The sale price is not the number that reaches your bank account. Four deductions stand between the two, and no fifth Seller Stamp Duty deduction applies to HDB flats at all.
The four deductions
- Outstanding loan balance, redeemed at completion from the sale proceeds.
- CPF refund, principal plus 2.5% accrued interest compounded annually, returned to your CPF account, not paid to you as cash.
- Agent commission, around 2% of the sale price plus GST, if you use one, billed only on completion.
- Legal fees, typically $2,500 to $4,000 for a standard completion.
Worked example
On a $600,000 sale with a $200,000 outstanding loan, $100,000 CPF principal and $50,000 accrued interest, $12,000 agent commission and $3,000 legal fees, cash walkaway proceeds come to roughly $235,000. The $150,000 CPF refund, principal plus accrued interest, goes back to your CPF account separately, it is not part of that cash figure.
No Seller Stamp Duty on HDB flats
Unlike private property, which carries Seller Stamp Duty within a window of the purchase date, HDB flats are exempt entirely. The 5 year Minimum Occupation Period already prevents quick flips, so there is no separate SSD deduction to plan around once you have passed MOP.
Compute net proceeds before you list
Run all four deductions against your actual numbers, your exact CPF refund from CPF Online Services, your current loan payoff figure, and a realistic commission and legal fee estimate, before you set an asking price. The net figure, not the headline sale price, is what determines whether the sale supports your next move.
Frequently asked questions
Is Seller's Stamp Duty payable on HDB resale flats?
No. HDB flats are exempt from Seller's Stamp Duty, the 5 year Minimum Occupation Period already serves that anti flipping function.
Is the CPF refund usually bigger than agent commission?
Very often, yes, especially if CPF was used for many years. The accrued interest component alone can exceed the entire agent commission on a long held flat.
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 callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H). CEA R073319H. This page is for general information only and does not constitute financial, investment, or legal advice. Rates and rules reflect the position as at 5 Aug 2026; verify current figures with IRAS, HDB, or MAS before making any decision.