Sold your HDB flat for $450,000 but ended up with far less in hand? You’re not alone. Many sellers especially first-timers are shocked by how little actual cash they walk away with after a sale.
If you’re wondering “How much cash will I get after selling my HDB?” or “How much do I need to return to CPF?”, this guide will walk you through the full breakdown. From CPF refunds and accrued interest to agent fees and legal costs, here’s everything you need to know about your HDB sale proceeds.
🔍 Know Your Flat’s True Market Value First
Before selling, it’s important to have a good estimate of your HDB’s market value. Janice can give you a free indicative valuation (not official, but useful), and even update you monthly based on market trends. Contact Janice Ong today to get estimate HDB valuation for your house.
💰 What Are HDB Cash Proceeds?
HDB cash proceeds refer to the actual cash you’ll receive after all sale-related obligations are settled. Before the money reaches your account, these must be paid:
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Any outstanding home loan
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CPF refunds (including accrued interest)
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Resale levy (if applicable)
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Legal, administrative, and agent fees
Whatever remains after these deductions is your take-home cash — which can be used for your next property, savings, or any other purpose.
🧾 Where Do Your HDB Sale Proceeds Go?
Here’s the typical breakdown:
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Outstanding home loan (if any)
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CPF refunds — every dollar used, plus 2.5% accrued interest annually
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Resale levy — only if you’re buying another subsidised HDB
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Legal and admin fees
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Agent commission
We’ll focus on the CPF refund next — it’s often the most misunderstood part.
🏦 How Much Must You Return to CPF?
If you used CPF to buy your flat, here’s what you must refund upon sale:
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Monthly loan repayments made with CPF
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CPF housing grants
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Legal and stamp fees paid using CPF
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Accrued interest (currently 2.5% annually)
Yes, even if your HDB is fully paid off, you still have to refund all CPF monies used, with interest.
❗What If Sale Proceeds Aren’t Enough to Cover CPF Refund?
If you’re selling at or above market value, you don’t need to top up any shortfall in CPF.
But if you’re selling below market value, you may need to make up the difference in cash. That’s why pricing your flat right is key.
👉 Use this CPF tool to check how much you’ll need to refund.
🧮 Example: Full Breakdown of HDB Sale Proceeds
Let’s look at Mr. and Mrs. Lee’s 4-room flat in Jurong East:
| Description | Amount (SGD) |
|---|---|
| Selling Price | $450,000 |
| Outstanding HDB Loan | -$220,000 |
| CPF Refund (Mr Lim) | -$75,000 |
| CPF Refund (Mrs Lim) | -$72,000 |
| Legal Fees (estimated) | -$1000 |
| Agent Fee (2% + GST) | -$9,810 |
| HDB Admin Fee | -$80 |
| HDB Valuation | -$120 |
| Cash Proceeds |
$71,990 |
Seller Stamp Duty For HDB flats purchased on and after 11 Mar 2017:
| Holding Period | SSD |
| A year or less | 12% |
| More than 1 year and up to 2 years | 8% |
| More than 2 years and up to 3 years | 4% |
| More than 3 years | 0% |
📉 Do You Need to Pay a Resale Levy?
Only if you’re buying another subsidised flat (like a BTO or EC). It’s paid in cash, not via CPF.
⚙️ Skip the Math — Use
Want a quick estimate of your cash proceeds and how much you can afford for your next home? offers two free calculators:
💡 Plan Ahead Before Selling
Selling your HDB isn’t just about “upgrading.” You need to consider:
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CPF usage and refunds
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Your future loan eligibility
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Additional property costs (stamp duties, legal fees, etc.)
It’s best to get financial advice before committing to a sale, especially if you’re buying a second property.
🚀 Sell Fast and For the Best Price
I’m Janice Ong, a CEA-certified property agent in Singapore with Propnex Realty. Contact me today to help you sell your HDB
✅ 2% + GST commission
✅ Fast sales at market or above
✅ Full support from valuation to handover
👉 Chat with Janice on WhatsApp to get started.
🧠 FAQs on HDB Cash Proceeds
1. How do I calculate my cash proceeds?
Cash Proceeds = Sale Price – Outstanding Loan – CPF Refund – Fees – Resale Levy
2. What if my sale proceeds can’t cover the CPF refund?
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No top-up needed if sold at/above market value
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Top-up may be required if sold below market value
3. How long does CPF take to refund?
Refunds are usually processed 2–3 weeks after the sale completes. Funds go to your CPF OA.
4. What happens when I sell my HDB?
After you register to sell on the HDB Resale Portal, you’ll negotiate with buyers, issue the OTP, submit the application, and complete the sale. Proceeds go first to repay loans and CPF, and the remainder is credited to your bank.
