Selling Costs
What sellers actually pay — and what remains as cash proceeds — when selling HDB, condo, or private property in Singapore.
Selling price is the headline number on the contract. Cash proceeds is the number that actually funds your next home. The gap between the two is made up of outstanding loan redemption, CPF refund with accrued interest, legal fees, agent service fee, taxes, and other selling-related costs. Understanding this waterfall before listing prevents painful surprises at completion.
Take the selling price. Deduct outstanding loan (and any prepayment penalty if within bank lock-in). Refund CPF with accrued interest. Pay legal fees, agent service fee, property tax adjustment to date of completion, and Seller's Stamp Duty if applicable. What remains is your cash proceeds — the actual amount that lands in your bank account.
The remaining principal on your HDB or bank loan must be cleared at completion. Charges for early redemption or insufficient notice depend on your loan contract; obtain a lender redemption statement. Check this early — it can be material.
The full CPF principal withdrawn (for the original purchase, stamp duty, legal fees) plus accrued interest (2.5% p.a. on OA) must be refunded to your CPF account. This is not a 'cost' in the sense of being lost — it returns to CPF accounts and subsequent housing use depends on CPF rules — but it reduces cash proceeds.
Obtain a written conveyancing quotation covering professional fees, disbursements, mortgage discharge and applicable GST. Do not assume one fixed amount for every sale.
Commission in Singapore is negotiable. What matters more than the headline rate is the scope, marketing exposure, negotiation outcome, and final net proceeds. A higher fee that delivers a stronger sale price often nets you more than a lower fee with weak marketing.
Property tax is apportioned to the date of completion. MCST sinking fund (for condos) is adjusted between buyer and seller.
Seller’s Stamp Duty depends on the acquisition date, disposal date and applicable exemptions. Residential property acquired on or after 4 July 2025 has a four-year SSD holding period, with rates of 16%, 12%, 8% and 4% across successive years. Earlier acquisitions follow their applicable schedule. Check IRAS for your exact liability.
Use the net sale proceeds estimator or read the detailed selling cost guide.
We prepare a full waterfall for your specific situation — selling price scenarios, loan redemption, CPF refund, fees, and the final cash and CPF position. This is the number that should drive your next-home decision. Start with a free valuation.
Tony Ong (PropNex Realty, CEA Reg. No. R043830A) — request a free, no-obligation selling cost and cash proceeds review.
14 years of Singapore property experience. Strategic pricing, targeted marketing, and skilled negotiation — speak with Tony today.
Get My Personalised Selling QuoteWhatsApp Tony