Many homebuyers in Singapore are, by now, no strangers to the option to buy HDB resale flat without agent.
Technology has made it easier to get things done digitally, without the assistance of a human being. We see this in virtual tours, which gained popularity amid the pandemic, and the continuous enhancement of property portals like Ohmyhome to match buyers with sellers according to their specific preferences and needs.
Can PR Buy HDB Resale Flat in Singapore?
Short answer: yes! If you’re a Singapore Permanent Resident (PR) thinking about buying an HDB flat, you need to fall under specific eligibility conditions.
- 21 years old and above
- PR status for at least three years
- You must form a family nucleus (with spouse, parents, or children; no single buyers)
- You must not own or have recently sold private property (15–30 month waiting period applies)
- You must meet the EIP (Ethnic Integration Policy) and SPR quotas
If you’re a PR married to a Singapore Citizen (SC), you may also buy BTO or apply for a new flat under the HDB Public Scheme or Fiancé/Fiancée Scheme (you must marry within three months of collecting the keys).
However, even if you meet all financial and family requirements, you may still be ineligible to buy if the EIP or PR quota applies to your chosen block. EIP limits the proportion of ethnic groups in each HDB block and neighbourhood. You’ll need to check if your race quota is still available for your desired unit.
Non-Malaysian PR households can’t make up more than 5% of the neighbourhood or 8% of the block. Malaysian PRs are exempt from the PR quota, but still subject to the EIP.
To simplify your HDB buying journey, we’ve compiled all the steps to buy resale flat from the open market without an agent. If you’re planning to sell your current home before buying a resale flat, start with a free home valuation to estimate your sale proceeds and plan your next move confidently.
7 Steps to Buy HDB Resale Flat Without Agent
Step 1: Apply for an HFE Letter
To check your eligibility to buy a resale HDB flat, you need to apply for the HDB Flat Eligibility (HFE) Letter. This will inform you of your eligibility to:
- Purchase a BTO or resale HDB flat
- Receive CPF housing grants and the grant amount
- Take up an HDB housing loan, and the loan amount
Processing takes about a month and is valid for nine months.
Step 2: Determine Your Budget
Before committing to a home purchase, it’s crucial to assess how much you can realistically afford. To ensure you have sufficient funds, work out a comprehensive financial plan by considering the following:
- Cash outlay or CPF ordinary account (OA) savings
- Housing loan
- CPF housing grants
- Payment for other costs and fees
Need help calculating affordability? Try HomerAI mortgage calculator for free.
Cash Savings
You must use cash for the following payments:
- A deposit to the seller, which is a maximum of $5,000, paid in 2 stages: (1) You will first have to pay up to $1,000 for the option fee, and (2) the other $4,000 as a deposit when exercising the Option to Purchase (OTP).
- A portion of the initial payment, but only if you take a bank loan and/or have insufficient CPF savings.
- Any amount not covered by CPF savings and the eligible housing loan amount.
Do note that if you are taking a second HDB loan to buy a resale flat, you will need to set aside part of the cash proceeds from the disposal of the existing or previous flat. That amount will be used to right-size the loan amount for your second HDB loan.
You will also need to set aside cash for other expenses, such as furnishings, renovation, and other costs and fees payable, which are:
- Resale application administrative fee
- Processing fee for Request for Value
- Fire Insurance
- Administrative Fee for Temporary Extension of Stay by flat sellers
- Legal fees
- For PRs: stamp duties, legal fees, renovations, and an additional 30% ABSD
CPF Savings
The savings in your CPF OA can be used for:
- Initial payment in whole or in part (depending on whether you are taking an HDB housing loan or a bank loan)
- Partial or full payment for the flat purchase at key collection
- Monthly payments of mortgage instalments
However, there is a limit on the total amount of CPF savings you can use for your flat purchase. Once reached, you cannot withdraw more and have to pay the balance amount in cash.
If you are taking an HDB loan, you can retain up to $20,000 of the available CPF savings in your OA. The remaining CPF OA balance must be used to pay for the flat purchase before taking up an HDB housing loan.
From 10 May 2019, the total amount of CPF savings that can be used for your flat purchase and/or monthly mortgage instalments will depend on the extent to which the remaining lease of the flat can cover the youngest buyer up to the age of 95.
For flat applications received on or after 10 May 2019:
| Remaining flat lease is at least 20 years and can cover the youngest buyer up to 95 | Applicable limits for CPF usage |
|---|---|
| Yes | Amount of CPF savings that buyers can use is capped at the lower valuation or the flat price at the time of purchase |
| No | Use of CPF savings will be prorated based on the extent the remaining flat lease can cover the youngest buyer up to 95 When the allowed CPF amount is used up, buyers will pay the balance purchase price and/or monthly mortgage instalments in cash, helping them set aside CPF savings for retirement housing needs (e.g. buying a replacement property) |
For information on the use of CPF savings, you may use the CPF Board’s online calculator.
For PRs, specific CPF Housing Grants are available depending on their household makeup:
| Grant Type | Eligible If… | Max Amount |
|---|---|---|
| Enhanced CPF Housing Grant | At least one applicant is an SC | $80,000 |
| CPF Housing Grant | Both are first-time applicants (with SC) | $70,000 |
| Proximity Housing Grant | Living near parents/children (with SC) | $30,000 |
Housing Loan from HDB
You will have to apply for an HDB Flat Eligibility (HFE) Letter, which indicates the loan amount you are eligible for. This is important, as you will need to produce a valid HFE when obtaining the OTP from the seller.
Here’s what you have to pay when taking an HDB loan:
| Initial Payment | Mode of Payment | When to Pay |
|---|---|---|
| 20% of purchase price | CPF | Online withdrawal of CPF monies after confirming financial plan through the HDB Resale Portal |
| Cash (if the resale price is higher than market valuation) | At the resale completion appointment |
Bank Loan
If your household is made up of only PRs, you’ll need to secure a bank loan, as HDB loans are only available to families with at least one Singapore Citizen. Approach a bank directly to know your eligibility.
If you take a housing loan from a bank
Remember: Before exercising the OTP, you must have a valid Letter of Offer, a contract that states the terms of the loan package offered by the bank after they have approved your loan application. Do take note that you will not be allowed to refinance the loan with a housing loan from HDB.
| Initial Payment | Mode of Payment | When to Pay |
|---|---|---|
| 25% of purchase price for a loan ceiling of 75% | CPF (20%) Cash (5% minimum) | Dependent on the bank’s payment schedule |
| 45% of the purchase price for a loan ceiling of 55% | CPF (35%) Cash (10% minimum) | Dependent on the bank’s payment schedule |
If your CPF savings are insufficient, the balance must be paid in cash.
Ready to sell your home? We’re ready to help.
Schedule a consultation with one of Singapore’s top agents.
Ready to sell your home? We’re ready to help.
Schedule a consultation with one of Singapore’s top agents.
Ready to sell your home? We’re ready to help.
Schedule a consultation with one of Singapore’s top agents.
Ready to sell your home? We’re ready to help.
Schedule a consultation with one of Singapore’s top agents.
Ready to sell your home? We’re ready to help.
Schedule a consultation with one of Singapore’s top agents.
Step 3: Look for a Suitable Flat
The rise of property technology and other digital solutions has made buying a home independently not just easier and faster — it is more cost-effective too, as it saves one from paying an agent’s commission fee, which is usually 1-2% of the purchase price.
A few of these digital solutions are:
- Property portals and mobile apps, which allow buyers to find resale flat listing and chat directly with the sellers
- 3D video home tours, which give an immersive walkthrough experience of the space
- Online house viewings and open houses, which buyers can watch on video conferencing platforms such as Zoom
As technology continues to evolve and improve, the journey of a DIY homebuyer may be even simpler in the future.
When home shopping, do note that the sale of resale flats is subject to the EIP and SPR quotas. To check the latest quota in any particular area, visit HDB’s e-Service.
You will also want to check the resale flat prices in your preferred area by using the HDB centralised map services. You can search the following there:
- Resale transacted prices within 500 metres of any HDB block or DBSS site/project
- Resale transacted prices for all flat types in each block
- Other information related to the block (quotas, upgrading programmes, distance enquiries)
With MATCH, you don’t just scroll endlessly — you get personalised property matches sent straight to your phone based on your preferences.
Step 4: Receive OTP From the Seller
So you’ve found a seller. After agreeing on the resale price and payment of the option fee, the seller will grant you the rights to buy the property within the period specified with a signed OTP. This means he or she cannot sell the property to another buyer during this time, giving you exclusive rights to purchase it until the OTP has expired.
The option fee may cost up to $1,000 and can be negotiated between the seller and buyer. At this stage, you are not yet required to sign the OTP.
The option period — which usually lasts 21 calendar days (including the weekend and public holidays) from the date the seller granted the OTP to you — is the period to decide if you really want to buy the flat, confirm your mode of financing, and apply for a valuation of the flat.
You can get a valuation report by submitting a Request for Value to HDB. You will need a valuation report if you are:
- Taking an HDB loan
- Taking a housing loan from a bank
- Using CPF funds to buy the flat or service the monthly loan instalments
The valuation report will be used by the HDB, the CPF Board, or your bank to calculate:
- How much you can withdraw from your CPF savings
- How much housing loan can be granted to you
- The minimum cash payment you must make
Step 5: Exercise OTP
If you proceed with the flat purchase, you must exercise the OTP within the option period and pay a deposit of up to $5,000 to the seller.
If you are using a bank loan to finance your home purchase, you must have on hand a valid Letter of Offer from the bank before you exercise the OTP. This is to successfully close the transaction.
If you do not proceed with the purchase, the seller has the right to forfeit your option fee.
Ohmyhome Tip: If you’re unsure whether you’re overpaying, check nearby property transactions using HomerAI. It gives you real-time insights so you can buy with confidence.
Step 6: Submit Resale Application
Both the buyer and seller will have to use HDB’s e-Resale page to submit the resale application and supporting documents within seven days of each other. Submit your resale application within 7 days of the seller’s submission
Pro Tip: You need not use the same system as the seller, who may be represented by a property agent and would have submitted the application on HDB’s Estate Agent Toolkit on his/her behalf.
The relevant documents are as follows:
- A valid HDB HFE (if you are taking a housing loan from the Board)
- A valid letter of offer and acceptance from the bank (if you are taking a bank loan)
- OTP
- Legal representative letter (if you are not using HDB’s conveyancing services)
- Documentation required for grants
After you have submitted your resale application, HDB will compute your estimated sale proceeds and provide a financial plan and some relevant forms and documentation for you to endorse.
Once the documents are ready and posted on the HDB Resale Portal, you will be notified via SMS to endorse these within six days. If these are not endorsed by then, a reminder SMS will be sent, and the deadline for the endorsement will be extended by two days. However, if the documents are still not endorsed by the extended deadline by either party, HDB may cancel the resale flat application.
Do note that if you are using the Proximity Grant, the parents or children (married or single) of the buyer must also endorse the documents within the same period
Don’t forget to pay the administrative fee (from $40 to $80, depending on flat size) and Buyer’s Stamp Duty via IRAS.
Step 7: Attend the Completion Appointment
Once the endorsement is done and your resale flat application is approved, HDB will arrange an appointment for both parties to complete the resale transaction and to sign the necessary documents that require wet-ink signatures. The completion appointment typically takes place around 8 weeks after the resale application is approved. The completion letters will be posted on the HDB Resale Portal.
Flat buyers and sellers will need to attend only one appointment with HDB, instead of two previously. The first appointment will no longer be needed as all forms and checks will be completed on the resale portal. They will only need to attend the resale completion appointment, either at HDB Hub or at their solicitors’ office.
By submitting the necessary documents promptly, the entire transaction time, from submission to completion of the resale application, may take up to eight weeks, from 16 weeks previously.
HDB will notify both you and the seller of the scheduled appointment — it’ll be held either at HDB Hub or your lawyer’s office, depending on your arrangement
On the day: final documents are signed, payments are settled, and the keys are officially yours
Ready to Start Your Homeownership Journey in Singapore?
There are some homebuyers who have all the time they need to buy house without agent. But if you’re not one of them, that’s okay! After all, a big-ticket purchase like this shouldnt be taken lightly.
In addition, if you’re a PR, buying an HDB flat may require extra help, but with the right guidance and tools, it can be a smooth and empowering experience. Whether you’re planning a move with your spouse, settling down with family, or buying with a fellow PR, understanding the process is the first step toward owning your dream home.
If you’ve found a resale HDB listing you want to view or need professional advice on what property and location to consider for your home purchase, drop us a message on WhatsApp and we’ll be in touch with you in just a few minutes. Get personalised help and expert guidance from our top 1% Super Agents.
Happy house hunting!
Frequently Asked Questions
What is a resale HDB flat?
A resale HDB flat is a property currently owned by someone else that is put on sale in the open market. This means the flat has reached its five-year Minimum Occupation Period.
Can I buy a resale HDB without an agent?
Yes, you can. Before doing so, you will need to visit the HDB Resale Portal for an instant assessment of your eligibility to do so, as well as information on CPF housing grants and the HDB housing loan.
Can I buy a resale flat from HDB?
No, because a resale flat is not sold directly by HDB.
While the Information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact the accuracy of the Information. The Information may change without notice, and Ohmyhome is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.
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