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Singapore Resale HDB Buying Guide 2025

Singapore’s resale HDB flats offer an affordable, convenient choice with ready-to-move options and established communities. Ideal for young couples or growing families, the market provides diverse locations and flat types without the wait for new builds. This guide covers the essentials—from eligibility to maximising CPF savings—so you can secure your dream home with confidence.

Are you eligible to buy a resale HDB flat?

1. Check your HDB scheme

Your eligibility to buy a resale flat depends on which of the following HDB schemes applies to you:

HDB Scheme	Who It’s For
Public Scheme	Families with at least one Singapore Citizen or Permanent Resident buying a flat together.
Fiancé/Fiancée Scheme	Engaged couples planning to marry.
Single Singapore Citizen Scheme	Singles who are at least 35 years old and looking to buy a flat alone.
Joint Singles Scheme	Up to four single Singapore Citizens jointly purchasing a flat.
Non-Citizen Spouse Scheme	Singapore Citizens with non-resident spouses (who hold a valid Visit or Work Pass).

2. Check if you fit HDB’s eligibility criteria

In addition to qualifying under an HDB scheme, you must also meet these conditions:

Income ceiling

There is no income ceiling for purchasing a resale flat. However, your income affects your eligibility for CPF Housing Grants and HDB loans.

Flat Category	Income Ceiling
Standard Flats	No income ceiling
Plus Flats	$14,000 ($21,000 for extended families)
Prime Flats	$14,000 ($21,000 for extended families)

Ownership of other properties

Property Ownership Status	Requirement
Own an HDB flat	Must sell within 6 months of purchasing a resale flat.
Own a private property (local or overseas)	Must dispose of it within 6 months of purchase.

3. Get your HDB Flat Eligibility (HFE) letter

Before purchasing a resale flat, you must apply for an HFE letter, which confirms:

Your eligibility to buy a flat.
CPF Housing Grants you qualify for.
Your HDB loan eligibility and loan amount.

Important: You must have an HFE letter before securing an Option to Purchase (OTP) for a resale flat.

4. Resale conditions based on flat classification

HDB flats are now classified under three categories: Standard, Plus, and Prime. Each category has different resale conditions.

Flat Type	Resale Restrictions	Subsidies
Standard	No additional restrictions	Standard HDB subsidies
Plus	Minimum Occupation Period (MOP) of 10 years, Subsidy Recovery (partially repay subsidies when reselling)	Higher than Standard
Prime	MOP of 10 years, strict resale conditions (e.g., resale buyers must meet income and eligibility criteria), Subsidy Recovery	Highest subsidies

How much does it cost to buy a resale HDB flat?

It’s no secret that affordability is one of the main things you’re considering when planning to buy a home. After all, resale costs are historically higher than BTOs in Singapore, which is why many couples would choose to wait 5-7 years for a new BTO.

That said, the prices of resale flats vary from seller to seller. While we are unable to give an estimate on how much your dream resale flat would cost, here’s a breakdown of the different types of payments you would need to make:

1. Main payments

Payment	Payment Mode	Amount	When to Pay
Deposit to Seller (Option Fee and Deposit):	Cash	Up to $5,000 total, paid in two stages: 1. Option Fee: Up to $1,000 2. Deposit: Up to $4,000 (totaling $5,000 with Option Fee) Amount is negotiable and deducted from the resale price.	Upon granting the OTP
Initial Payment:	CPF/Cash	HDB Loan: 20% of purchase price (includes Option Fee and Deposit) Bank Loan: 25% of purchase price (loan ceiling 75%)	HDB Loan: Upon confirming financial plan via HDB Resale Portal Bank Loan: As per bank’s schedule
Balance Payment (if applicable):	Cashier’s Order	Difference between resale price and market valuation	At resale completion appointment

2. Miscellaneous payments

Payment	Amount	Details
Resale Application Fee:	$40 (1- and 2-room flats) $80 (3-room and larger flats)	Administrative fee payable to HDB by both buyers and sellers.
Buyer’s Stamp Duty (BSD):	Calculated as: 1% on first $180,000 2% on next $180,000 3% on next $640,000 4% on next $500,000 5% on next $1,500,000 6% on remaining amount	Payable within 14 days of signing the Sale & Purchase Agreement.
Additional Buyer’s Stamp Duty (ABSD):	Varies based on buyer profile: Singapore Citizens: – 2nd property: 20% – 3rd and subsequent properties: 30% Permanent Residents: – 1st property: 5% – 2nd property: 30% – 3rd and subsequent properties: 35% Foreigners: – Any property: 60% Note: Rates effective from 27 April 2023.	Payable within 14 days of signing the Sale & Purchase Agreement.
Processing Fee for Request for Value:	$120	Payable to HDB for valuation request.
Fire Insurance:	Premiums vary by insurer.	Mandatory for HDB loan borrowers; optional for others.
Home Protection Scheme (HPS):	Premiums vary based on loan amount, age, and loan tenure.	Mandatory mortgage-reducing insurance for CPF-funded flats.
Legal Fees:	HDB Loan: – Conveyancing Fees: $288 to $2,300 – Registration Fee: ~$38.30 – Caveat Registration Fee: ~$64.45 – Survey Fee: Varies by flat type – Stamp Duty on Mortgage: 0.4% of loan amount (capped at $500) Bank Loan: – Legal fees: Approximately $2,500 to $3,000	HDB Loan: Payable to HDB or appointed solicitor. Bank Loan: Payable to appointed solicitor.

Please note that property prices and associated costs are subject to change due to market conditions and policy updates. For the most current information, refer to the HDB and IRAS websites.

Resale HDB vs BTO: Which is right for you in 2025?

While both resale HDB flats and BTO flats offer pathways to homeownership, resale HDBs have distinct advantages that may align better with your lifestyle, timeline, and preferences:

Feature	Resale HDB	BTO Flat
Availability	Ready for immediate move-in after purchase completion.	Requires a waiting period of 3-5 years from application to completion.
Location	Wider selection across all established HDB towns and estates.	Limited to new project launches in specific locations.
Flat Size and Design	Generally larger and may offer unique layouts or renovations.	Standardised sizes and layouts.
Amenities & Surroundings	Established neighbourhoods with mature amenities and transport links.	Amenities may be developing in newer estates.
Renovation Potential	Greater flexibility to renovate immediately upon purchase.	Limited renovation options during the initial years due to the Defects Liability Period.
Negotiation	More room for negotiation on price and terms with the seller.	Fixed prices set by HDB with limited room for negotiation.

You should consider buying a resale HDB flat if you…

Need a home quickly and cannot wait for a BTO to be built
Want more choices in location, flat size, and layout
Prefer established neighborhoods with mature amenities
Want the flexibility to renovate your home right away

CPF, grants, and loans: Financing your resale HDB purchase

Buying a resale HDB flat is not as daunting as most first-timers believe it to be, because the heavy lifting (a.k.a financing) can actually be done via your CPF. Instead of forking out cold, hard cash for your HDB purchase, you can always tap on your CPF savings.

If the remaining lease of your dream flat can cover the youngest buyer until at least the age of 95, you will be able to use CPF to pay for the property up to the Valuation Limit. Otherwise, you will have to finance your flat using cash or a bank loan.

Here is a list of HDB-related fees that you can pay with your CPF Ordinary Account (OA):

Initial Payment: Depending on your loan type (HDB or bank loan), CPF savings can cover part or all of the initial payment.
Partial or Full Payment: CPF can be used for the flat’s purchase price.
Monthly Mortgage Instalments: Regular payments can be made using CPF funds.
Legal Fees and Stamp Duties: Certain legal costs and stamp duties are payable via CPF, subject to the policies of the engaged law firm.

Important considerations:

Minimum Lease for CPF Usage: CPF funds cannot be used if the property’s remaining lease is less than 20 years.
Lease Requirements: To fully utilize CPF for your flat purchase, the property’s remaining lease must cover the youngest buyer until at least age 95. If the lease falls short, CPF usage is prorated, and additional cash or alternative financing may be necessary.

Grants available for a resale flat

While resale flats may be considerably more expensive than BTO flats, an upside to getting a resale flat would be being eligible for more grants from the government. Below is a summary of the available grants:

Grant	Amount (Families)	Amount (Singles)	Eligibility Criteria
CPF Housing Grant	Up to $80,000	Up to $40,000	For 1st time buyers: Income ceiling applies $14,000 for families $7,000 for singles
Enhanced CPF Housing Grant (EHG)	Up to $80,000	Up to $40,000	For 1st time buyers: Income ceiling applies $9,000 for families $4,500 for singles With at least 20 years lease left
Proximity Housing Grant (PHG)	Up to $30,000 (living with parents/children) or $20,000 (nearby, within 4 km)	Up to $15,000 (living with parents) or $10,000 (nearby, within 4 km)	Must purchase a resale flat within the defined proximity criteria

How can I pay for my resale HDB flat?

When financing a resale HDB flat, most will go for either of the two options: a HDB loan or a bank loan.

HDB Housing Loan:

Loan-to-Value (LTV) Limit: Up to 75% of the flat’s valuation or purchase price, whichever is lower.
Eligibility: At least one buyer must be a Singapore Citizen; must not own any private residential property; subject to income ceilings.
Interest Rate: Typically pegged at 0.1% above the prevailing CPF OA interest rate.

Bank Loan:

LTV Limit: Up to 75% of the purchase price or valuation, whichever is lower.
Eligibility: Varies by financial institution; generally requires good credit standing.
Interest Rate: Varies based on market rates and chosen package.

Key Updates:

HDB Loan LTV Adjustment: As of August 2024, the LTV limit for HDB housing loans has been reduced from 80% to 75%.
CPF OA Retention: Buyers taking an HDB loan can choose to retain up to S$20,000 in their CPF OA, allowing these funds to continue earning interest.

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