CPF Withdrawal Limits for Property: What You Can Actually Use
CPF withdrawal limits for property purchases in Singapore determine exactly how much of your Ordinary Account (OA) and Retirement Account (RA) savings you can deploy toward downpayments and monthly mortgage repayments. For first-time HDB buyers under 55, you can withdraw up to 100% of the purchase price from your OA if the property lease extends beyond 20 years past age 55[1]. Private property buyers face stricter limits: you can use CPF OA up to 80% of the property's valuation or purchase price, whichever is lower, after meeting the Total Debt Servicing Ratio (TDSR) requirement of 55% of gross income[1].
Understanding these limits is critical because exceeding them can delay your purchase, trigger penalties, or jeopardise your retirement security—which is why Homejourney prioritises verification and transparency in every transaction. This cluster guide provides specific withdrawal rules for different property types, age groups, and real-world scenarios to help you maximise your CPF while protecting your retirement.
HDB Flat Purchases: Maximum CPF OA Withdrawal
HDB flats offer the most generous CPF withdrawal rules in Singapore's property market. For first-time buyers purchasing an HDB resale flat, you can withdraw up to 100% of the purchase price from your OA—provided your OA balance is sufficient and the property's remaining lease lasts at least 20 years beyond your 55th birthday[1]. This means a 35-year-old buying a Punggol HDB resale with a 70-year lease can theoretically use pure CPF for the entire purchase if their OA balance covers it.
For BTO (Build-to-Order) flats, the withdrawal limit applies to the 20-25% downpayment required by HDB, which you can fully cover with CPF OA without needing cash[1]. Monthly repayments to HDB are capped by the Mortgage Servicing Ratio (MSR) of 30% of your gross monthly income—meaning if you earn S$7,500, your HDB loan repayment cannot exceed S$2,250 monthly, whether paid via CPF or cash[1].
The Lease Requirement: Why 20 Years Matters
The 20-year lease extension rule exists to ensure your property remains valuable collateral and you don't outlive the loan tenure. If you're 45 and buying an HDB with a 65-year lease, the property will have 65 years remaining—extending 20 years past your 55th birthday (to age 75). This satisfies the requirement and unlocks full CPF OA withdrawal eligibility[1]. If the lease falls short, you cannot use CPF for the purchase, even if you have substantial OA savings.
CPF OA Monthly Mortgage Payments: No Hard Cap
For monthly HDB mortgage repayments, there is no hard daily withdrawal cap beyond your OA balance—but your bank and CPF will enforce MSR limits, so you cannot pay more than your income permits anyway[1]. The MSR of 30% is your true ceiling. If your gross monthly income is S$7,500, your maximum monthly repayment (CPF + cash combined) is S$2,250. This applies whether you pay entirely via CPF OA, entirely via cash, or a combination.
Private Property Purchases: Lower CPF Limits and TDSR Rules
Private condominiums and executive condominiums follow stricter CPF withdrawal rules designed to protect borrowers from over-leveraging. You can use CPF OA for downpayments up to 80% of the property's valuation or purchase price, whichever is lower[1]. For a S$800,000 private condo with a bank valuation of S$750,000, your CPF OA limit is S$600,000 (80% of S$750,000), not S$640,000 (80% of purchase price).
The TDSR requirement of 55% of gross income applies to all private property loans. This means if you earn S$10,000 monthly, your total monthly debt repayments (mortgage + car loans + credit cards + other liabilities) cannot exceed S$5,500[1]. This often restricts how much CPF you can actually deploy because the bank will not approve a loan large enough to use your full 80% CPF entitlement.
CPF Servicing Mortgage: Monthly Limits for Private Property
Unlike HDB loans with a fixed 30% MSR, private property loans use TDSR at 55% of gross income. If you earn S$8,000 monthly and have no other debts, your maximum monthly mortgage payment (CPF + cash) is S$4,400. However, most banks require you to service the loan with at least 30% cash, meaning you cannot use CPF OA for 100% of monthly repayments even if your OA balance permits[1].
Daily Online Withdrawal Cap for Downpayments
The daily online withdrawal cap is S$50,000[3], meaning large downpayments must be planned across multiple days or submitted via bank instructions. For a S$200,000 downpayment, you would need to withdraw across 4 separate days (S$50,000 each) or request your bank to submit a bulk withdrawal instruction directly to CPF. This planning is essential when exchanging contracts, as delayed withdrawals can jeopardise your completion timeline.
Age-Based CPF Withdrawal Rules: Under 55 vs 55+
Under 55: You can only withdraw from your OA for property purchases and monthly mortgage repayments. Your RA is locked and cannot be touched. Maximise OA usage for downpayments and monthly payments, but ensure you retain sufficient OA for emergencies and future housing needs[1].
At 55 and Beyond: Upon turning 55, excess OA is automatically transferred to your RA. You can then withdraw a minimum of S$5,000 from your OA annually[4]. If your property lease extends to age 95 or beyond, you can pledge it to CPF and withdraw excess RA funds down to the Basic Retirement Sum (BRS) of S$110,200, freeing up additional cash[3]. The Full Retirement Sum (FRS) for 2026 is S$220,400; if you have more than this in RA, you can withdraw the excess[2].
Real-World CPF Withdrawal Scenarios
Scenario 1: First-Time HDB Buyer, Age 35
You're 35, earning S$7,500 monthly, with S$250,000 in OA. You're buying a Punggol HDB resale for S$500,000 with a 70-year lease (65 years remaining). Since the lease extends 20+ years past age 55, you can withdraw the full S$500,000 from OA if your balance permits. Your MSR limit for monthly repayment is S$2,250 (30% of S$7,500). If you borrow S$400,000 from HDB at 2.6% interest, your monthly repayment would be approximately S$1,800—well within your MSR limit. You could use CPF OA for the entire S$1,800 monthly payment[1].
Scenario 2: Private Condo Buyer, Age 40
You're 40, earning S$12,000 monthly, with S$350,000 in OA. You're buying a private condo for S$900,000 (bank valuation S$850,000). Your CPF OA limit is S$680,000 (80% of S$850,000 valuation). However, your TDSR limit is S$6,600 monthly (55% of S$12,000). If you borrow S$700,000 at 3.5% interest over 25 years, your monthly repayment is approximately S$3,300. This fits within your TDSR limit, but most banks require 30% cash servicing, so you'd pay approximately S$990 via cash and S$2,310 via CPF OA monthly[1].
Scenario 3: Age 58 with Property Pledge Strategy
You're 58 with S$150,000 in OA and S$280,000 in RA. You own a private condo with a lease extending to age 98. Your FRS is S$220,400. By pledging your property to CPF, you can withdraw excess RA (S$280,000 - S$220,400 = S$59,600) down to FRS, plus your full OA (S$150,000), totalling S$209,600 in accessible funds. This strategy unlocks retirement savings without breaching your retirement security[3].
Key CPF Withdrawal Limits by Property Type
- HDB Flats: Up to 100% of purchase price from OA; lease must last beyond age 55 by 20+ years[1]
- Private Condos/Executive Condos: OA up to 80% of lower valuation/purchase price, post-TDSR[1]
- Age 55+ with Property Pledge: Minimum S$5,000 OA withdrawal; RA excess if property lease to age 95 and above, down to BRS of S$110,200[2][3][4]
- Daily Online Withdrawal: Maximum S$50,000 per day; bulk withdrawals via bank instruction[3]
How to Check Your CPF Withdrawal Eligibility
The most accurate way to verify your CPF withdrawal limits is through the official CPF Retirement Dashboard. Log in with your Singpass credentials to view your OA and RA balances, check your withdrawal eligibility, and use the withdrawal simulator to model different scenarios[4]. Cross-reference your property's remaining lease on the HDB or URA websites to confirm it meets the 20-year extension requirement.
For private property purchases, use Homejourney's mortgage eligibility calculator at Bank Rates to instantly calculate your TDSR limit based on your income and existing debts. Input your CPF data via Singpass for real-time verification. This tool integrates with current bank lending criteria, so you'll see your true borrowing power across DBS, OCBC, UOB, HSBC, Standard Chartered, and other major Singapore banks[1].
Common Mistakes to Avoid with CPF Withdrawal Limits
- Ignoring the Lease Requirement: Many buyers assume they can use full CPF for any HDB purchase. If the lease doesn't extend 20+ years past age 55, you cannot withdraw CPF, even if your OA balance is substantial.
- Confusing Valuation with Purchase Price: For private properties, the 80% limit applies to the lower of valuation or purchase price. A S$800,000 property valued at S$700,000 limits your CPF to S$560,000, not S$640,000.
- Forgetting About TDSR: Your CPF entitlement doesn't mean the bank will approve a loan large enough to use it. TDSR at 55% of income is your true ceiling for private property loans.
- Planning Downpayments Without Considering Daily Caps: The S$50,000 daily online withdrawal limit requires advance planning. If you need S$200,000 for exchange, arrange bank instructions at least 4-5 days before your deadline.
- Over-Depleting OA Before Age 55: While you can withdraw up to 100% of purchase price for HDB, retaining some OA for emergencies and interest accrual (CPF OA earns 2.5% interest, up to 5% on first S$20,000) is prudent retirement planning.
FAQ: CPF Withdrawal Limits for Property
Q: What is the CPF withdrawal limit for first-time HDB buyers?
A: Up to 100% of the purchase price from OA if your OA balance is sufficient and the property lease extends 20+ years beyond your 55th birthday[1]. For example, a 40-year-old buying a Punggol HDB with a 75-year lease can use full CPF if their OA covers the price. Always verify the lease on the HDB website before committing.
Q: Can I use CPF OA for private property monthly repayments?
A: Yes, up to your OA balance and subject to TDSR limits (55% of gross income). However, most banks require at least 30% of monthly repayment to be paid via cash, so you cannot use CPF for 100% of monthly payments even if your OA is sufficient[1]. Check your bank's specific policy when applying.
Q: What happens if my HDB lease doesn't extend 20 years past age 55?
A: You cannot use CPF for the purchase at all. You must pay entirely via cash or a bank loan (without CPF withdrawal). This is a strict rule designed to ensure property value stability. If you're near this threshold, consider upgrading to a newer HDB or private property with a longer lease.
Q: How much can I withdraw from CPF after age 55?
A: You must set aside FRS (S$220,400 in 2026) in RA[1]. If your property lease extends to age 95+, you can pledge it and withdraw excess RA down to BRS (S$110,200), freeing up additional funds[3]. Minimum withdrawal from OA is S$5,000 annually[4].
Q: What's the difference between MSR and TDSR?
A: MSR (Mortgage Servicing Ratio) applies to HDB loans at 30% of gross income. TDSR (Total Debt Servicing Ratio) applies to private property loans at 55% of gross income and includes all your debts (mortgage, car loans, credit cards, personal loans). TDSR is stricter because it accounts for total financial obligations[1].
