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Selling Your HDB Flat: Sale Proceeds Calculator (CPF Refund, Loan and Costs, 2026)
Enter your expected sale price, the loan still owing, the CPF you used and your selling costs. You get an estimate of the cash you walk away with and the CPF refund that goes back to each owner's CPF account.
This is an estimate. For your exact figures, use HDB's sale proceeds calculator and the "What Happens If" section of your CPF Home ownership dashboard. Upgrading to a condo? See the sell HDB, buy condo guide. To set an expected price, see HDB resale price trends.
Rates last checked against official sources: 29 October 2026. General information only, not financial, legal or tax advice.
What you actually walk away with
Your cash is what's left of the sale price after three deductions:
Cash proceeds = sale price − outstanding housing loan − CPF refund (principal plus accrued interest, for every owner) − selling costs
HDB's own calculator also takes off any outstanding HDB payments, such as upgrading costs or an upgrading levy (HDB sale proceeds calculator, checked 29 Oct 2026).
Example figures only, not a forecast: you sell for S$600,000. You owe S$150,000 on your HDB loan. Your CPF refund is S$250,000: S$150,000 for one owner and S$100,000 for the other, each including accrued interest. You enter S$12,000 of selling costs. Your cash proceeds are S$600,000 − S$150,000 − S$250,000 − S$12,000 = S$188,000. The S$250,000 goes back to your two CPF accounts, not to you in cash.
The cash reaches your bank account by the next working day after completion. If HDB acts for you, your CPF refund follows within 7 to 14 working days (HDB, resale completion, checked 29 Oct 2026).
Why CPF gets refunded first
When you sell, you must put back the CPF you used for the flat, plus the accrued interest (CPF, refund when selling, checked 29 Oct 2026). That includes any CPF housing grants you received, with their accrued interest; CPF already counts them in your refund amount (CPF, sale proceeds, checked 29 Oct 2026). If you're 55 or over and pledged the flat to set aside your retirement sum, you also refund the pledged amount (CPF). Accrued interest is what that money would have earned had it stayed in your CPF account. It runs from the date you first used CPF for the flat until the refund, at CPF's prevailing rates, compounded annually, and it keeps running after the loan is paid off (CPF on ask.gov.sg, checked 29 Oct 2026).
The Ordinary Account (OA) rate is 2.5% a year from 1 October to 31 December 2026, the legislated minimum (CPF interest rates, checked 29 Oct 2026). Our estimate mode uses it. For the exact figure, check "What Happens If" on your CPF Home ownership dashboard and type it in.
If you're under 55, the refund goes to your OA. If you're 55 or over, it first tops up your Retirement Account to your required retirement sum (CPF's guide to sale proceeds puts this as the Full Retirement Sum), and the rest stays in your OA (CPF).
Resale levy: who pays and when
You pay a resale levy only if you've had one housing subsidy and you buy a second subsidised flat. Buying a resale flat or private property means no levy (HDB, conditions after buying a resale flat, page last updated 24 Aug 2026, checked 29 Oct 2026). If your first subsidised flat was sold on or after 3 March 2006, the levy is a fixed amount:
| First subsidised flat | Family | Single |
|---|---|---|
| 2-room or 2-room Flexi | S$15,000 | S$7,500 |
| 3-room | S$30,000 | S$15,000 |
| 4-room | S$40,000 | S$20,000 |
| 5-room | S$45,000 | S$22,500 |
| 3Gen | S$45,000 | Not applicable |
| Executive flat | S$50,000 | S$25,000 |
| Executive condominium | S$55,000 | S$27,500 |
The amount is fixed when you book the second flat. You pay in cash or from sale proceeds, never with a housing loan. Sell the first flat after collecting the new keys, and HDB deducts it from your net proceeds (any shortfall in cash). Sell first, and you pay cash at key collection (HDB).
Selling a Plus or Prime flat bought from HDB? You also return a percentage of the resale price or valuation, whichever is higher, as subsidy recovery (HDB).
Costs to budget for
From HDB's pages (checked 29 Oct 2026):
- Resale application fee: S$40 for 1- and 2-room flats, S$80 for 3-room and bigger, including GST, not refundable (HDB, resale application).
- Legal fees: set by the solicitor you appoint. If HDB acts for you, its fee is 6.75 cents per S$100 on the first S$30,000 of the price, 5.40 cents on the next S$30,000 and 4.50 cents on the rest, minimum S$21.80 including GST. Add a mortgage discharge fee if you have an HDB loan, a S$32 title search fee and S$5.45 in miscellaneous fees (HDB, approval of application).
- Property tax up to the end of the year, and service and conservancy charges up to completion (same page).
- Agent's fee, if you use one: whatever you agreed. Enter it yourself.
This is an estimate. Check it against HDB's own calculator and your CPF account. Selling to upgrade? See selling your HDB to buy a condo and HDB resale price trends to set your price.
How the estimate works
- Cash proceeds = sale price, minus the outstanding loan, minus the CPF refund (principal plus accrued interest), minus selling costs.
- The CPF refund goes back to each owner's CPF account. Below age 55 it goes to the Ordinary Account. If the sale price is not enough to cover the loan and the full refund, you refund only the sale price less the loan, and you don't top up the shortfall in cash, as long as you sold at market value. If you were 55 or older before 1 January 2013 and had set aside your Full Retirement Sum by then, your required refund can be lower. CPF, refund when selling or transferring property, checked 29 Oct 2026.
- When the refund is capped, this calculator splits it between owners in proportion to each owner's required refund. This is an estimate. Each owner should check their exact split with CPF, on their CPF statement or Home ownership dashboard, or through a CPF enquiry (CPF, refund when selling).
- CPF Ordinary Account interest rate: 2.5% a year from 1 October 2026 to 31 December 2026, the legislated minimum. CPF, earning CPF interest, checked 29 Oct 2026. CPF reviews the rate every quarter, and the estimate holds it flat.
- How CPF interest is worked out: computed monthly, credited by the following year and compounded annually (CPF on Ask.gov.sg, checked 29 Oct 2026). The estimate counts whole years from your first withdrawal.
- Selling costs are only what you type in. We don't assume an agent fee or a legal fee.
- Resale levy amounts: fixed amounts for a first subsidised flat sold on or after 3 March 2006, from HDB, conditions after buying a resale flat, checked 29 Oct 2026.
- GST: 9%, charged only by GST-registered agencies (IRAS, checked 29 Oct 2026).
Working out how much you can borrow for the next home? Use the mortgage calculator. For upfront cost, yield and return on a purchase, use the property cost and yield calculator. Questions or a wrong figure? Email [email protected].
Common questions
Do I have to refund CPF in cash if the sale price is low?
No, as long as you sell at market value. If the price minus your outstanding loan doesn't cover the CPF refund, you refund only what's left, and you don't top up the shortfall in cash. Any option fee or option exercise fee you received in cash counts as part of the price and goes to CPF. Source: CPF, refund when selling (checked 29 Oct 2026).
Can I keep the CPF refund in my OA to buy the next home?
Yes. If you're under 55, the refund goes to your Ordinary Account, and you can use it to pay for another property. If you're 55 or over, it first tops up your Retirement Account to your required retirement sum (CPF's guide to sale proceeds puts this as the Full Retirement Sum), and the rest stays in your OA. Source: CPF (checked 29 Oct 2026).
When is the resale levy paid?
Only if you buy a second subsidised flat. The amount is fixed when you book it. If you sell your first flat after collecting the new keys, HDB deducts the levy from your net proceeds. If you sell first, you pay it in cash at key collection. You can't use a housing loan. Source: HDB (checked 29 Oct 2026).
Does the calculator include the resale levy?
It shows the levy separately and doesn't take it off your proceeds, because you pay it only if you buy another subsidised flat. If you will sell after collecting the keys to that flat, HDB deducts it from your net proceeds, so subtract it yourself. Source for the amounts: HDB (checked 29 Oct 2026).