Home / HDB Sale Proceeds Calculator
How much cash will you actually get after selling your HDB?
A flat that sells for $650,000 can leave under $90,000 in your bank account. Here is where the rest of it goes — and how to find your own number in about a minute.
- Free, no sign-up
- Includes CPF accrued interest
- HDB & private
Your HDB sale proceeds are almost never the number you expect — not because anyone took anything, but because the bank and your own CPF get paid first.
The calculator below shows you the real figure. Answer four questions for an estimate, or enter your actual loan and CPF numbers for something close to exact. Either way it takes about a minute, and there is nothing to sign up for.
Sale proceeds calculator
How much will you actually walk away with?
Most sellers look at the sale price. What matters is the cash left once the bank and CPF are paid back. Answer a few questions and you'll see the real number.
Read these off your latest loan statement and your CPF Property Withdrawal Statement (CPF app › Property). Those two numbers make this exact.
Cash in your hand
What you pay the agent
- Seller's Stamp Duty follows the rules for your purchase date. Properties bought from 4 July 2025 carry a four-year holding period at 16/12/8/4%.
- If the CPF refund is more than the sale proceeds, you do not top up the shortfall in cash, as long as you sell at or above market value.
- Outstanding loan assumes no lump-sum repayments or refinancing.
- Excludes property tax, outstanding conservancy or maintenance charges, and any renovation loan.
Why your proceeds are lower than you expected
Three claims sit ahead of you on the sale price, and they are settled in a fixed order before a cent reaches your bank:
- Your outstanding loan goes back to HDB or your bank in full.
- Your CPF refund — every dollar of CPF you used on the flat, plus accrued interest — goes back into your CPF Ordinary Account.
- Selling costs — the agent, your lawyer, and Seller's Stamp Duty if it applies.
Whatever survives all three is your cash. On most HDB sales the CPF refund is the single largest line, larger than the outstanding loan, and it is the one almost nobody has looked up.
CPF accrued interest: the number most sellers have never seen
When you use CPF to buy a home, that money stops earning interest in your Ordinary Account. CPF keeps a running tally of what it would have earned at 2.5% a year, compounding, and you refund that alongside the principal when you sell.
It adds up faster than people expect. Roughly $300,000 of CPF used a decade ago is about $384,000 to refund today. Nothing has gone wrong — that is simply the interest your retirement savings would have accrued had you never touched them.
You can see your exact figure in about thirty seconds. Open the CPF app, go to Property, and pull your Property Withdrawal Statement. It lists the principal withdrawn and the accrued interest to date as two separate numbers. Put those into the calculator above under "I'll enter my own" and the estimate stops being an estimate.
A negative sale is not a debt
If the sale does not cover your CPF refund in full, that is a negative sale. It sounds alarming and it is more common than people think, particularly on older flats bought with a large CPF contribution.
Here is the part that matters: as long as you sell at or above market value, you do not top up the shortfall in cash. The unpaid portion simply stays out of your CPF. You will not be chased for it and you will not be in debt.
The exception is selling below market value — to a family member, for instance. Then the difference has to be made up in cash. If the calculator shows a shortfall for you, that is worth a conversation before you list, not after.
The order everyone gets paid
| Order | Who gets paid | Where it goes |
|---|---|---|
| 1 | Outstanding housing loan | HDB or your bank |
| 2 | CPF principal + accrued interest | Your CPF OA |
| 3 | CPF housing grants received | Your CPF OA |
| 4 | Agent fee, legal fee, any SSD | Third parties |
| 5 | Everything remaining | Your bank account |
What the agent fee does to your number
On a $650,000 flat, a 2% commission plus GST is $14,170. My fee is fixed: $1,999 for an HDB flat, $4,999 for a condo or private property. Same photography, same home tour video, same portal listings, same negotiation.
On that flat it is $12,171 more in your pocket — and unlike the CPF refund, that difference is cash you can spend. You can see it move in real time in the calculator above by changing the sale price. If you want the detail of what the fixed fee actually covers, it is all on my selling page.
Questions sellers ask me about proceeds
Does the CPF refund include my housing grant?
Yes. Grants you received go back to your CPF Ordinary Account too. Your Property Withdrawal Statement already includes them, which is why you should not add them in separately.
Can I use the refunded CPF for my next home?
Yes, subject to the usual CPF housing rules. This is why a low cash figure is not the disaster it first looks like — if you are buying again, most of that refunded CPF goes straight back to work.
Do I pay Seller's Stamp Duty on an HDB flat?
In practice, no. The five-year Minimum Occupation Period means you are past the SSD window by the time you can sell. For private property it bites hard: anything bought from 4 July 2025 and sold within four years pays 16%, 12%, 8% or 4% depending on how long you held it.
Why is my figure different from HDB's own calculator?
HDB's calculator reads your actual records, so treat it as the authority on your loan and CPF balances. Mine adds the parts HDB's does not — the agent fee, legal costs, stamp duty where it applies, and a like-for-like comparison against a 2% commission.
What if I am selling and buying at the same time?
The catch is that your proceeds and your CPF refund only arrive on the day your sale completes, but your next home wants money before that — the option fee, then the downpayment when you exercise. So you need enough cash and CPF standing by to hold the new place, with the sale money arriving later to repay it. Three things usually close that gap: line the two completion dates up as closely as possible, use a bridging loan to cover the few weeks in between, or agree a temporary extension of stay with your buyer so you are not moving out before you can move in. Which one fits depends on your dates, so work out the timeline before you accept an offer, not after.
Get your actual numbers
The calculator gets you close. Your loan statement and CPF Property Withdrawal Statement get you exact. Send me both and I will work through them with you and tell you honestly whether now is a good time to sell — including if the answer is no.
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