Do it yourself, in three steps
What do I still owe — and what's left?
Sale price is not proceeds. The loan gets redeemed, CPF gets refunded with interest, the agent gets paid. This shows what actually reaches your bank account.
Three things come off before you see a cent
Eight years into a 25-year loan you have cleared 25%, not the 32% the calendar suggests. On a $400,000 loan, about $299,000 is still outstanding.
Stretch to 30 years and at year eight you have barely cleared a fifth.
Every CPF dollar must go back with the 2.5% a year it would have earned. It compounds the entire time you own the flat.
Using $60,000 upfront plus $1,500 a month, after ten years you return $240,000 of principal and about $38,000 of accrued interest — $278,000 off the price.
Agent commission around 2% plus GST, and legal fees of roughly $1,500 to $2,500.
A resale levy applies only if you buy a second subsidised flat afterwards. Seller's Stamp Duty rarely bites on flats, because the five-year MOP usually outlasts the holding period.
Proceeds only exist after completion, which is often after you need the downpayment on the next place.
That timing gap is what bridging loans are for. A few months of bridging costs far less than a broken timeline.
What the CPF refund grows to
| Years held | CPF used | Accrued interest | Total refund |
|---|---|---|---|
| 5 years | $150,000 | $12,500 | $162,500 |
| 10 years | $240,000 | $38,000 | $278,000 |
| 15 years | $330,000 | $80,000 | $410,000 |
| 20 years | $420,000 | $138,000 | $558,000 |
Assumes $60,000 upfront plus $1,500 a month from CPF. Your CPF property withdrawal statement has the exact figure — check it before you plan anything around the proceeds.
Negative cash sale. If the loan plus CPF refund exceeds the price, you keep whatever cash comes out, and a CPF shortfall generally does not have to be topped up when the sale is at market value. The loan itself must always be redeemed in full. Talk to HDB, not the internet.
Common questions
Do I refund CPF accrued interest in cash?
No. It comes out of the sale proceeds into your CPF Ordinary Account. You keep the money, but it is in CPF rather than your bank.
Where do I find my exact accrued interest?
The CPF website, under the property withdrawal statement for your flat. Any calculator is only estimating it.
Does paying in cash instead of CPF change my proceeds?
Substantially. Cash instalments leave your OA compounding and keep accrued interest small, so far more of the sale price reaches you as cash.
When is the loan redeemed?
At completion, directly from the sale proceeds. There is no separate payment for you to make.
Can I spend the cash proceeds on anything?
Yes. If you are buying a second subsidised flat the resale levy comes out first, and a private purchase still needs its own 5% in cash.