2.5% accrued interest alone costs you $46,981.
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Why CPF Claws Back So Much
When you used CPF for your HDB, those funds would have earned 2.5% annual interest in your OA. CPF Board charges you this “opportunity cost” when you sell.
The interest compounds monthly, which means it grows faster than most people expect. Over 10 years, the accrued interest on $200K of CPF usage can be $50,000+. Over 15 years, it can exceed $90,000.
This is the biggest surprise for most HDB sellers. You sell for $550K and expect a big payday — but after loan payoff, CPF refund, and fees, you might only see $150K in your bank account.
What Is the Resale Levy?
The resale levy is a one-time payment to HDB if you previously bought a subsidized flat (BTO, SBF, DBSS, or EC from HDB) and you are buying another subsidized flat.
If you are selling your HDB and buying a private condo or resale HDB, the resale levy does not apply. It only kicks in when you want a second bite at subsidized housing.
| Previous Flat Type | Resale Levy |
|---|---|
| 2-room | $15,000 |
| 3-room | $30,000 |
| 4-room | $40,000 |
| 5-room | $45,000 |
| Executive / EC | $55,000 |
Quick Examples
Assumes 2% agent, $2,500 legal, no resale levy.
| Scenario | Cash Out | To CPF |
|---|---|---|
| 3-room $420K, 5yr, $100K loan, $80K CPF | $180K | $120K |
| 4-room $550K, 10yr, $200K loan, $120K CPF+$800/mo | $155K | $301K |
| 5-room $680K, 8yr, $300K loan, $150K CPF+$1K/mo | $118K | $291K |
| 5-room $750K, 15yr, $150K loan, $180K CPF+$900/mo | $178K | $471K |
FAQ
How much cash do I get after selling my HDB?
Your net cash = sale price minus loan payoff, CPF refund (principal + 2.5% accrued interest), agent commission (1-2%), legal fees (~$2,500), and resale levy (if applicable). A typical 4-room HDB sold at $550K after 10 years yields $150K-$250K in cash, depending on loan and CPF usage.
Why does CPF take money from my HDB sale?
When you used CPF OA funds to buy your HDB (down payment, monthly mortgage, stamp duty), those funds would have earned 2.5% interest in your OA. CPF Board requires you to refund the principal plus this accrued interest when you sell. The money goes back to your CPF OA, not your bank account.
What is the CPF accrued interest on HDB sale?
CPF charges 2.5% per annum on all CPF funds used for your property, compounded monthly. For $150K CPF used over 10 years with $800/month mortgage payments, the accrued interest is approximately $55,000 on top of the $246K principal — totalling $301K back to CPF.
Do I need to refund my housing grant when selling HDB?
Yes. CPF housing grants (EHG, PHG, AHG) must be refunded with 2.5% accrued interest when you sell, just like CPF OA withdrawals. A $40,000 grant after 10 years would require a refund of approximately $51,200.
What is the HDB resale levy?
A resale levy applies if you previously bought a subsidized flat (BTO, SBF, DBSS, EC) and are buying another subsidized flat. Rates: 2-room $15K, 3-room $30K, 4-room $40K, 5-room $45K, EC $55K. It does NOT apply if you are buying a private property.
How much does an HDB agent charge?
Sellers typically pay 1-2% commission. On a $550K HDB, that is $5,500-$11,000. Buyers usually pay $0 — the seller covers it. You can sell without an agent (0% commission) but you handle all viewings, negotiations, and paperwork yourself.
Can I use the CPF refund for my next property?
Yes. The CPF refund goes back to your OA and can be used for your next property purchase — down payment, stamp duty, or monthly mortgage. However, you cannot withdraw it as cash (unless you meet CPF withdrawal rules at age 55+).
What if my sale proceeds are not enough to cover CPF refund?
If your sale price is lower than the total CPF refund owed, you only refund up to the net sale proceeds (after loan payoff). You do not need to top up cash to CPF. However, the shortfall remains as a CPF "debt" that must be repaid if you sell another property in the future.
Related Tools & Guides
- HDB to Condo Affordability Calculator — see what condo you can afford with your sale proceeds
- CPF Accrued Interest Calculator — deep dive into how 2.5% interest compounds year by year
- Stamp Duty Calculator — BSD + ABSD for your next purchase
- Should You Upgrade from HDB to Condo? — framework for deciding if the numbers work
- Full Pipeline Calculator — run the complete HDB-to-condo flow in one shot
Last updated Feb 2026. CPF accrued interest: 2.5% p.a. (CPF Board). This is an estimate — check your actual CPF statement and loan balance for exact numbers.