HDB upgrader calculator: sell your flat, buy the next one

What's left after you sell your HDB flat, how much goes back to your CPF, and whether it covers the next flat or condo. Rules as at October 2026.

The flat you're selling

Selling price Outstanding home loan CPF used for this flat, all owners (principal) Accrued interest on that CPF, if you know it Years since you bought it Agent's fee (% of price, before GST) Legal and other selling costs

What you're buying next Buying Price Loan from Bank interest rate (% p.a.) Tenure (years) Gross monthly household income Other monthly debt repayments Income-weighted average age of buyers Other CPF OA savings (not counting the refund) Cash savings you'll put in

How it's worked out

From the sale, the outstanding loan is repaid first, then the CPF used for the flat (principal plus accrued interest) goes back to the owners' CPF Ordinary Accounts. What's left is cash. If the price can't cover both, the CPF refund is reduced (a “negative sale” for the CPF part) and you don't have to top it up in cash.
Accrued interest is what your CPF would have earned at 2.5% a year. Without your CPF statement, this assumes the CPF went in evenly over the years since you bought, which is close for monthly instalments.
Next purchase: loan of up to 75% (HDB) or 75% (bank, 5% of it in cash), and no more than income supports: 30% of income for an HDB flat (MSR) and 55% for all debt with a bank loan (TDSR), assessed at 3% (HDB) or 4% (bank). HDB loans are only for HDB flats.
Bank loans longer than 25 years or past age 65 drop to 55%, with 10% in cash.
Buyer's stamp duty on the residential tiers. It assumes you sell first: buying a private home before selling your flat brings Additional Buyer's Stamp Duty (refundable only in some cases) and a deadline to sell.

A planning aid, not advice. Your CPF statement, HDB's or the bank's letters, and the actual sale price are what count. GST on the agent's fee is included.