HDB Resale Levy Calculator Singapore 2026
Second-Timer Levy Rates by Flat Type — Full vs Half Levy & Net Sale Proceeds
Calculate the HDB resale levy you must pay as a second-timer buying another subsidised flat after selling your first. The levy depends on the flat type of the first subsidised flat you previously owned and whether your next purchase is a new flat (BTO/SBF — full levy) or a resale flat with CPF Housing Grant (half levy). This calculator shows the exact levy amount, deducts it from your sale proceeds alongside CPF refund, outstanding loan, and agent fees, and confirms whether your sale proceeds cover the levy or if you need additional cash.
Select the flat type you previously owned (sold or surrendered). The levy is based on the first subsidised flat type, not the new flat you are buying. If your first flat was a 1-room, no levy applies.
Full levy applies when buying a new subsidised flat (BTO, SBF, or EC directly from HDB). Half levy applies when buying an HDB resale flat and receiving a CPF Housing Grant. No levy if buying resale without any grant.
Enter your sale details to see how much cash you receive after the levy, CPF refund, loan repayment, and agent fees. The levy is typically deducted from the sale proceeds at completion. If proceeds are insufficient, you must pay the shortfall in cash.
Select your first subsidised flat type and next purchase type to see the resale levy amount. Add sale details for a full net proceeds breakdown.
HDB Resale Levy Singapore 2026 — Why Second-Timers Pay a Levy When Buying Another Subsidised Flat
The HDB resale levy is a one-time payment that second-timer flat buyers must pay when purchasing another subsidised HDB flat after having previously enjoyed a housing subsidy. The levy exists because HDB flats are sold below market value — the government subsidises the difference. When you sell your first subsidised flat (often at a significant profit due to market appreciation) and buy another subsidised flat, the levy “returns” part of the subsidy you received on the first flat. The levy amount depends on the flat type of your first subsidised flat (not the new flat), and whether you are buying a new flat from HDB (full levy) or a resale flat with a CPF Housing Grant (half levy).
Complete Resale Levy Schedule 2026
| First Flat Type | Full Levy (New BTO/SBF) | Half Levy (Resale + Grant) |
|---|---|---|
| 2-Room Flexi | S$15,000 | S$7,500 |
| 3-Room | S$30,000 | S$15,000 |
| 4-Room | S$40,000 | S$20,000 |
| 5-Room | S$45,000 | S$22,500 |
| Executive / Maisonette | S$50,000 | S$25,000 |
| DBSS | S$50,000 | S$25,000 |
Full levy applies when buying a new flat from HDB (BTO, SBF, EC). Half levy applies when buying a resale flat and receiving a CPF Housing Grant. No levy if buying resale without any housing grant. Source: HDB.
How This Resale Levy Calculator Works — Flat Type, Levy Rate & Net Proceeds
Step 1 — Select Your First Flat Type
Choose the flat type of the subsidised flat you previously owned (and sold or surrendered). This determines the base levy rate. The levy is tied to the first flat, not the second — if you previously owned a 4-room, the levy is S$40,000 regardless of whether your next flat is a 3-room or 5-room.
Step 2 — Choose Your Next Purchase Type
If you are buying a new flat from HDB (BTO, SBF, or new EC from developer), the full levy applies. If you are buying an HDB resale flat and receiving a CPF Housing Grant (e.g., Enhanced CPF Housing Grant), the half levy applies. If you buy resale without any grant, no levy is payable.
Step 3 — Check Net Sale Proceeds (Optional)
Enter your first flat’s sale price, CPF refund, outstanding loan, and agent fees. The calculator deducts all items including the levy from the sale price to show your net cash. If the net cash is negative, you must top up the shortfall in cash — the levy cannot be waived or deferred.
3 Real Singapore Resale Levy Examples — 4-Room Upgrader, Executive Downgrader & 3-Room to BTO
4-Room to New 5-Room BTO
Executive to Resale 4-Room
3-Room to New BTO, High CPF
3 Expert Resale Levy Tips — Avoiding the Levy, CPF Refund Impact & Timing Your Upgrade
Buy Resale Without a Grant to Avoid the Levy Entirely
The resale levy applies only when you buy another subsidised flat (new from HDB) or receive a CPF Housing Grant on a resale flat. If you buy a resale flat without taking any CPF Housing Grant, no levy is payable. This is a viable strategy for buyers who have sufficient funds and do not need the grant — especially if the levy (S$40,000–S$50,000) is close to or exceeds the grant amount. Compare: EHG of S$30,000 grant minus S$40,000 levy = net loss of S$10,000. In this case, it is better to skip the grant and avoid the levy. Always calculate both scenarios before deciding.
The CPF Refund Can Eat Most of Your Sale Proceeds
When selling your HDB, you must refund to your CPF OA: the principal withdrawn for the property plus accrued interest at 2.5% per annum. On a S$300,000 flat where you used S$150,000 from CPF over 15 years, the accrued interest alone could be S$60,000+ — meaning your total CPF refund is S$210,000+. Add the resale levy and outstanding loan, and your net cash from a S$400,000 sale could be just S$50,000–S$80,000. Many second-timers are shocked by how little cash they receive after CPF refund and levy. Use this calculator with realistic CPF refund figures (check my.cpf.gov.sg for your exact accrued interest) to avoid surprises.
Time Your Upgrade: Clear the Loan Before Selling for Maximum Cash
If you have been paying your HDB mortgage for 15–20 years, your outstanding loan may be low or zero. This maximises cash from the sale (less deductions). Conversely, if you sell early (e.g., right after MOP at 5 years), the outstanding loan is still substantial, leaving less cash after CPF refund + loan + levy. The optimal upgrade timing balances: (1) accumulated equity (higher after longer ownership); (2) property market cycle (sell high, buy during launches); (3) CPF accrued interest (grows each year, reducing net cash); (4) family needs (growing family may need a larger flat sooner). There is no universally “right” time — but running the numbers with this calculator helps you see the financial impact of different timing scenarios.