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CPF Usage Calculator

Q: Can I use CPF for the entire down payment?

With an HDB loan, yes: the 25% down payment on an HDB flat can be paid entirely from CPF. With a bank loan (on an HDB flat, EC or private property), at least 5% of the price must be paid in cash and the next 20% can be cash or CPF on a first housing loan; the minimum cash rises to 10% at the reduced 55% LTV, and to 25% on a second or later loan.

Q: What if my property has 20 years of lease or less?

No CPF can be used at all. Cash + bank loan only. Banks are also reluctant to lend on such short leases.

Q: Will accrued interest affect my sale proceeds?

Yes — when you sell, all CPF used (including accrued interest at 2.5% p.a. compounded) must be returned to your CPF account before sale proceeds become cash. Use a CPF Refund estimator before selling.

CPF withdrawal limit for older HDB and private property, pro-rated by remaining lease and buyer age.

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Maximum CPF usable

S$0

CPF usage as % of price: 0%
Pro-rating status: —
Lease covers buyer until age: —

Approximation only. The official CPF Board calculator handles edge cases (Basic Retirement Sum top-up, Valuation Limit vs Withdrawal Limit, multi-property usage) that this simple tool does not.

Results are indicative only and not a bank-approved quotation, IRAS assessment, or HDB confirmation.
Interest rates, stamp-duty rates, LTV limits and CPF rules change. Verify the latest with MAS, IRAS, HDB and your lender before transacting.
Consult a qualified mortgage broker, conveyancing lawyer, or accountant for advice specific to your situation.
SellMyHouse.sg accepts no liability for decisions made on the basis of these calculations.

References

Last updated: 25 Sep 2026

Frequently Asked Questions

Why does my age affect CPF usage?

CPF rules ensure your CPF savings still support you in retirement. The pro-rating mechanism limits how much CPF can be locked into a property whose lease will run out before you turn 95.

What is the Valuation Limit (VL)?

VL is the lower of the property's purchase price or HDB/bank valuation at the point of purchase. It caps how much CPF Ordinary Account funds can be used towards the property.

What is the Withdrawal Limit (WL)?

The WL is 120% of the VL. It applies when you buy with a bank loan, whether the home is a private property or an HDB flat: once your CPF use reaches the VL, you can continue up to the WL only after setting aside the Basic Retirement Sum (BRS). An HDB flat bought with an HDB loan has no WL; after the VL, you can keep using CPF for the loan once you have set aside the BRS.

I'm 55 and want a 40-year-lease flat. What happens?

Lease + age = 95 — exactly on the boundary, full CPF allowed. If Lease + age < 95 then you'd be pro-rated. Older buyers should also check the loan tenure: an HDB loan runs only to age 65 (10 years at 55), and a bank loan that runs past 65 has a lower LTV limit. That binds harder than the CPF rule for many.

Can I use CPF for the entire down payment?

With an HDB loan, yes: the 25% down payment on an HDB flat can be paid entirely from CPF. With a bank loan (on an HDB flat, EC or private property), at least 5% of the price must be paid in cash and the next 20% can be cash or CPF on a first housing loan; the minimum cash rises to 10% at the reduced 55% LTV, and to 25% on a second or later loan.

What if my property has 20 years of lease or less?

No CPF can be used at all. Cash + bank loan only. Banks are also reluctant to lend on such short leases.

Will accrued interest affect my sale proceeds?

Yes — when you sell, all CPF used (including accrued interest at 2.5% p.a. compounded) must be returned to your CPF account before sale proceeds become cash. Use a CPF Refund estimator before selling.

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