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CPF Housing Withdrawal Calculator

Estimate how much CPF Ordinary Account savings you can use to buy a Singapore property, and the accrued interest you’ll need to refund when you sell.

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CPF Withdrawal Limit (WL) = 120% of the lower of purchase price or valuation (Valuation Limit). CPF OA interest rate: 2.5% p.a. (floor rate). On sale, you must refund to CPF: the CPF amount withdrawn + accrued interest at 2.5% p.a. Any sale proceeds above this refund are yours to keep. The FRS / BRS pledge affects how much you can withdraw.

Accrued Interest to Refund

CPF refund required on sale
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How CPF housing withdrawal works

You can use your CPF Ordinary Account savings to pay for a Singapore residential property — for the downpayment, stamp duty, and monthly mortgage instalments. However, there are limits. The Valuation Limit (VL) is the lower of the purchase price or the market valuation at the time of purchase. The Withdrawal Limit (WL) is 120% of the VL — the maximum CPF you can ever use for that property.

When you eventually sell the property, you must refund to your CPF the amount you withdrew plus accrued interest at 2.5% p.a. (the OA rate). This refund goes back into your OA and SA. It is not a tax or penalty — it’s your own retirement savings being returned. The refund requirement means that even if you sell at a loss, the CPF refund is still required from the sale proceeds (and any shortfall must be made up in cash).

Members who have not yet set aside the Full Retirement Sum (FRS) in their RA may be required to top up to the FRS from the sale proceeds before keeping the rest. Members who have pledged their property to meet BRS are also subject to specific refund rules on sale.

FAQ

What is the Valuation Limit (VL) and Withdrawal Limit (WL)?
The Valuation Limit is the lower of the purchase price or valuation of the property. The Withdrawal Limit (VL × 120%) caps the total CPF you can ever use. Once you hit the WL, further housing payments must be made in cash.
Do I have to refund CPF if I sell at a loss?
Yes — the CPF refund obligation is not tied to profit. You must refund the CPF principal plus 2.5% accrued interest regardless of whether the property was sold at a gain or loss. If the sale proceeds are insufficient, you must make up the shortfall in cash.
What if I buy another property?
CPF funds refunded from the sale can be used for the next property, subject to the same rules. Accrued interest refunded goes back into your OA (or SA/RA if you've hit the FRS), allowing it to compound for retirement.
Can I use CPF for an HDB flat?
Yes — CPF OA can be used for HDB flats (both BTO and resale) for the downpayment (after HDB loan or bank loan quantum) and monthly mortgage instalments. The same Valuation Limit and Withdrawal Limit rules apply, but the HDB concessionary loan (at 2.6% p.a.) only permits CPF usage up to the VL.