CPF Housing Withdrawal Calculator
Work out how much CPF Ordinary Account savings you can use for a Singapore property — the Valuation Limit, the 120% Withdrawal Limit, HDB and bank loan LTV rules, and the cash portion of the downpayment.
CPF Housing Withdrawal Calculator
Valuation Limit & 120% Withdrawal Limit · 2026
Estimates only. Figures are guides based on CPF and HDB rules. Grants, ABSD, TDSR/MSR limits and your exact eligibility are not modelled. Check your actual figures on the CPF housing usage calculator.
Withdrawal Summary
HDB · HDB LOANHow the purchase is funded
Your purchase price splits into the housing loan, the CPF OA portion of the downpayment, and any cash. CPF covers the downpayment up to your OA balance and the applicable limits.
Valuation Limit and Withdrawal Limit
CPF caps property usage with two limits. The Valuation Limit (VL) is the lower of price or valuation. The Withdrawal Limit (WL) is 120% of the VL — the total CPF OA that can go into the property over the whole ownership period. Per CPF Board.
| Limit | Amount | What it caps |
|---|---|---|
| Valuation Limit (VL) | SGD 600,000 | CPF OA up to VL with no set-aside condition |
| Withdrawal Limit (WL) | SGD 720,000 | 120% of VL — absolute maximum CPF OA over ownership |
| Between VL and WL | SGD 120,000 | Usable only if the Basic Retirement Sum is set aside |
Eligibility checks
CPF use depends on the remaining lease and, from age 55, on setting aside your retirement sum. These checks are based on your inputs.
HDB flats need at least 30 years remaining. This flat: 99 years.
Age 35 + 99 years = 134. Full CPF use needs this to reach 95.
Under 55 — no set-aside needed before using OA up to the VL.
CPF Property Rules, Limits & Loan Requirements
The Valuation Limit, the 120% Withdrawal Limit, HDB and bank loan requirements, lease eligibility, and accrued interest — sourced from CPF Board and HDB.
Usage Limits
Two caps govern how much CPF OA can go into a property.
Loan Requirements
Loan-to-value and cash rules by loan type in 2026.
Lease Rules
Remaining lease affects whether CPF can be used.
Loan-to-Value and Downpayment by Loan Type (2026)
The loan-to-value limit and the cash portion of the downpayment differ by loan type. Per CPF Board and HDB.
| Loan type | Max LTV | Downpayment | Cash minimum | CPF OA |
|---|---|---|---|---|
| HDB loan | 75% | 25% | SGD 0 (payable from OA) | Up to full 25% |
| Bank loan | 75% | 25% | 5% of price | Up to 20% |
Valuation Limit and Withdrawal Limit — Worked Examples
The Valuation Limit is the lower of price or valuation; the Withdrawal Limit is 120% of the VL. CPF between the VL and WL requires the Basic Retirement Sum to be set aside. Per CPF Board.
| Price | Valuation | Valuation Limit | Withdrawal Limit |
|---|---|---|---|
| SGD 500,000 | SGD 500,000 | SGD 500,000 | SGD 600,000 |
| SGD 600,000 | SGD 600,000 | SGD 600,000 | SGD 720,000 |
| SGD 800,000 | SGD 780,000 | SGD 780,000 | SGD 936,000 |
| SGD 1,200,000 | SGD 1,200,000 | SGD 1,200,000 | SGD 1,440,000 |
Lease Eligibility for CPF Use
CPF use depends on the remaining lease and the age of the youngest buyer. Per CPF Board.
| Property | Minimum remaining lease | Full CPF use |
|---|---|---|
| HDB flat | At least 30 years | Lease covers youngest buyer to age 95 |
| Private property | More than 20 years | Lease covers youngest buyer to age 95 |
CPF Property & Housing News
CPF Board and HDB updates on property financing — loan-to-value limits, withdrawal limits, retirement-sum set-asides, lease rules, and accrued interest.
HDB loan-to-value limit lowered to 75%
From 20 August 2024, the HDB loan-to-value limit was lowered from 80% to 75%, matching bank loans. The downpayment rose to 25%, which can still be paid fully from CPF Ordinary Account savings with no minimum cash for HDB loans.
What changed
- HDB loan LTV: 75% (down from 80%)
- Downpayment: 25%, payable fully from CPF OA
- Bank loan LTV: 75%, minimum 5% cash — unchanged
Effect on buyers
A larger downpayment is needed, but for HDB loans it can still come entirely from CPF OA if the balance is sufficient.
CPF usage capped at 120% of the Valuation Limit
CPF Ordinary Account usage for a property is capped at the Withdrawal Limit — 120% of the Valuation Limit. The Valuation Limit is the lower of purchase price or valuation. Once the Withdrawal Limit is reached, further instalments must be paid in cash.
How it works
A VL of SGD 600,000 gives a WL of SGD 720,000 — the total CPF OA that can go into the property across downpayment and all instalments.
Above valuation
If the price exceeds the valuation, CPF cannot cover the difference; that gap is cash.
CPF used for property accrues 2.5% interest, refundable on sale
Every dollar of CPF OA used for property stops earning the 2.5% OA interest. CPF tracks the foregone interest and requires the principal plus 2.5% accrued interest to be refunded to your CPF account when you sell. It is not a penalty — the refund replenishes your retirement savings.
Scale of the refund
SGD 300,000 of CPF used grows to about SGD 384,000 to refund after 10 years at 2.5% compounding.
Plan ahead
Model your own refund in the CPF accrued interest calculator before deciding how much OA to use.
Using CPF for Property — Frequently Asked Questions
Common questions about the Valuation Limit, Withdrawal Limit, loan rules, eligibility, and accrued interest — with current 2026 rules from CPF Board and HDB.
Yes. Singapore Citizens and PRs can use CPF Ordinary Account (OA) savings for the downpayment, monthly instalments, stamp duty, and legal fees on an HDB flat or private property, subject to limits based on the property type, valuation, remaining lease, and your age.
CPF Board — Using CPF for PropertyYes. CPF OA can service monthly instalments for both HDB and bank loans, up to the Withdrawal Limit over the life of the loan. You authorise CPF to pay HDB or your bank, typically via GIRO. Every dollar used accrues 2.5% interest that must be refunded on sale.
CPF Board — Home OwnershipThe Valuation Limit (VL) is the lower of the property's purchase price or its market valuation at the time of purchase. CPF OA can be used up to the VL without any retirement-sum condition. If you pay above valuation, CPF cannot cover the excess — that gap must be cash.
CPF Board — Housing UsageThe Withdrawal Limit (WL) is 120% of the Valuation Limit — the absolute maximum CPF OA that can go into a property over the whole ownership period, including downpayment and all instalments. For example, a VL of SGD 600,000 gives a WL of SGD 720,000. Once reached, further instalments must be paid in cash.
CPF Board — Housing UsageYes. To use CPF between 100% and 120% of the Valuation Limit, each member using CPF must have set aside the prevailing Basic Retirement Sum (BRS) in their Retirement Account (or OA plus SA combined). For 2026 the BRS is SGD 110,200. If your combined balance is below the BRS, CPF cannot be used beyond the VL.
CPF Board — Retirement SumsAn HDB loan allows up to 75% loan-to-value (lowered from 80% on 20 August 2024), with the 25% downpayment payable fully from CPF OA. A bank loan allows up to 75% LTV, with a minimum 5% of the price in cash and up to 20% from CPF OA.
CPF Board — Housing UsageWith an HDB loan, the 25% downpayment can be paid fully from CPF OA, so the cash minimum can be SGD 0 if your OA is sufficient. With a bank loan, at least 5% of the purchase price must be in cash; up to 20% can come from CPF OA.
CPF Board — Housing UsageWith an HDB housing loan, you are generally required to use your available CPF OA savings (above a retained amount) before the loan is disbursed. With a bank loan you have more flexibility over how much OA to deploy, subject to the minimum cash rule.
CPF Board — Using CPF for PropertyYes. For full CPF use, the property's remaining lease should cover the youngest buyer using CPF to age 95. HDB flats need at least 30 years' remaining lease to use CPF at all; private properties need more than 20 years. Shorter leases lead to pro-rated or no CPF use.
CPF Board — Housing UsageYes, within the same Valuation Limit and Withdrawal Limit framework, but the Basic Retirement Sum must first be set aside (or the Full Retirement Sum if there is no property that lasts the member to age 95) before OA is used for the additional property.
CPF Board — Using CPF for PropertyWhen you use CPF OA for property, those funds stop earning the 2.5% OA interest. CPF tracks what they would have earned and requires the principal plus 2.5% accrued interest to be refunded to your CPF account when you sell. It is not a penalty — the refund replenishes your retirement savings. Model it in the CPF accrued interest calculator.
CPF Board — Home OwnershipOn sale, the outstanding loan and selling costs are paid first, then the CPF principal plus accrued interest is refunded to your CPF OA before you receive any cash. If the property has not appreciated enough, you may receive little or no cash after the refund. If you pledged the property for your retirement sum, that pledged amount is also refunded.
CPF Board — Home OwnershipCPF OA can generally be used for buyer's stamp duty and legal fees, though you often need to pay in cash first and apply for CPF reimbursement once the CPF charge is lodged on the property. CPF cannot be used for Additional Buyer's Stamp Duty in the same way — check the current rules.
CPF Board — Using CPF for PropertyNo. This calculator estimates CPF OA usage against the VL and WL only. CPF Housing Grants (such as the Enhanced CPF Housing Grant for eligible HDB purchases) are separate and are not modelled here. Grants are not available for private property. Check eligibility with HDB.
HDBThe relationships this calculator uses to estimate CPF usage and the downpayment split.
Valuation Limit
The lower of price or valuation at purchase.
CPF usable up to VL with no set-aside condition
Withdrawal Limit
120% of the Valuation Limit.
Absolute max CPF OA over the ownership period
Maximum Loan
Loan-to-value applied to the lower of price or valuation.
Downpayment = Price − Loan
CPF for Downpayment
OA fills the downpayment above any cash minimum.
Cash min is 0 for HDB loans, 5% of price for bank loans
Important Disclaimer
For educational and informational purposes only. This calculator estimates how much CPF Ordinary Account savings may be used for a property purchase, based on CPF and HDB rules effective in 2026. The Valuation Limit is the lower of purchase price or valuation; the Withdrawal Limit is 120% of the Valuation Limit. Loan-to-value limits are 75% for HDB loans (lowered from 80% on 20 August 2024) and 75% for bank loans, with a minimum 5% cash downpayment for bank loans. From age 55, the Basic Retirement Sum must be set aside before CPF is used beyond the Valuation Limit. CPF used for property accrues interest at 2.5% per annum, refundable on sale.
No warranty of accuracy. While Money Snap sources figures from CPF Board and HDB, this calculator is provided "as is" without any express or implied warranty as to accuracy, completeness, or timeliness. It does not account for CPF Housing Grants, Additional Buyer's Stamp Duty (ABSD), the Total Debt Servicing Ratio (TDSR), the Mortgage Servicing Ratio (MSR), pledged amounts, decoupling, or your exact eligibility — all of which can materially change the outcome. Rules and limits are set and revised by CPF Board and HDB and may be out of date here.
Not financial advice. Information provided is general in nature only and does not take into account your personal objectives, financial situation, or needs. Results do not constitute financial, property, or mortgage advice. Before acting on any figure shown, verify your usable CPF on the CPF housing usage calculator, check eligibility with HDB, and obtain advice from an MAS-licensed adviser or mortgage professional.
Limitation of liability. To the maximum extent permitted by law, Money Snap accepts no liability for any loss, damage, cost, or expense arising from reliance on this calculator or the information it produces. Users are responsible for verifying all figures with CPF Board and HDB before relying on them. Use is subject to our Terms of Use.
Official data sources
VL, WL and LTV rules per CPF Board and HDB. HDB loan LTV lowered to 75% on 20 August 2024. Figures are guides — verify your eligibility with CPF Board.