Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
What does it cost to sell an HDB flat?
The seller pays their own resale application fee, their own conveyancing fees, any agent commission, and property tax and service and conservancy charges up to the completion date, while the buyer pays the valuation fee and the caveat. Where a figure is not fixed, the table says so instead of guessing.
| Cost item | Who pays | Amount | Source and date |
|---|---|---|---|
| Resale application fee | Seller pays their own, buyer pays their own | $80 for 3 room and bigger flats, $40 for 1 and 2 room flats. Non refundable. | HDB, fees checked October 2026, via the HDB sellers guide |
| Conveyancing (legal) fees | Seller, for their own side | Varies, confirm with your lawyer or HDB. HDB acts for you or you appoint a private lawyer, and HDB has an online fee estimator. | HDB, Housing and Development (Conveyancing Fees) Rules, checked October 2026 |
| Agent commission | Seller, if you appoint an agent | Not fixed by CEA and agreed in writing. Common practice is around 1% to 2% of the price, plus 9% GST if the agency is GST registered. Winfred's seller rate is 2% of the sale price plus GST, billed on completion. | CEA, checked 20 October 2026; seller commission guide, 8 September 2026; pricing |
| Property tax | Seller, up to completion | Varies with your flat's Annual Value. The first S$12,000 of Annual Value is taxed at 0% for an owner occupied home. The buyer reimburses you from the completion date, worked out at completion. | IRAS, as of 2026, via facts; HDB sellers guide, October 2026 |
| Service and Conservancy Charges | Seller, up to completion | Varies by town council, confirm with your town council. | HDB, checked October 2026 |
| Rectifying unauthorised renovation | Seller | Only if HDB's inspection finds items to put right. Varies, get a contractor quote. | HDB, checked 28 October 2026 |
| Bank loan early redemption penalty | Seller, bank loans only | Typically 1.5% of the loan if you redeem inside the lock in period. Check your own loan letter. | Winfred Quek market survey of bank loan packages, as of 2026, via facts |
| Seller's Stamp Duty | Seller | SSD applies if you sell within 3 years (bought 11 Mar 2017 to 3 Jul 2025) or within 4 years (bought on or after 4 Jul 2025). The 5 year MOP normally keeps open market HDB sales outside both windows. See the section below. | IRAS seller's stamp duty page; Seller's Stamp Duty guide |
| Request for Value (valuation) | Buyer | $120 including GST. Not a seller cost. | HDB, checked October 2026 |
| Caveat | Buyer | Lodged by the buyer after the option is exercised. Not a seller cost. | HDB, checked October 2026 |
What comes off the sale price before cash reaches me?
Your outstanding loan and your CPF refund come off the sale price first, then the costs above, and what is left is your cash. The outstanding HDB or bank loan is redeemed from the sale proceeds at completion. CPF used for the flat is returned to your CPF account with accrued interest at 2.5% per annum (CPF Board, as of 2026), so it is not paid to you in cash.
If the price does not cover the loan and the full CPF refund, CPF Board says you refund only the price less the loan, and you do not top up the shortfall in cash (CPF Board, checked 26 October 2026).
Worked example: a $600,000 sale
| Item | Illustrative amount | Note |
|---|---|---|
| Sale price | $600,000 | Agreed price with the buyer |
| Less: outstanding loan | $200,000 | Redeemed at completion from the proceeds |
| Less: CPF principal | $100,000 | Goes back to your CPF account |
| Less: CPF accrued interest | $50,000 | Accrues at the CPF Ordinary Account rate of 2.5% per annum |
| Less: agent commission | $12,000 | Illustrative, 2% before GST. If the agency is GST registered, 9% GST adds $1,080. |
| Less: legal fees | $3,000 | Illustrative only. Your lawyer or HDB will quote your own figure. |
| Cash to you | $235,000 | Before the $1,080 GST, if it applies |
| CPF refund (to CPF, not cash) | $150,000 | CPF principal plus accrued interest |
Do I pay Seller's Stamp Duty when I sell an HDB flat?
Usually not. SSD applies if you sell within 3 years (bought 11 Mar 2017 to 3 Jul 2025) or within 4 years (bought on or after 4 Jul 2025). The 5 year MOP normally keeps open market HDB sales outside both windows. (IRAS seller's stamp duty page and HDB, checked October 2026). It is payable to IRAS within 14 days of the sale if it does apply. Read the Seller's Stamp Duty guide for the rates and check your own purchase date with IRAS.
Who pays the agent commission, and can I negotiate it?
The seller pays it, only if they appoint an agent, and CEA says commission is not fixed and you are free to negotiate the amount or rate. Winfred's seller representation is 2% of the sale price plus GST, billed on completion with nothing billed before. He states that it covers the paperwork, professional photography, a targeted marketing campaign, a 360 degree virtual tour, staging support if required, financial calculation and sale proceeds mapping, and portfolio planning for where the proceeds go next. Work outside that scope is quoted separately before it starts (pricing). You can also sell without an agent, see how to sell your HDB without an agent.
How do I work out my own net proceeds before I list?
Collect four numbers before you set an asking price: your outstanding loan from MyHDB Page or your bank, your CPF refund from the CPF Board home ownership dashboard, a written commission figure if you use an agent, and a conveyancing quote. Then subtract them from your target price. The Net Proceeds Calculator does the arithmetic, and Winfred runs the full loan payoff, CPF refund and fee stack against your actual figures in the strategy call.
Where do these figures come from?
HDB, Process for selling a flat and resale application pages, checked October 2026. CPF Board, Refund of CPF savings when you sell, checked 26 October 2026. CEA, commission guidance, checked 20 October 2026. IRAS, Seller's Stamp Duty and property tax. Rates in this page match the key facts page and the HDB sellers guide.
Frequently asked questions
Is Seller's Stamp Duty payable on an HDB resale flat?
SSD applies if you sell within 3 years (bought 11 Mar 2017 to 3 Jul 2025) or within 4 years (bought on or after 4 Jul 2025). The 5 year MOP normally keeps open market HDB sales outside both windows. Check your own purchase date with IRAS.
Who pays the $120 valuation fee and the caveat?
The buyer. The Request for Value and the caveat are the buyer's costs. As the seller you pay your own resale application fee and your own conveyancing fees.
Is the CPF refund paid to me in cash?
No. CPF used for the flat is refunded to your CPF account together with accrued interest at 2.5% per annum, not paid to you in cash.
What if the sale price does not cover my loan and CPF refund?
CPF Board says you refund only the price less the loan, and you do not top up the shortfall in cash. For a bank loan, you pay any gap to the bank in cash, so check with your bank.
Is agent commission fixed?
No. CEA states that commissions are not fixed and you are free to negotiate the amount or rate. It is agreed in writing in the Estate Agency Agreement, and GST applies only if the agency is GST registered.
What are the three key takeaways?
- The loan and the CPF refund come off the price first, and the CPF refund goes back to your CPF account, not to your bank account.
- Your own costs are the $80 or $40 resale application fee, conveyancing fees, any agent commission, and property tax and service and conservancy charges up to completion. Where a fee is not fixed, confirm it with your lawyer, HDB or town council.
- Seller's Stamp Duty rarely applies to an HDB sale because the Minimum Occupation Period normally keeps you outside its window, but check your purchase date.
Want your exact net proceeds before you list?
Winfred runs the full loan payoff, CPF refund and fee stack against your actual figures so the number you plan around is accurate.
Book a free 30 minute strategy call WhatsApp WinfredWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L3010886H). CEA R073319H. This page is for general information only and does not constitute financial, investment, or legal advice. Verify current figures with IRAS, HDB, CPF Board or MAS before making any decision.