Tool
Sale Proceeds Calculator
See what you actually pocket when you sell — after the loan is redeemed, your CPF is refunded with accrued interest, and commission, legal fees and any Seller's Stamp Duty come off.
What are you selling?
CPF to refund
The single figure on My HDBPage (HDB) or your CPF statement — it already includes accrued interest, for all owners.
Selling costs
What you walk away with
Cash proceeds
$173,250
paid to your bank account
- Returned to your CPF OAYours, but stays in CPF — usable for your next home.
- $210,000
- Total realised (cash + CPF)
- $383,250
Where the money goes
- Sale price
- $650,000
- Less: loan redemption
- −$250,000
- Less: CPF refund (principal + interest)
- −$210,000
- Gross sale proceedsprice − loan − CPF refund
- $190,000
- Less: agent commission
- −$14,170
- Less: legal fee
- −$2,500
- Less: HDB resale fee
- −$80
- Total selling costs
- −$16,750
Planning estimate only, not tax or financial advice. Based on published rates as of IRAS Seller's Stamp Duty schedule, CPF OA interest 2.5%, 9% GST and the HDB resale fee, as published (2025-07-04). Rates and rules can change by government notice -- confirm your exact figures with IRAS/HDB or your solicitor before relying on this for a purchase decision.
Understanding the numbers
Where the sale price goes
- 1Redeem the loanThe outstanding home loan is paid off first, from the sale price.
- 2Refund your CPFThe principal you withdrew for the flat plus its accrued interest goes back into your CPF — not your pocket.
- 3Pay selling costsAgent commission (~2% + GST), legal fees, and any Seller's Stamp Duty.
- 4What's leftThe cash that reaches your bank account.
Seller's Stamp Duty — private residential
Rate on the sale price. HDB flats are not subject to SSD (they have the MOP instead).
| Sold within | Bought 11 Mar 2017 – 3 Jul 2025 | Bought on/after 4 Jul 2025 |
|---|---|---|
| 1 year | 12% | 16% |
| 2 years | 8% | 12% |
| 3 years | 4% | 8% |
| 4 years | 0% | 4% |
| After the holding period | 0% | 0% |
Frequently asked questions
How do I calculate my sale proceeds when selling an HDB flat?
Take the sale price, subtract the outstanding loan, subtract the CPF refund (the principal you used plus accrued interest), then subtract the agent commission, legal fees, the HDB resale application fee and any other costs. What remains is your cash proceeds. The CPF refund is returned to your CPF Ordinary Account, not paid to you as cash.
What is CPF accrued interest and why do I have to refund it?
When you use CPF Ordinary Account money to buy a property, that money stops earning the 2.5% a year it would have earned in your CPF account. When you sell, you must return the principal plus that foregone interest, compounded, so your retirement savings are made whole. The figure is on My HDBPage or your CPF statement.
Does the CPF refund come back to me as cash?
No. The principal and accrued interest go back into your CPF Ordinary Account. You can use it for your next property, but it is not cash in hand. Your cash proceeds are the sale price minus the loan, minus the CPF refund, minus all selling costs.
How much is Seller's Stamp Duty in Singapore?
For private residential property bought from 11 March 2017 to 3 July 2025: 12%, 8%, 4% of the price for a sale within one, two or three years, nil after three years. For property bought on or after 4 July 2025: 16%, 12%, 8%, 4% over four years. HDB flats are not subject to SSD.
What if my sale price doesn't cover the CPF I have to refund?
For a genuine market-value sale, you are not required to top up the CPF shortfall in cash. However, the unrefunded amount is not credited to your CPF either — it is lost. This matters most for owners who bought near the top of the market and are selling into a softer one.
What are the costs of selling a property in Singapore?
Agent commission (around 2% plus GST), legal/conveyancing fees, the HDB resale application fee for flats, any bank penalty for early loan redemption within a lock-in, a pro-rated property tax adjustment, and Seller's Stamp Duty if a private property is sold within the holding period.
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