Calculations last verified August 2026 against IRAS, MAS and HDB published rates.
What it does. The sale and purchase roadmap builds a dated step by step plan for selling an HDB flat, buying a property, or both, in the order the user chooses.
How it is worked out. Each step is placed at a day or week offset from the start date, using typical timings for the HDB resale process and conveyancing. For example, the tool notes that an OTP cannot be granted until 7 days after the Intent to Sell is registered, that the HDB buyer has 21 days to exercise the OTP, and that completion is about 12 to 13 weeks after the OTP. Timings are typical estimates, not guarantees.
With the defaults (upgrading, sell first then buy) and a start date of 1 November 2026, phase 1 of the roadmap reads as follows.
| Item | Value |
|---|---|
| Default inputs | |
| What you are doing | Upgrading: sell HDB, buy private |
| Sequence | Sell first, then buy |
| Start date | 1 November 2026 |
| Result | |
| Day 0, 1 Nov 2026 | Check you are clear to sell (MOP met, loan and CPF used noted) |
| Day 0, 1 Nov 2026 | Register your Intent to Sell |
| Weeks 0 to 8 | Market the flat |
| Week 8, 27 Dec 2026 | Grant the OTP to a buyer with a valid HFE letter |
| Week 11, 17 Jan 2027 | Buyer's deadline to exercise the OTP |
| Weeks 11 to 12 | Submit the resale application |
| Weeks 13 to 14, 31 Jan 2027 | HDB accepts and processes |
| Weeks 21 to 22, 28 Mar 2027 | Completion appointment |
Selling an HDB only, selling private only, buying an HDB resale only, buying a private resale only, or four combined moves: upgrading (sell HDB, buy private), moving HDB to HDB, moving private to private, and right sizing (sell private, buy HDB resale).
You pay it upfront in cash: 20% for a Singapore Citizen's second property, 30% for a PR, 60% for a foreigner. A married couple with at least one Singapore Citizen can claim it back only if the existing home is sold, meaning the buyer has exercised their OTP, within 6 months of the date you exercised the purchase OTP. Singles and non married co owners get no remission.
Sell first, then buy. You never touch ABSD and know your exact proceeds before committing, but you need to line up interim housing, for example a Temporary Extension of Stay of up to 3 months, or renting.
SSD applies within 4 years: 16% in year 1, 12% in year 2, 8% in year 3, and 4% in year 4. Property bought before 4 July 2025 uses the older 3 year window at 12%, 8% and 4%.
Since 28 July 2026 there is no wait out period for buying a non subsidised resale flat without an HDB housing loan. A 30 month wait out still applies if you take an HDB housing loan, claim CPF housing grants, or buy a subsidised flat or a new EC. If you still own private property when the resale completes, you must dispose of it within 6 months.
Related tool: HDB to Private Upgrade Cash Flow Planner, your cash position month by month across the overlap.
Related tools
Results are estimates for planning only and are not a quote, valuation or loan approval.
Rules, rates and timelines on this page reflect Singapore policy as at 29 July 2026 and can change without notice. Timings are typical estimates, not guarantees. Verify against HDB, IRAS and your conveyancing lawyer before acting. The information and insights provided on this page are for informational purposes only and are based on Winfred's independent research and views. While we strive to ensure accuracy and reliability, we do not guarantee the completeness, correctness, or timeliness of the data presented. Real estate investments are subject to various risks, including but not limited to market fluctuations, changes in economic conditions, interest rate volatility, regulatory shifts, liquidity constraints, and unforeseen property specific risks. Past performance is not indicative of future results, and investment outcomes may vary. This page does not constitute investment, financial, or professional advice and should not be relied upon as such. Investors should conduct their own due diligence and seek advice from qualified professionals before making any investment decisions.