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AndrewKoh.sg · Strategic Living · Singapore

HDB Upgrade Calculator Singapore:
understand your next move.

Planning an HDB upgrade in Singapore? Use this calculator to estimate your sale cash, purchase funding and mortgage repayments when moving from an HDB flat to a private home.

Calculate your move ↓   •   Free to use • No sign-up

For a sell-first move to a completed private home. Your HDB sale proceeds and eligible CPF must be available before purchase funds are due. All amounts are in Singapore dollars. The prefilled numbers are an illustration—replace them with your figures.

Check HDB eligibility and MOP first. Buying first, a new launch, an EC or another HDB flat requires different timing and rules. This tool does not confirm eligibility or loan approval.

01 · Your HDB sale
Include option monies; use a realistic market value.
Total for all sellers, including accrued interest and any pledge. Check your CPF dashboard.
Your estimate including agent fees, applicable GST, legal fees, loan penalties and any subsidy recovery.
02 · Funds for your move
Exclude sale proceeds; these are calculated separately.
Enter the TOTAL usable OA balance, including only eligible refunded CPF. Do not add the refund twice. Confirm with CPF, especially from age 55.
Set aside emergency funds and family commitments.
Treated as cash; include temporary accommodation where needed.
03 · Your next private home
Loan base uses the lower of price and valuation; stamp duty uses the higher.
For joint purchasers, use the buyer profile that produces the highest duty. No remissions or treaty relief assumed.
Includes partial and inherited residential interests in Singapore. This tool assumes your HDB sale occurs first.
Excludes stamp duty and renovation. Treated conservatively as cash.
04 · Mortgage & income
Modelled loan is limited by your request, LTV and estimated TDSR capacity.
Private housing bank loan: up to 35 years.
For joint borrowers use the bank-assessed income-weighted average age.
Illustrative rate; enter your bank quotation.
Assessment uses the highest of 4%, this rate and your expected rate.
Before employee CPF and tax; exclude employer CPF. Only borrowers’ income counts.
12-month average where applicable; a 30% haircut is applied.
Include loans, credit obligations and other retained property loans; exclude the HDB loan already discharged.

The calculator itself processes these figures in your browser without sending them to Andrew. This website’s normal cookie and analytics settings still apply. Contacting Andrew is optional.

How to plan an HDB-to-condo upgrade

1. Know what returns to you

Your sale price is not your spending budget. Settle the housing loan, CPF refund and selling costs before estimating cash proceeds. Refunded CPF stays separate from cash.

2. Keep a family buffer

Protect funds for emergencies, renovation, moving and temporary accommodation. Compare a realistic price and bank valuation before relying on a loan amount.

3. Review the timeline

A purchase deposit can fall due before sale proceeds or CPF refunds arrive. Align legal completion dates and obtain bank approval before committing.

Questions HDB upgraders often ask

How does this calculator estimate my cash proceeds?

It deducts the outstanding loan and required CPF refund from the HDB sale price, then deducts your stated selling costs. If loan plus CPF refund exceeds the price, the CPF refund is capped at the price less the loan only for a sale at market value. A separate warning appears because costs or loan shortfalls may still need cash. Confirm the actual allocation with CPF and your conveyancer.

Can I use all my refunded CPF for the next home?

Do not assume so. From age 55, refunds first top up your Retirement Account to the applicable retirement sum, with the balance remaining in OA. CPF housing limits and the remaining lease can also affect usage. Enter only your confirmed eligible OA total after sale in the calculator.

How are BSD and ABSD calculated?

Residential BSD uses marginal rates of 1%, 2%, 3%, 4%, 5% and 6% on the higher of price or market value. ABSD depends on each buyer’s profile and residential property count. This tool applies standard individual rates with no remission. Joint purchasers must check the highest applicable profile; exemptions, treaty relief, trusts and special cases need separate advice.

How is the bank loan estimate worked out?

The model takes the lowest of your requested loan, the LTV cap and estimated TDSR capacity. LTV changes with outstanding housing loans, age and tenure. TDSR uses a 55% ceiling, a 30% haircut on variable/rental income, and an assessment rate of at least 4% or the bank’s higher thereafter rate. Banks may apply stricter assessments.

What if I want to buy first or purchase a new launch?

This estimate assumes sale funds are already available. A buy-first plan requires a separate cash-flow and financing review, including possible ABSD payable upfront, overlapping loans and accommodation. ABSD remission or refund is conditional and is not assumed here. New launches have progressive payments; ECs and HDB purchases have additional eligibility and financing rules.

Does a funded estimate mean I should upgrade?

It shows only that the entered upfront resources cover this simplified plan. Review monthly maintenance, property tax, insurance, retirement needs, income stability and family priorities separately. There is no promise of capital appreciation, investment returns or approval.

Make your next move with greater clarity.

Discuss your sale, purchase timeline and family priorities with Andrew Koh. A calculator is a starting point; your situation deserves a personal review.

Discuss my upgrade with Andrew

Andrew Koh · CEA Reg. No. R018334F · OrangeTee & Tie Pte Ltd
Explore UProperty.sg or Start Here.

Sources & calculation assumptions

Rules checked against these official sources on 3 October 2026. Recheck current policy before a transaction.

Level monthly mortgage repayments use a standard amortisation formula. Cash above valuation is treated as cash-only. Selling expenses are user estimates, not prescribed fees. This independent educational tool is not provided by HDB, CPF, IRAS or MAS and is not a valuation, tax assessment, financing offer or personalised financial advice.