Singapore’s resale HDB flat market remains a popular choice for homebuyers, offering a balance of affordability, convenience, and established communities. With a wide range of locations and flat types available, resale flats provide a practical option for those who want to move in without the wait of new construction. Whether you’re a young couple eager to move in quickly or a family looking for more space, the resale market offers diverse choices to suit different needs.
In this guide, we’ll walk you through the essentials of buying a resale HDB flat: from navigating eligibility rules to maximising CPF savings, you’ll learn how to secure your ideal home with confidence.
Your complete guide to buying a resale HDB flat in 2025
- Are you eligible to buy a resale HDB flat?
- How much does it cost to buy a resale HDB flat?
- Resale HDB vs BTO: Which is right for you in 2025?
- CPF, grants, and loans: Financing your resale HDB purchase
- The 2025 resale HDB buying process: A 9-step checklist
- Frequently asked questions about buying a resale HDB flat in 2025
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. |
READ MORE: A Simple Summary of Eligibility Schemes for Buying HDB BTO or Resale
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 |
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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.
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 |
READ MORE: Follow This Payment Timeline When Selling or Buying A HDB Resale Flat
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.
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.
The 2025 resale HDB buying process: A 9-step checklist
If you’ve come this far reading the article, the good news is, besides the daunting number of fees you’d have to pay, the process of getting a resale flat can be fairly simple.
You will be able to get most of the administrative work done via the HDB Resale Portal.
Here’s an overview of the resale process:
| Actions(s) to take | |
|---|---|
| Step 1 | Register Intent to Buy |
| Step 2 | Get Option to Purchase (OTP) from Seller |
| Step 3 | Choose how you would like to finance your flat (HDB Loan VS Bank Loan) |
| Step 4 | Request Value of Flat from HDB |
| Step 5 | Submit Resale Application and all supporting documents |
| Step 6 | Endorse Resale Documents |
| Step 7 | Pay Resale Fees Online |
| Step 8 | Receive Approval of Resale Application |
| Step 9 | Attend Resale Completion Appointment |
Buyers are required to register an Intent to Buy via the HDB Resale Portal. Through the portal, buyers will be guided on their buying journey and can track their transaction accordingly.
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Frequently asked questions about buying a resale HDB flat in 2025
How much Cash Over Valuation (COV) should I pay?
COV is the difference between the agreed-upon price and the HDB’s official valuation of the flat. There’s no fixed amount; it depends on negotiation and market conditions.
Can I view the resale flat before making an offer?
Absolutely! It’s highly recommended to view the flat in person to assess its condition, layout, and suitability for your needs.
What is the Ethnic Integration Policy (EIP), and how does it affect me?
The EIP ensures a balanced ethnic mix in HDB estates. It sets limits on the percentage of households from each ethnic group within a block and neighborhood. You can check the EIP quota for your chosen flat on the HDB website.
How long does the entire resale process take?
The entire process, from finding a flat to completing the transaction, can take about 8-12 weeks, depending on various factors.
Can I buy a resale HDB flat if I already own private property?
Yes, but you need to sell your private property within six months of purchasing the resale HDB.
Can I buy a resale HDB flat directly from the owner without an agent?
Yes, it’s possible to buy directly from the owner, but be prepared to handle all the paperwork and negotiations yourself.
This article was originally published on Planner Bee, your handy financial planning app! Learn more about managing your money, investments and insurance on Planner Bee’s blog.
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