Upgrader planner: HDB or EC to private
Can I upgrade from my HDB flat?
From an HDB flat or an EC to a private home. Enter your dates and numbers to see the earliest sale date, what the flat nets you, the ABSD, the loan you can take and the cash you need.
Upgrader plannerPropInsights.sg
Funds above what you need
Good:
You need S$572,600 at completion and will have S$696,664.
- Earliest day to sell the flat
- 15 Mar 2026
- Cash from selling the flat
- S$242,520
- Largest loan, private home
- S$1,500,000
Funds above what you need: S$124,064. You need S$572,600 at completion and will have S$696,664.
Earliest day to sell the flat
15 Mar 2026
MOP of 5 years
Cash from selling the flat
S$242,520
After fees S$15,000, loan S$288,336, CPF refund
CPF refund to your OA
S$204,144
Principal S$182,800 + interest S$21,344
ABSD, first home
S$0
0% of the price
Largest loan on the private home
S$1,500,000
Limited by LTV: 75% of price = S$1,500,000
Cash and CPF due on the day the private home completes.
The rule file starts the Standard MOP on 2024-10-16 and says flats before that had the same 5 years but not from when. The tool uses 5 years.
Timeline
- Legal completion of the flat (MOP starts)
- MOP ends: earliest day to sell on the open market5 years
- Sale of the flat completes
- You sign the S&P agreement for the private homeThe flat is sold: ABSD at the first-home rate
- Purchase of the private home completes
Selling the flat
| Item | Amount |
|---|---|
| Sale price | S$750,000 |
| Agent and legal fees (2%) | -S$15,000 |
| HDB or bank loan left after 5 years 9 months | -S$288,336 |
| CPF principal returned to your OA | -S$182,800 |
| CPF accrued interest returned to your OA | -S$21,344 |
| Cash to you | S$242,520 |
Buying the private home
| Item | Amount | Note |
|---|---|---|
| Price | S$2,000,000 | |
| Loan (LTV limit) | S$1,500,000 | 30 years at 3.5%: S$6,736 a month |
| Down payment | S$500,000 | Of which at least S$100,000 in cash (5% of price) |
| Buyer's stamp duty | S$69,600 | |
| ABSD (first home) | S$0 | |
| Legal and other fees | S$3,000 | |
| Funds needed at completion | S$572,600 | |
| Cash and CPF you will have | S$696,664 | Includes the flat sale |
| Spare | S$124,064 |
Loan limits
| Test | Result |
|---|---|
| Loan-to-value limit | 75% of the price |
| Minimum cash | 5% of the price |
| TDSR limit | 55% of gross monthly income, tested at 4% |
| Largest loan by TDSR | S$2,304,074 |
| Longest tenure | 35 years |
What the rule file does not settle
- Whether an HDB owner can buy private property before the MOP ends is not in the rule file.
- The ABSD refund is described in the notes of rule absd.residential (a second-home buyer who sells the first home within 6 months of completion). The conditions are not coded. Check the IRAS ABSD page, for example for who qualifies.
- Not recorded: the 20-year MOP of Fresh Start flats, 2-room Flexi flats on short lease and CCAs (cannot be sold on the open market), and subsidy recovery on resale of Plus and Prime flats.
- CPF use is capped (valuation limit and withdrawal limit, rule cpf.housing-withdrawal-limit). The cap is not tested here.
- If you later want an HDB flat again after owning private property, these wait-outs apply at the date shown:
- hdb.waitout.non-subsidised-resale, rule dated 28 Jul 2026: The 15-month wait-out was removed; private property owners buying a non-subsidised resale flat must now sell their private property within 6 months of completing the purchase. Source
- hdb.waitout.subsidised, rule dated 29 Sep 2022 (start date unverified): Private property owners must wait 30 months after disposing of private residential property before buying a subsidised flat from HDB, a resale flat with a grant, an EC, or taking an HDB loan. Source
Assumptions and rules used
These are the values behind every number on this page. They are always shown.
- Rules applied as at
- 19 Oct 2026
- MOP
- 5 years, ends 15 Mar 2026
- CPF interest rate
- 2.5% a year (OA rate)
- Flat loan
- S$350,000 at 2.6% over 25 years
- Loan test on the private home
- First loan
- Buyer
- Singapore citizen, buying alone
Rules used
- hdb.mop.standard, rule dated 16 Oct 2024: Owners of Standard (and earlier unclassified) flats must live in the flat for 5 years before selling on the open market or renting out the whole flat. Source
- lending.max-tenure.private, rule dated 6 Oct 2012: Bank loans for private homes may not run longer than 35 years. Source
- lending.ltv.bank, rule dated 6 Jul 2018: Bank LTV is 75% for a first loan, 45% for a second, 35% for a third or later, 15% for non-individuals; 20 pp lower for long tenure or past age 65. Source
- lending.min-cash-down-payment, rule dated 12 Jan 2013: At least 5% cash for a first loan (10% if the LTV limit is the lower 55%), and 25% cash for a second or later loan. Source
- lending.tdsr, rule dated 16 Dec 2021: Total monthly debt repayments may not exceed 55% of gross monthly income (tightened from 60% on 16 Dec 2021). Source
- lending.stress-rate.bank, rule dated 30 Sep 2022: Banks compute the instalment for TDSR and MSR at the higher of 4% (residential) or 5% (non-residential) or the thereafter rate. Source
- bsd.residential, rule dated 15 Feb 2023: 1/2/3/4/5/6% bands; 5% on S$1.5m to S$3m and 6% above S$3m. Source
- absd.residential, rule dated 27 Apr 2023: Citizens 0 / 20 / 30%, PRs 5 / 30 / 35%, foreigners 60%, entities and trusts 65%, developers 35% plus 5% non-remittable. Source
Limits of this tool
- Dates and amounts are your plans. Rules are those in force on the date above; a later date assumes no change.
- CPF accrued interest is an estimate (monthly, compounded each December). The CPF Board refund statement is the figure that counts.
- Joint buyers: the highest ABSD rate among the buyers applies. This tool models one buyer.
- The flat sale price, fees and your income are assumptions. Valuation can differ from price.
Rule files last checked 4 Oct 2026.
Not financial advice; check current rules with IRAS and MAS. Results are estimates from the inputs and the dated rules shown.