Buying an HDB resale flat

How much cash you need to buy an HDB resale flat

With an HDB loan, you pay at least 25% of the price upfront, from CPF Ordinary Account savings, cash or both. With a bank loan, at least 5% of the price must be cash. On top of that, any amount you pay above HDB’s valuation must be cash, and you pay the option deposit of up to $5,000, stamp duty and fees.

Checked against official sources on 15 October 2026

The down payment

  • HDB loan: up to 75% of the resale price or the market valuation, whichever is lower. The other 25% can come from CPF Ordinary Account savings, cash or both, and you must use your OA savings before HDB lends, keeping up to $20,000.
  • Bank loan: up to 75% of the bank valuation or the price, whichever is lower. Of the 25% down payment, at least 5% is cash and the other 20% can be cash or CPF OA savings.
  • Both loans are capped so that the monthly instalment is no more than 30% of your gross monthly household income.

Cash over valuation

Cash over valuation is the amount by which the agreed price exceeds HDB’s valuation. It must be paid in cash: loans and CPF savings cannot cover it. HDB gives the valuation after the buyer submits a Request for Value, which costs $120 including GST.

Other costs

  • Option Fee of $1 to $1,000 when the seller grants the Option to Purchase, and an Option Exercise Fee that brings the total to no more than $5,000. Both count towards the price.
  • Buyer’s Stamp Duty: 1% of the first $180,000, 2% of the next $180,000, 3% of the next $640,000 and 4% of the next $500,000. It is due within 14 days of signing.
  • Resale application fee: $40 for a 1- or 2-room flat, $80 for a 3-room or bigger flat.
  • Legal fees, based on the price if HDB acts for you, or your own lawyer’s fee.
  • HDB Fire Insurance with an HDB loan, and Home Protection Scheme premiums if you use CPF savings or an HDB loan.

Worked example

A $600,000 4-room resale flat valued by HDB at $600,000, bought with an HDB loan: the loan can be up to $450,000, the $150,000 down payment can come from CPF OA savings, cash or both, and Buyer’s Stamp Duty is $12,600. If the agreed price were $620,000 on the same valuation, the extra $20,000 would be cash over valuation and the loan would still be based on $600,000.

Grants lower what you pay

  • Enhanced CPF Housing Grant: up to $120,000 for eligible first-time families with a household income up to $9,000 a month, and up to $60,000 for eligible first-time singles.
  • Proximity Housing Grant: $30,000 or $20,000 for families, and $15,000 or $10,000 for singles, for living with or near parents or married children.
  • Your HDB Flat Eligibility letter tells you which grants and loans you qualify for.

Check a flat’s value before you agree a price

Homejourney estimates what an HDB flat is worth from recent resale transactions in its block and town, so you can see how far a price is above the likely valuation.

Estimate an HDB flat’s value

Questions

Can I buy an HDB resale flat with no cash?

With an HDB loan, the 25% down payment can come fully from CPF OA savings, but cash over valuation and the option deposit of up to $5,000 are paid in cash. With a bank loan, at least 5% of the price must also be cash.

Can I use CPF to pay cash over valuation?

No. Cash over valuation must be paid in cash; loans and CPF savings cannot cover it.

How much is the HDB resale down payment?

At least 25% of the price. HDB lends up to 75% of the resale price or the market valuation, whichever is lower.

How much stamp duty do I pay on a $600,000 HDB flat?

Buyer's Stamp Duty on $600,000 is $12,600: $1,800 on the first $180,000, $3,600 on the next $180,000 and $7,200 on the remaining $240,000.

How much is the HDB Request for Value fee?

The buyer pays HDB a $120 processing fee, including GST, with the Request for Value.

Sources

Rules and fees change. Check the linked official pages before you commit, and ask a lawyer about your own sale or purchase.

Related guides

Loan-to-Value (LTV) limits in Singapore

LTV limits for Singapore home loans from MAS and HDB: 75% on a first bank loan, 45% on a second, 35% on a third, 75% on an HDB loan, with the minimum cash down payment and a calculator.

Buyer's Stamp Duty in Singapore

Work out Buyer's Stamp Duty on a Singapore home: the 1% to 6% residential rates from IRAS, a calculator with each band, worked examples and when to pay.

How to sell your HDB flat without an agent

Sell your HDB flat yourself: the minimum occupation period, Intent to Sell, Option to Purchase fees, the resale application and what you pay, from HDB and CEA.

How to list and sell your condo yourself

List and sell your condo yourself: Seller's Stamp Duty, your lawyer's role, the Option to Purchase and your CPF refund, from IRAS, CEA and CPF Board.