Sale proceeds calculator: what you keep when you sell
The price is not what you walk away with. Enter what you are selling for, when you bought, what is still owed and how much CPF went into the home, and see the cash left after seller's stamp duty, commission, legal fees, the loan and the CPF refund.
Rates in force on 25 Sept 2026
Work out what you keep from a sale
Commission at the usual seller's commission, not a quote. Accrued interest at 2.5% a year, compounded yearly, as if all the CPF was withdrawn on the purchase date; your CPF statement has the exact figure. No seller's stamp duty on a sale from 4 Jul 2029.
SSD schedule for this purchase date, in force from 4 Jul 2025; Cost assumptions (rate, fees, commission), set from 1 Jan 2020; CPF Ordinary Account interest, in force from 1 Jul 1999.
What does it cost to sell a home in Singapore?
The usual seller's commission is 2% of the price, plus 9% GST, and conveyancing about S$3,000 plus GST; both are norms you can change, not statutory. Seller's stamp duty applies only within the holding period for your purchase date.
How much CPF must be refunded when I sell?
Every dollar of CPF Ordinary Account savings used for the home, for the down payment, instalments, stamp duty or legal fees, goes back to your CPF account on sale, plus the interest it would have earned there: 2.5% a year, compounded yearly. This calculator treats the CPF as withdrawn in one sum on the purchase date; CPF's own statement, which tracks each withdrawal, is the exact figure.
What are the seller's stamp duty rates?
For homes bought on or after 4 Jul 2025, seller's stamp duty is 16% if sold within one year, 12% if sold within two years, 8% if sold within three years and 4% if sold within four years of buying; after four years there is none. For homes bought from 11 Mar 2017 to 3 Jul 2025, seller's stamp duty is 12% if sold within one year, 8% if sold within two years and 4% if sold within three years of buying; after three years there is none.
Worked examples
How much do I get from selling a S$1,600,000 home bought on 4 Jul 2025 and sold on 4 Jan 2026?
Selling on 4 Jan 2026 a home bought on 4 Jul 2025, for S$1,600,000 with S$900,000 still owed and S$200,000 of CPF used: after S$256,000 in seller's stamp duty, S$34,880 in commission, S$3,270 in legal fees, the loan and a CPF refund of S$202,500, the seller keeps S$203,350 in cash, S$405,850 counting the CPF refund.
How much do I get from selling a S$1,600,000 home bought on 4 Jul 2025 and sold on 4 Jul 2031?
Selling on 4 Jul 2031 a home bought on 4 Jul 2025, for S$1,600,000 with S$600,000 still owed and S$300,000 of CPF used: after S$34,880 in commission, S$3,270 in legal fees, the loan and a CPF refund of S$347,908, the seller keeps S$613,942 in cash, S$961,850 counting the CPF refund.
Where these rates come from
- Seller's stamp duty: rates in force since 4 Jul 2025. Source: IRAS, Seller's Stamp Duty for purchases from 4 Jul 2025. Last checked against the published rules on 18 Sept 2026.
- Seller's stamp duty: rates in force from 11 Mar 2017 to 3 Jul 2025. Source: IRAS, Seller's Stamp Duty for purchases from 11 Mar 2017 to 3 Jul 2025. Last checked against the published rules on 18 Sept 2026.
- Commission and legal fee assumptions: rates in force since 1 Jan 2020. Source: market norms, editable; not statutory. Last checked against the published rules on 18 Sept 2026.
- CPF Ordinary Account interest: rates in force since 1 Jul 1999. Source: CPF Board, Ordinary Account interest 2.5% a year (the legislated floor, in force since 1 Jul 1999); accrued interest on housing withdrawals is charged at this rate, compounded yearly. Added 25 Sep 2026. Last checked against the published rules on 18 Sept 2026.
Rates are versioned data in config/rules.yaml, checked against IRAS and MAS publications on 2026-09-18; the newest version applied here took effect 2024-08-20. Rules change with each cooling-measure round.
Indicative figures only, not tax, legal or financial advice. Confirm stamp duty with IRAS and loan limits with your bank or HDB before you commit.
Other calculators
- Stamp duty calculator
Buyer's stamp duty and additional buyer's stamp duty together, for any price and buyer.
- Cash and CPF needed to buy
The upfront bill: minimum cash, the rest in CPF or cash, stamp duty and legal fees, after the loan.
- How much can I borrow? TDSR and LTV
Loan-to-value, total debt servicing and mortgage servicing limits, and the lower of them.
- Mortgage repayment calculator
Monthly instalment, total interest over the tenure, the balance year by year, and the stress-test instalment.
Know the home? Value it from a postal code and the same figures are worked out on its indicative value.