Property · free tool

How much cash do I need to buy a home in Singapore?

Expect to pay the downpayment, any amount above valuation, buyer’s stamp duty, legal fees and renovation before you collect the keys. Some of it must be cash; much of the rest can usually come from your CPF Ordinary Account.

How it works

Downpayment: the price less the loan. The loan is a percentage of the price or valuation, whichever is lower.
Minimum cash: none with an HDB loan; 5% with a bank loan and no other home loan (25% if you have one). The rest of the downpayment can come from CPF OA.
Cash over valuation (COV): any amount above the valuation is paid in cash, not CPF and not the loan.
Buyer’s stamp duty (BSD) and additional buyer’s stamp duty (ABSD): on the higher of price or valuation. BSD can usually be paid from CPF OA; ABSD is commonly paid in cash first. Check with your lawyer.
Legal fees, valuation, fire insurance: a few thousand dollars. Renovation: plan it in cash.

Worked example

A Singapore Citizen buys a first HDB resale flat for S$600,000 with a valuation of S$590,000 and an HDB loan.

Loan: 75% × S$590,000 = S$442,500. Cash over valuation: S$10,000.
Downpayment: S$600,000 − S$442,500 − S$10,000 = S$147,500, payable from CPF.
Buyer’s stamp duty on S$600,000: S$1,800 + S$3,600 + S$7,200 = S$12,600.
With S$3,000 of fees and S$40,000 of renovation, the total is S$213,100, of which S$50,000 must be cash (COV and renovation).

Common questions

Can I use CPF for cash over valuation?

No. COV must be paid in cash.

Can I use CPF for stamp duty?

You can usually use your CPF OA to reimburse BSD after paying it, subject to CPF rules. ABSD is often paid in cash first. Your conveyancing lawyer will confirm.

Do grants reduce the cash I need?

Housing grants such as the Enhanced CPF Housing Grant (up to S$120,000 for families) are credited into CPF and reduce the price you finance. They do not replace cash for COV.

What next

Figures as of 28 October 2026. Rules change; confirm with your bank, HDB, CPF Board and IRAS before you commit.

Official sources: MAS · HDB · IRAS · CPF

This calculator is for information only and is not financial, property or legal advice. Jaimes Tan is not a licensed financial adviser or property agent.