Calculator
HDB to condo upgrade calculator
See what selling your flat frees up in cash and CPF, the highest condo price your household can take on, and how much the order matters: selling first versus buying first.
Rules from MAS, IRAS and HDB, as at 24 September 2026.
What your sale frees up
- Cash back
- $262,830
- CPF refund to OA
- $220,000
- Selling costs
- $17,170
Sell first, then buy
$1,843,000
Highest condo price after your flat is sold
- Bank loan
- $1,382,250 (75%)
- Tenure
- 27 years
- Monthly instalment
- $5,942
- Buyer's stamp duty
- $61,750
- ABSD upfront
- $0
- Cash / CPF used
- $245,500 / $280,000
- Cash left after
- $97,330
- CPF OA left after
- $0
What limits this: your income (TDSR 55% at a 4% stress rate)
Buy first, then sell
$180,000
Highest condo price while you still own the flat
- Bank loan
- $81,000 (45%)
- Tenure
- 27 years
- Monthly instalment
- $348
- Buyer's stamp duty
- $1,800
- ABSD upfront
- $36,000
- Cash / CPF used
- $79,800 / $60,000
- Cash left after
- $200
- CPF OA left after
- $0
What limits this: your cash and CPF for the downpayment and stamp duties
Selling first lets you afford about $1,663,000 more. Buying first means paying ABSD upfront, a lower loan while the HDB loan is outstanding, and no sale money yet.
ABSD on the buy-first route: married couples where at least one spouse is a Singapore Citizen can apply to IRAS for a refund if the flat is sold within 6 months of buying a completed condo (for a new launch, within 6 months of its TOP or CSC, whichever is earlier). It still has to be paid within 14 days first.
Selling first may mean a short stay elsewhere between the two homes; HDB can approve a temporary extension of stay after your sale completes. Once your flat's sale is contracted, a bridging loan can also cover the downpayment until the proceeds arrive.
An estimate for planning, not a loan offer. It assumes a private condo with a bank loan, uses MAS, IRAS and HDB rules as at 24 September 2026, and doesn't apply the CPF limits for a second property or the Valuation Limit. Your bank's in-principle approval and my.cpf.gov.sg give the exact figures.
Questions upgraders ask us
How much condo can I afford after selling my HDB?
It's the lowest of three limits: what your income can service under TDSR (55% of income, tested at a 4% interest rate), what your cash covers for the minimum 5% cash downpayment, and what your cash and CPF together cover for the rest of the downpayment and stamp duties. Your sale adds its cash proceeds and refunds the CPF you used, plus accrued interest, to your OA. The calculator works out all three.
Should I sell my HDB first or buy the condo first?
Selling first usually lets you afford more: no ABSD, the full 75% loan, and your sale money in hand. The trade-off is that you may need somewhere to stay between the two homes. Buying first secures the new home, but you pay ABSD upfront, can borrow less while your HDB loan is outstanding (45% instead of 75%), and must fund the downpayment from savings. Many families sell and buy concurrently, timing both completions together. Which suits you depends on your numbers and how much risk you can carry.
Do I pay ABSD if I buy a condo before selling my HDB?
Yes. A Singapore Citizen buying a second residential property pays 20% ABSD (Permanent Residents 30%), due within 14 days. Married couples where at least one spouse is a citizen can apply to IRAS for a refund if they sell the flat within 6 months of buying a completed property, or within 6 months of a new launch's TOP or CSC, whichever is earlier.
What happens to the CPF I used for my HDB when I sell?
After the outstanding loan is repaid, the sale proceeds return the CPF you used, plus the accrued interest it would have earned, to your CPF Ordinary Account. Whatever is left is paid to you in cash. You can use the refunded CPF for your next home. Check the exact amount at my.cpf.gov.sg.
When can I sell my HDB flat to upgrade?
Most flats have a 5-year Minimum Occupation Period (MOP), counted from key collection. You can sell, or buy private property while keeping the flat, only after the MOP. Some newer flats (Plus and Prime) have a 10-year MOP. HDB's My Flat Dashboard shows your MOP date.
How long does it take to sell an HDB and buy a condo?
An HDB resale typically completes about 8 weeks after HDB accepts the application, and a resale condo about 10 to 12 weeks after the option is exercised. Allow three to four months end to end if you line them up, longer if you sell first and then search. A new launch is paid in stages until it's completed, a few years later.
Property Clarity Session™
Unsure whether to buy, sell, hold or wait? Get clarity first.
A complimentary 90-minute private session with David & Audrie: your goals, numbers, timing and options, mapped out clearly. No obligation, no pressure.