HDB Resale Guide 2025
Everything you need to know about buying an HDB resale flat in Singapore — eligibility, grants, CPF rules, and a simple step-by-step walkthrough.
📌 Key Takeaways
- ✅ Income ceiling: S$14,000/month for resale flats
- ✅ Grants available: Up to S$190,000 for eligible first-timer families
- ✅ Down payment: 20% minimum (10% cash, 10% CPF) for HDB loans
- ✅ MOP: 5-year Minimum Occupation Period applies
- ✅ CPF can be used for down payment and monthly instalments
Who Can Buy an HDB Resale Flat?
First things first — you need to be eligible. HDB resale flats are open to Singapore Citizens (SCs) and Permanent Residents (PRs), but the rules depend on who you're buying with and what your household income looks like.
Family Nucleus Requirements
You need to form what HDB calls a "family nucleus." This usually means buying with your spouse (if you're married) or with your parents (if you're a single above 21). If you're a single Singapore Citizen aged 35 or above, you can buy a resale flat on your own under the Single Singapore Citizen Scheme. Orphans aged 21+ can also buy jointly under the Orphan Scheme.
Citizenship Mix
At least one applicant must be a Singapore Citizen. If the other applicant is a PR, that's fine — you can still buy a resale flat. But if both are PRs, you can only buy a resale flat if you're a PR family nucleus that's been living in Singapore for at least 3 years. Note: pure foreigners cannot buy HDB flats at all.
CPF Housing Grants — How Much Can You Get?
This is the part everyone cares about — free money from the government. HDB offers several grants for resale flat buyers. If you're a first-timer family, you could be looking at up to S$190,000 in total grants.
Enhanced CPF Housing Grant (EHG)
| Average Monthly Household Income | Grant Amount |
|---|---|
| S$1,500 or less | S$120,000 |
| S$1,501 – S$2,000 | S$115,000 |
| S$2,001 – S$2,500 | S$110,000 |
| S$2,501 – S$3,000 | S$105,000 |
| S$3,001 – S$3,500 | S$95,000 |
| S$3,501 – S$4,000 | S$85,000 |
| S$4,001 – S$4,500 | S$75,000 |
| S$4,501 – S$5,000 | S$65,000 |
| S$5,001 – S$5,500 | S$55,000 |
| S$5,501 – S$6,000 | S$45,000 |
| S$6,001 – S$6,500 | S$35,000 |
| S$6,501 – S$7,000 | S$25,000 |
| S$7,001 – S$7,500 | S$15,000 |
| S$7,501 – S$8,000 | S$7,500 |
| S$8,001 – S$9,000 | S$5,000 |
| Above S$9,000 | Not Eligible |
CPF Housing Grant for Resale Flats
On top of EHG, first-timer families can get the CPF Housing Grant for Resale Flats. The amount depends on the flat type and location:
| Flat Type | Non-Mature Estate | Mature Estate |
|---|---|---|
| 3-room or smaller | S$80,000 | S$60,000 |
| 4-room | S$50,000 | S$40,000 |
| 5-room or larger | S$40,000 | Not Eligible |
Proximity Housing Grant (PHG)
Want to live near your parents? You can get up to S$30,000 if you buy a resale flat within 4km of your parents' home. Singles buying a resale near their parents can get up to S$15,000.
Source: HDB, "CPF Housing Grants for Resale Flats," hdb.gov.sg (2025).
Step-by-Step: Buying an HDB Resale Flat
Check Eligibility & Get an HLE Letter
Before you start flat hunting, check your eligibility on the HDB portal and apply for a HDB Loan Eligibility (HLE) letter. This tells you how much you can borrow from HDB, and it's valid for 6 months. If you're going with a bank loan, get an In-Principle Approval (IPA) from your bank instead.
Search for Flats & Negotiate
Browse listings on platforms like PropertyGuru, 99.co, or HDB's official Resale Portal. Once you find a flat you like, negotiate the price with the seller. Don't be shy — most sellers expect some back-and-forth. A good agent on your side can help here.
Pay Option Fee & Exercise OTP
Once you and the seller agree on a price, you pay an Option Fee (usually S$1–S$5,000, or 1% of the purchase price). This gives you the Option to Purchase (OTP), which is valid for 21 days. During this period, you can exercise your right to buy the flat by paying the Option Exercise Fee (another 4% typically).
Submit Resale Application to HDB
After exercising the OTP, both parties submit a resale application on the HDB Resale Portal. HDB processes this within 4–8 weeks. They'll verify your eligibility, grants, and CPF usage. You can track the status online.
Completion & Key Collection
On the agreed completion date, the balance of the purchase price is paid (using CPF and/or cash). HDB disburses your grants into your CPF account, and the seller hands over the keys. Congratulations — you're now a homeowner!
Using CPF for Your HDB Resale Purchase
Your CPF Ordinary Account (OA) savings can be used for:
- Down payment — up to the full 20% if you have enough OA savings
- Monthly mortgage instalments — both HDB loan and bank loan
- Stamp duties and legal fees
- Home Protection Scheme (HPS) premiums
There's a CPF Housing Withdrawal Limit — currently set at 120% of the property's value at the time of purchase. This means the total CPF you can use for the property (principal + accrued interest) is capped. If you sell the flat, any CPF used plus accrued interest must go back into your OA before you get any cash proceeds.
Sources: HDB, "Use of CPF Savings for Housing," hdb.gov.sg (2025); CPF Board, cpf.gov.sg (2025).
HDB Concessionary Loan vs Bank Loan
| Feature | HDB Loan | Bank Loan |
|---|---|---|
| Interest Rate | 0.1% above CPF OA rate (~2.6% p.a.) | Varies, ~2.5%–4% p.a. |
| Down Payment | 20% (10% cash, 10% CPF) | 25% (5% cash, 20% CPF/cash) |
| Max Loan Amount | Up to 80% of purchase price | Up to 75% LTV |
| MSR | 30% of gross income | 30% of gross income |
| Early Repayment Penalty | None | Usually 1.5% of principal (first 2–3 years) |
Source: HDB, "HDB Concessionary Loan," hdb.gov.sg; MAS, "Property Cooling Measures," mas.gov.sg (2025).
Other Costs to Budget For
- • Buyer's Stamp Duty (BSD): 1% on first S$180,000, 2% on next S$180,000, 3% on the remainder. Calculated on the purchase price or market value, whichever is higher.
- • Legal fees: S$2,000–S$3,500 for a conveyancing lawyer
- • Valuation fee: S$120 (paid to HDB-appointed valuer)
- • Home insurance: Fire insurance via HDB Fire Insurance (~S$5/year); optional home contents insurance
- • Renovation: S$30,000–S$80,000 depending on scope
Source: IRAS, "Stamp Duty for Property," iras.gov.sg (2025).
Minimum Occupation Period (MOP)
All HDB resale flats come with a 5-year Minimum Occupation Period. This means you must live in the flat for at least 5 years from the date of key collection before you can:
- Sell the flat on the resale market
- Rent out the entire flat (you can rent out spare rooms during MOP)
- Decouple ownership to buy another property
After MOP, you're free to sell, upgrade to a condo, or even invest in private property while keeping your HDB flat (subject to rules on owning both HDB and private property).
💡 Quick Summary
Buying an HDB resale flat is the most common path to homeownership in Singapore. With generous CPF grants (up to S$190,000), the ability to use CPF savings, and relatively affordable prices compared to private property, it's a solid option — especially for first-time buyers. Just make sure you plan for the MOP and understand the loan options (HDB vs bank) before committing.