Rates and thresholds change. The current figures are kept in one place: the Singapore property rules reference.
Should I sell my HDB flat first or buy my next home first?
There is no single right order, because the three sequences trade different costs for different certainties. Selling first is the simplest on stamp duty, buying first protects you from losing the home you want but needs far more cash upfront, and a new launch stretches the timeline out. The deciding factor is usually where you will live during a gap and how much cash you can float, not the headline numbers.
How do the three sequences compare?
| Sell HDB first, then buy | Buy a resale condo first, then sell | Buy a new launch first, then sell | |
|---|---|---|---|
| ABSD on the new home (Singapore Citizen) | 0%, because the new home is your only property when you buy | 20% upfront as a second property | 20% upfront as a second property |
| Can ABSD be refunded? | Not needed | Singapore Citizen married couples who buy jointly can apply to IRAS for remission if the HDB flat is sold within 6 months of the new home's completion | Same remission, but the 6 months run from TOP or CSC, which is years after booking |
| Example ABSD on a S$1.4m condo | S$0 | S$280,000 upfront | S$280,000 upfront |
| Housing gap | Yes, between HDB handover and new home. Interim rental of 3 to 6 months at S$2,800 to S$3,500 a month is S$8,400 to S$21,000, or stay with family | Small. You move once the new home completes | Usually none until TOP. You keep living in the HDB flat |
| Loan limits | First housing loan: LTV limit 75% | Second housing loan while the first is outstanding: LTV limit 45%. Two mortgages count towards TDSR of 55% | Same LTV and TDSR tests apply |
| Main risk | Rental gap, or losing the home you want while you wait to sell | Missing the 6 month window means the ABSD is not refunded. IRAS has said it will not extend it | Long carrying period, and the same clawback if the window is missed |
What happens to ABSD if I sell my HDB flat first?
You pay no ABSD on the new home as a Singapore Citizen, because the HDB flat is gone by the time you buy and the condo is treated as your first property. The cost is a gap between handing over your HDB keys and collecting your new keys, which you can cover by staying with family, renting short term, or using a bridging loan. Your HDB sale itself takes roughly 2.5 to 4 months from the Option to Purchase, see how long it takes to sell an HDB flat.
What happens if I buy the next home before I sell my HDB flat?
The new home counts as a second property, so 20% ABSD is payable upfront (IRAS, as of 2026). Singapore Citizen married couples who buy jointly can apply for a full refund if they sell the existing property within 6 months of the new purchase's completion for a resale, or within 6 months of TOP or CSC for a property bought uncompleted. IRAS has said it will not extend that window, and missing it means the ABSD is not refunded. A bank underwriting a bridging loan wants to see an exercised Option to Purchase on the flat you are selling, so have a firm buyer first. See bridging loans: buying before you sell and the ABSD remission entry. Typical bridging loan interest is 3.5 to 5% p.a. for a 6 to 12 month tenure (Winfred Quek market survey of bank bridging packages, as of 2026).
Does a new launch change the timing?
It relaxes the clock but not the cash: the 6 month window for an uncompleted property starts from TOP or CSC, so you can stay in your HDB flat and sell at a time you choose before the new home completes, but the ABSD is still payable upfront on the purchase. New launches are bought under the Progressive Payment Scheme, see new launch vs resale condo. Because the carrying period is long, the income and cash you need are worth testing first, see how to bridge the cash gap.
How do I decide which sequence fits me?
Work through four questions with your own numbers: where you will stay in a gap and for how long, whether you can fund 20% ABSD plus a 45% LTV second loan while you wait, how firm your HDB buyer is, and whether you qualify for the remission as a Singapore Citizen married couple buying jointly. Winfred models the bridging cost, the ABSD float cost and your actual completion dates side by side before you commit to a sequence. He does not recommend one path over the other in the abstract.
Frequently asked questions
Can I buy a condo before selling my HDB flat?
Yes, but 20% Additional Buyer's Stamp Duty is payable upfront as a Singapore Citizen buying a second property. Singapore Citizen married couples who buy jointly can apply to IRAS for a refund if the HDB flat is sold within the 6 month window. IRAS has said it will not extend that window.
Does a new launch condo avoid the ABSD timing pressure?
It relaxes it. For a property bought uncompleted, the 6 month window runs from TOP or CSC, so you can keep living in your HDB flat and sell later, but the ABSD is still payable upfront on the purchase.
What happens if I miss the 6 month ABSD window?
The ABSD already paid is not refunded, and if a refund was granted and then reversed, clawback and interest apply. Check your own dates with IRAS.
Do I pay ABSD if I sell my HDB flat first?
Not on the new home as a Singapore Citizen, because it is then your only property when you buy. Confirm your own profile with IRAS.
What is a bridging loan?
A bridging loan is short term financing that covers the gap between buying your next property and selling your current one. It is normally interest only and repaid in full when your old property completes. Ask your bank for the rate and fees in writing.
What are the three key takeaways?
- Selling first means 0% ABSD on the new home for a Singapore Citizen, but you must cover a housing gap.
- Buying first means 20% ABSD upfront and a 45% LTV limit on the second housing loan, with a refund only if you sell inside IRAS's 6 month window, which IRAS has said it will not extend.
- A new launch starts the 6 month window at TOP or CSC, but the ABSD is still payable upfront. Test the cash and the gap with your own dates before you choose.
Which sequence actually fits your numbers?
Winfred models the bridging cost, the ABSD float cost, and your actual completion dates side by side before you commit to a sequence.
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.