Net Proceeds Calculator Singapore

Quick answer: Your sale price is never the number you take home. Enter your expected sale price, outstanding loan, CPF used and purchase date, and this tool itemises every deduction, loan payoff, Seller Stamp Duty if you are still inside the window, CPF refund with accrued interest, agent commission and legal fees, to show your estimated cash proceeds, with the CPF refund shown separately since it returns to your CPF account, not your bank account.

The question every seller actually wants answered is how much cash reaches the bank. This tool runs the full stack for HDB flats and private property: outstanding loan, Seller Stamp Duty where it applies, CPF refund with accrued interest, agent commission and legal fees. It is a planning estimate from the figures you enter, not a completion statement.

Property type

Purchase completion date

Expected sale price (SGD)

Outstanding loan balance (SGD)

CPF used, principal only (SGD)

Total CPF Ordinary Account savings withdrawn for this property, downpayment plus instalments. Check your exact figure on CPF Online Services before you list.

Agent commission (% of sale price)

Typical range: 1% to 2%, billed on completion, plus 9% GST. Winfred's seller representation fee is 2% (see the full pricing breakdown).

Legal fees (SGD)

Typical range: S$2,500 to S$4,000 for a standard completion. Confirm with your conveyancing lawyer.

Your itemised breakdown

Expected sale price

Less: outstanding loan

Less: Seller Stamp Duty

Less: CPF refund (principal + accrued interest)

Less: agent commission

Less: GST on commission (9%)

Less: legal fees

Estimated cash proceeds

CPF refund, returned to your CPF account, not cash

Of this, is accrued interest at 2.5% per year, compounding annually since your purchase date. This is your own CPF money, it is not lost, but it does not reach your bank account.

Figures are estimates from the numbers you enter, using standard rates and formulas. They are not a completion statement. Confirm your exact CPF refund with CPF Online Services and your final commission and legal fees before you list.

Calculations last verified August 2026 against IRAS, MAS and HDB published rates.

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How to read this result

The CPF refund is your own money returned to your own CPF account, it is a real deduction from your cash, but it is not a fee or a loss.
SSD rarely applies to HDB flats because the MOP outlasts the SSD holding period, so this estimate shows $0 for HDB. Private property carries SSD if you sell within the window from your purchase date, 4 years for purchases from 4 July 2025, 3 years for purchases before that date.
This estimate does not include any market valuation gap, mortgage penalty for early redemption, or CPF Retirement Account top up rules that apply from age 55. Confirm those with your bank, your lawyer and CPF Board.

Figures are estimates for planning purposes only, from the numbers you enter and standard IRAS, HDB and CPF Board rates and formulas as reported on this site. This is not financial or legal advice. Verify with a proper valuation, your conveyancing lawyer and CPF Board before listing.

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How this calculator works

What it does. The net proceeds calculator estimates the cash a seller takes home after loan payoff, Seller's Stamp Duty (SSD), the CPF refund with accrued interest, agent commission with GST and legal fees. The CPF refund is shown separately because it returns to the seller's CPF account.

How it is worked out. Estimated cash proceeds = sale price minus outstanding loan minus SSD minus CPF refund minus commission minus GST on commission (9%) minus legal fees. The CPF refund is the CPF principal grown at 2.5% a year, compounded for the years held. HDB flats are treated as exempt from SSD. For private property bought on or after 4 July 2025, SSD is 16%, 12%, 8% and 4% of the sale price if sold within years 1, 2, 3 and 4. For earlier purchases it is 12%, 8% and 4% within years 1, 2 and 3.

Years held is counted up to the day the tool is used, so the CPF interest figure grows over time. The figures below are as at 1 November 2026.

Worked example from the default inputs

With the default inputs the tool shows the following.

Item	Value
Default inputs
Property type	HDB flat (resale, after MOP)
Purchase completion date	1 June 2019
Expected sale price	S$1,200,000
Outstanding loan	S$400,000
CPF used, principal only	S$150,000
Agent commission	2% of sale price
Legal fees	S$3,000
Result
SSD (HDB flats exempt)	S$0
CPF refund (S$150,000 principal plus S$30,161 interest)	S$180,161
Commission (2%)	S$24,000
GST on commission (9%)	S$2,160
Estimated cash proceeds	S$590,679

Frequently asked questions

How is my net proceeds figure calculated?

Net proceeds equal your expected sale price minus five deductions: the outstanding loan balance, Seller Stamp Duty if you are still inside the SSD window, the CPF refund (principal plus accrued interest), agent commission plus GST, and legal fees. The result is the cash that actually reaches your bank account.

Why does my CPF refund reduce my cash proceeds if it is my own money?

CPF Ordinary Account savings used for the property, principal plus 2.5% accrued interest compounding annually from the date each sum was withdrawn, must be refunded to your CPF account before you receive any cash. It is not lost, it goes back into your own CPF, but it does not land in your bank account, which is why this calculator shows it separately from your cash proceeds.

Do I have to pay Seller Stamp Duty when I sell my HDB flat?

Rarely. HDB flats are not formally exempt, but the Minimum Occupation Period (5 years for most flats, 10 years for Plus and Prime flats) outlasts the SSD holding period (3 years for purchases from 11 March 2017 to 3 July 2025, 4 years from 4 July 2025), so a seller who has completed MOP is almost always past the SSD window. For private property the SSD window is 4 years (16/12/8/4%) for property bought on or after 4 July 2025, or 3 years (12/8/4%) for property bought before that date.

How much should I budget for agent commission and legal fees?

Seller representation typically runs 1% to 2% of the sale price plus 9% GST, billed only on completion. Legal fees for a standard completion typically run S$2,500 to S$4,000. Confirm both with your appointed agent and conveyancing lawyer before you list.

Is this net proceeds figure exact enough to plan my next purchase?

Treat it as a planning estimate, not a completion statement. It uses the figures you enter and standard rates and formulas; your actual CPF refund, exact legal fees and any market valuation adjustment can only be confirmed by CPF Board, your lawyer, and HDB or your buyer's bank. Run the exact numbers with Winfred before you commit to a sale price or your next purchase.