The idea of selling your HDB flat often starts with a life change. Maybe a baby is on the way, your parents are moving in, or a condo listing that catches your eye. Before long, you start wondering if it is the right time to sell HDB and move on to the next place.

Selling an HDB flat is very different from listing a private property. You need to think about Minimum Occupation Period (MOP), the Ethnic Integration Policy (EIP) and Singapore Permanent Resident (SPR) quota, HDB valuation, Cash Over Valuation (COV), CPF refund, and how much cash you will really take home. Miss a rule or a deadline and your next housing plans can be pushed back.

Once the rules, timeline, and numbers are clear, the process feels much less stressful. This guide walks you through the key stages: checking if you can sell, registering your Intent To Sell, setting a realistic price, reading your valuation, working out your sale proceeds, and planning your next home.

Throughout this guide, ArchiProp Singapore acts as a practical reference point, breaking down big decisions into clear, manageable steps. So let me share more with you about selling your HDB here in this article.

Key Takeaways

• Before you sell HDB, you must meet your MOP and pass checks such as EIP and SPR quotas. Registering your Intent To Sell on the HDB Flat Portal is the first formal step and gives a quick overview of your eligibility and flat details.
• Your sale proceeds are not the same as your selling price. You need to subtract your outstanding home loan, CPF refund with interest and grants, and other fees. HDB valuation and any COV also affect how much cash you receive.
• From Option To Purchase (OTP) to completion usually takes about 8–12 weeks. Planning your next home early, checking if a resale levy applies, and considering Enhanced Contra Facility (ECF) or bridging loans can make your cash flow and move-out dates easier to handle.

Are You Eligible To Sell Your HDB Flat?

Before you focus on price and marketing, you need to confirm that you are actually allowed to sell HDB on the open market.

The first major rule is the Minimum Occupation Period (MOP). For most flats bought new from HDB or resale flats with grants, the MOP is five years, counted from the date you collected your keys. During this time you must:

• Live in the flat as your home
• Not sell it on the open market
• Not buy another subsidised flat for yourself

If you bought a resale flat without grants or a special flat type, your MOP may be different, so always check your own status on the HDB Flat Portal instead of guessing.

Next, you need to consider the Ethnic Integration Policy (EIP) and SPR quota. These rules limit how many households of each ethnic group and how many SPR households can stay in each block and neighbourhood. When you sell HDB, these quotas can narrow which buyers you are allowed to sell to, even if many are interested.

Some owners have extra conditions:

• Divorce – the court usually needs to decide what happens to the flat first.
• Death of an owner – a Grant of Probate or Letters of Administration is normally required.
• Bankruptcy – you may need consent from the Official Assignee.

The easiest way to see where you stand is to register your Intent To Sell on the HDB Flat Portal. It confirms your MOP status, shows current quotas, and flags any special requirements early.

Registering Your Intent To Sell

Once you are confident you meet the basic rules, your first formal move is not to book a photographer. You must register your Intent To Sell on the HDB Flat Portal before you can grant an OTP or start proper marketing.

Key points about Intent To Sell:

• You must submit it personally using SingPass – agents cannot do it on your behalf.
• You state your next housing plan, such as buying another HDB flat, moving to private property, or staying with family.
• In return, you see a useful snapshot that includes:
  • Whether you are eligible to sell
  • Current EIP and SPR quota for your block
  • Any upgrading costs you still owe
  • Recent resale prices for similar flats nearby

The Intent To Sell is valid for 12 months and must still be valid on the day you grant an OTP. Right after registration, there is a 7‑day cooling-off period when you are not allowed to issue an OTP at all.

Many sellers use this week to:

• Talk through plans with family
• Review loan amounts and CPF usage
• Decide if they want to upgrade, right-size, or move to private property

Once the cooling-off period ends, you can safely start marketing your flat and lining up serious buyers.

Setting The Right Price Strategy Meets Market Reality

Pricing your flat is one of the most sensitive parts of selling. It affects how long your flat stays on the market and how much cash you walk away with.

A solid starting point is data, not guesswork:

• Use HDB Flat Portal or HDB Map Services to check recent resale transactions for similar flats.
• Compare flat type, floor level, remaining lease, and location within the estate.
• If your unit has better facing, is nearer an MRT station, or is very well maintained, you may be able to ask slightly more than the median.

Your asking price is not the same as HDB valuation. You and the buyer agree on a price first; the valuation comes later. A higher asking price tends to attract buyers with stronger cash positions who can handle possible COV. A more conservative price can help your flat move faster.

Also think about your own timing:

• If you need to sell quickly because your next home is ready or finances are tight, adjust your home pricing nearer to recent deals often works better.
• If you have more time, you can test a slightly higher price and adjust based on viewing response and offers.

Do not forget the “soft side” of pricing. Clean, bright rooms, fresh paint, and light staging make buyers feel your flat is worth more than a tired, cluttered unit in the same block. Good preparation supports your pricing strategy and helps your listing stand out in the HDB resale market.

Understanding HDB Valuation And Cash Over Valuation (COV)

Once you and a buyer agree on a price and sign the Option To Purchase, the buyer submits a request for value through the HDB Flat Portal. An independent valuer assesses your flat based on recent sales and its condition. HDB does not provide this value beforehand.

The HDB valuation matters because:

• It sets the maximum housing loan the buyer can obtain.
• It limits how much CPF the buyer can use.

If your agreed price is above the valuation, the difference must be paid in cash by the buyer. This amount is known as Cash Over Valuation (COV).

Example:

• Selling price: $500,000
• HDB valuation: $480,000
• COV: $20,000, paid in cash by the buyer

That $20,000 becomes part of your cash proceeds.

Common situations:

• Above valuation – you receive COV, which raises your cash, but fewer buyers can afford it.
• At valuation – no COV; your proceeds depend on loan clearing and CPF refunds.
• Below valuation – your proceeds may not fully cover your loan and CPF refund.

If you sell at or above market value and your sale proceeds are still not enough to fully refund CPF with interest, CPF Board usually takes all sale proceeds, including the buyer’s deposit, and does not ask you to top up the shortfall in cash.

Granting The Option To Purchase (OTP)

The Option To Purchase (OTP) marks the point where talk becomes a binding plan.

After your Intent To Sell is registered and the 7‑day cooling period has passed, you can grant an OTP to a serious buyer who agrees on your price and terms. You must use the standard HDB OTP form from the HDB Flat Portal.

Key parts of the OTP:

• The buyer pays an Option Fee between $1 and $1,000, agreed by both sides.
• In return, the buyer gets exclusive rights to buy your flat during the 21‑day option period.
• You cannot grant another OTP during this period.

If the buyer proceeds:

• They exercise the OTP within the option period by signing and paying an Option Exercise Fee.
• Option Fee + Exercise Fee ≤ $5,000 in total, which forms the buyer’s deposit.

If the buyer does not exercise in time, the option lapses, you keep the Option Fee, and you are free to look for another buyer.

Once the OTP is exercised, both seller and buyer are committed to complete the resale. Backing out at this stage can lead to financial loss and legal problems, so it is wise to check the buyer’s eligibility before granting the OTP.

The Resale Application And Approval Process

After the buyer exercises the OTP, both sides move on to the resale application via the HDB Flat Portal under My Flat Dashboard.

Important points:

• Buyer and seller each submit their own parts of the application.
• Both parts must reach HDB within 7 calendar days of each other.
• Delays can cause the application to be treated as incomplete.

On the seller’s side, you will:

• Confirm contact details and your bank account for cash proceeds
• State whether you are using HDB legal services or a private solicitor
• Indicate if you need a Temporary Extension Of Stay
• Declare any outstanding items (for example, unauthorised works)
• Upload requested documents

HDB then reviews the case, checks eligibility and finances, and, if everything is in order, issues an approval and sets a resale completion date. From OTP exercise to completion is usually 8–12 weeks.

Before completion, you must pay property tax and Service and Conservancy Charges up to the completion date and clear items like season parking. My Flat Dashboard shows each step so you can keep track.

Calculating Your Actual Sales Proceeds

One of the most important parts of selling is knowing how your selling price turns into real, usable money.

Your estimated sale proceeds follow this broad formula:

Sale Price – Outstanding Loan – CPF Refund (with interest and grants) – Fees = Cash Proceeds

The main deductions are:

1. Outstanding home loan
   • Your HDB or bank loan must be fully cleared from the sale.
   • If the sale price is not enough, you need to top up the shortfall in cash.
2. CPF refund with accrued interest
   • Every dollar from your CPF Ordinary Account used for:
     • Downpayment
     • Monthly instalments
     • Eligible legal fees
     • CPF housing grants
   • Must be refunded with 2.5% per year interest, compounded.
   • You can log in to the CPF website or app to see your latest refund estimate before selling.
3. Other fees and charges
   • Legal or conveyancing fees
   • Adjusted property tax
   • Service and Conservancy Charges up to completion
   • Any Seller’s Stamp Duty, if it applies to your case

Example:

• Selling price: $550,000
• Outstanding loan: $120,000
• CPF refund (with interest and grants): $260,000
• Legal and other fees: $5,000

Estimated cash proceeds = 550,000 – 120,000 – 260,000 – 5,000 = $165,000

This rough figure tells you how much cash you may have for your next home. I’d encourage sellers to run these numbers early so their upgrade or right-sizing plans stay realistic.

What Happens At Resale Completion

The resale completion appointment is when your flat legally changes hands and you receive your money.

On completion day:

• HDB officers or both parties’ solicitors meet to exchange documents.
• You sign final transfer papers and confirm that all payments and fees are settled.
• You hand over keys, access cards, and any relevant documents to the buyer.
• Any approved Temporary Extension Of Stay is noted and takes effect as agreed.

Your cash proceeds are usually given to you as:

• A cashier’s order payable to you, or
• Direct credit to your bank account, if arranged in advance.

You should compare this amount with your own estimates on the spot and ask your solicitor about any difference you do not understand.

At the same time, HDB and CPF Board process the CPF refund. The refunded sum normally appears back in your CPF Ordinary Account within 2–3 weeks.

Once completion is done:

• The flat is no longer yours in any way.
• Make sure utilities, season parking, and related accounts are updated or closed.
• If you did not ask for an extension of stay, you must have moved out by the completion date.

The Resale Levy and What You Need To Know For Your Next HDB Purchase

If you plan to sell HDB and then buy another subsidised flat, the resale levy becomes an important part of your planning.

You generally pay a resale levy when:

• You sell a subsidised flat, such as:
  • New BTO or Sale of Balance flats
  • Resale flats bought with CPF Housing Grants
  • Design, Build and Sell Scheme (DBSS) units
  • Executive Condominiums (ECs) bought from a developer while under HDB rules
• And later buy another subsidised home.

You do not pay a resale levy when:

• You buy a resale flat without any CPF Housing Grants, or
• You move to private property such as a condo or landed home, or
• Your first flat was bought without subsidy.

The levy amount depends on the flat type of your first subsidised home and is usually a fixed sum, not a percentage. Many buyers have to pay this levy in cash when purchasing the second subsidised flat, which means part of your sale proceeds cannot be used for normal downpayment or renovation.

When you apply for your HDB Flat Eligibility (HFE) letter register your Intent To Buy for the next subsidised flat, HDB will show whether a resale levy applies. It is wise to check this early and factor it into your affordability plans.

Note: HFE Letter has since replaced the Intent To Buy and Home Loan Eligibility since 09 May 2023.
Reference Link: https://www.hdb.gov.sg/business/estate-agents-and-salespersons/letters-to-keos/Copy-of-revised-hdb-resale-procedure

Enhanced Contra Facility (ECF) Simultaneous Buying And Selling

Many owners want to sell their current HDB flat and buy another HDB resale flat without moving into short‑term housing or finding a large pile of cash at once. The Enhanced Contra Facility (ECF) helps in this situation.

Under ECF:

• HDB links the sale of your existing flat and the purchase of your next resale flat.
• Your sale proceeds and CPF refund are used directly to pay for the new flat.
• This reduces the need for extra cash or a separate bridging loan.

Funds are applied in this order:

1. CPF Ordinary Account, including refunded amounts from the sale, is used first for the new flat, within CPF limits.
2. Only after that can any remaining cash proceeds from the sale go toward the purchase price.

Do note:

• CPF cannot be used for buyer’s stamp duty or legal fees for the new flat; those still require cash.
• ECF is only for HDB resale to HDB resale; it does not apply when buying BTO or private property.
• The sale and purchase must be properly lined up, and all parties need to agree to the arrangement.

Careful planning of dates with your solicitor, agent, and the other party is important if you intend to use ECF.

Bridging Loans Managing Cash Flow Between Transactions

Even with good planning, the timing of selling one home and buying another may not match perfectly. If the downpayment for your next place is due before you receive your HDB sale proceeds, a bridging loan can help.

A typical case:

• You sell HDB and are buying a private condo.
• The condo downpayment is due soon, but your HDB completion is still a few weeks away.
• A bridging loan gives you short‑term funds based on your expected sale proceeds, backed by the granted OTP and other documents.

Key features of bridging loans:

• They are short term, often just a few months.
• Interest rates are usually higher than normal home loans, but the total interest can still be manageable due to the brief duration.
• Once your HDB sale completes and you receive your money, you repay the bridging loan in full with interest.

You should be confident that:

• Your sale will complete as planned, and
• The proceeds are sufficient to cover the bridging loan and your other needs.

Talking to your banker and solicitor, and comparing offers, helps you decide if a bridging loan fits your situation.

Top Tips For Maximizing Your Sale Success

There are clear habits shared by HDB sellers who achieve strong prices with minimal stress. They prepare early, stay realistic, and treat the sale like a serious project.

Here are practical tips that work:

• Prepare your numbers early
  • Register your Intent To Sell
  • Get your loan balance from HDB or your bank
  • Check your CPF refund estimate online
• Present the flat well
  • Declutter and clean thoroughly
  • Fix small defects and replace blown bulbs
  • Consider a fresh coat of neutral paint
  • Use bright, clear photos to attract serious buyers
• Price with a plan
  • Study recent deals in your block and estate
  • Be ready to adjust if viewings are slow or offers are far below your asking price
• Pick the right agent (if you use one)
  • Look for someone who knows your area
  • Ask for real transaction records
  • Choose an agent who explains each step in plain language
• Think through timing
  • Consider school terms, work changes, lease expiry, and renovation plans
  • Align your sale completion with key dates for your next home
• Stay responsive and organised
  • Reply quickly to buyers and your agent
  • Keep the flat tidy for short‑notice viewings
  • Store HDB messages, bank letters, and key documents in one folder

Conclusion

Selling an HDB flat affects your home, cash, CPF, and move‑in date for your next place. With rules around MOP, EIP and SPR quotas, valuation, CPF refunds, and the resale levy, it is normal to feel a bit anxious when you first decide to sell HDB.

The best approach is to move step by step:

• Confirm your eligibility and register your Intent To Sell.
• Understand your outstanding loan, CPF refund amount, and likely net proceeds.
• Learn how HDB valuation, COV, ECF, and bridging loans fit into your plans.

Once you see the full picture, your sale proceeds become a clear base for your next move, whether you are upgrading, right‑sizing, or shifting to private property. Each decision, from pricing to completion date, feels like a measured choice instead of a gamble.

ArchiProp Singapore focuses on turning property rules into clear, practical guidance for owners. With reliable information and early planning, selling your HDB flat can be a straightforward step toward your next home.

FAQs

The HDB resale process raises many detailed questions once you start planning. These common FAQs give quick clarity for sellers preparing to sell HDB.

Can I Sell My HDB Flat If I Still Have Tenants Renting It?

Yes. You can sell HDB even if there are tenants, as long as you follow HDB rules and your tenancy agreement. Give your tenants proper notice as stated in the lease. Most buyers expect vacant possession on completion, so tenants usually move out before that date. If the buyer agrees to take over the tenancy, this must be clearly stated in the OTP and resale documents.

What Happens If My HDB Valuation Comes In Much Lower Than Expected?

If valuation is much lower than your agreed price, the buyer may struggle to get enough loan or CPF, because the amount above valuation must be paid in cash. You can:

• Reduce the price closer to valuation
• Hold your price and look for a buyer with more cash
• Negotiate a middle ground

Very large gaps can cause deals to collapse, so it helps to set your price based on real data and be ready to review it if needed.

Do I Need To Renovate Or Repair My Flat Before Selling?

You usually do not need major renovations before you sell. Most buyers prefer a clean, well‑kept flat where they can renovate to their taste. Focus on:

• Fixing leaks and obvious defects
• Replacing broken fittings and lights
• Touching up paint where needed

Present the flat honestly and neatly. Hiding issues can cause disputes later when the buyer discovers them.

How Long Does The Entire HDB Selling Process Typically Take?

Timelines vary, but a rough guide is:

• Finding a buyer: a few weeks to a few months, depending on price and demand
• OTP stage: up to 21 days for the buyer to exercise
• From OTP exercise to completion: usually 8–12 weeks

Well‑prepared sellers with complete documents and realistic pricing often enjoy shorter, smoother timelines.

Can I Use My HDB Sale Proceeds Immediately For A Private Property Downpayment?

Yes. The cash proceeds you receive on HDB completion can be used right away for a private property downpayment. Your CPF refund usually appears in your CPF Ordinary Account within 2–3 weeks, and you can then use it for a private purchase, subject to CPF rules and remaining lease of the property. There is no resale levy when you move from HDB to private. If the private purchase deadline comes before your HDB sale completes, you may consider a bridging loan to cover the short gap.