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BUC & EC Upgrade Planner

Upgrade to a private condo (new launch or resale) or a new EC. Choose your route: buy first and sell within the ABSD-refund window, sell first and buy clean at 0% ABSD, or decouple and keep both. Three tabs, one engine, two-borrower IWAA tenure.

🏙️ HDB → Condo New launch or resale · ABSD refunded when HDB sells
🏡 HDB → New EC No ABSD · MSR + $16k ceiling
🏢 Condo → Condo Pay ABSD or decouple · SSD check
Step 1 · What you own today

🏠 Your Current Home

CPF principal + accrued interest is carved out of your sale proceeds and returns to your CPF OA — not extra cash on top.

Step 2 · What you're buying

🎯 The Purchase & Borrowers

Borrower 1

Borrower 2

Step 3 · Timeline & financing

⏱️ Timeline & Loan

BUC loans are floating-rate only until TOP. Use a conservative planning rate — mid-2026 SORA packages have been lower, but they move.

EC-specific

⚡ Quick Answer

💰 Upfront Funds Before Keys

Stamp duties (BSD + ABSD)
—
Total needed to start (downpayment + stamp + legal)
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Of which cash (minimum)
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CPF OA can cover up to
—

📊 Progressive Payment Schedule

Stage%AmountFunded byEst. date

Standard Housing Developers Rules schedule. Banks disburse the loan only as each milestone is certified, so you pay interest only on what is drawn. Confirm exact percentages against the developer's S&P Agreement.

🏦 Loan & Affordability

🔀 Decouple Structure — Who Buys What

💰 Two Separate Transactions — Money & Timeline

💡 Smart Move — Clear Your Current Loan First?

🗓️ Your Timeline — to the day that matters

✅ Recommended Selling Plan

💵 What Your Sale Leaves You

This planner assumes you do not need these proceeds to fund the purchase — they arrive after TOP. Use them to reduce the loan, top up CPF, or hold as buffer.

⚖️ Condo → Condo: Decouple vs Pay-ABSD-&-Reclaim

📖 The Rules, Plainly

🧐 Hard Questions a Sharp Buyer Will Ask

📔 Jargon, Decoded

TOP — Temporary Occupation Permit. You collect keys; the 25% payment falls due; the 6-month clock starts (for a BUC).
Notice of Vacant Possession — the developer's notice at TOP that the unit is ready for you to take possession.
CSC — Certificate of Statutory Completion, ~12 months after TOP; the final payment and end of the defects period.
OTP — Option to Purchase; your booking. Stamp duty is due 14 days after you exercise/sign the S&P.
BSD — Buyer's Stamp Duty; progressive 1–6% on every purchase.
ABSD — Additional Buyer's Stamp Duty; 20%/30% on a second property (0% on a new EC, or if you decouple and buy as a first-timer).
SSD — Seller's Stamp Duty; charged if you sell within the holding period (4-year table from 4 Jul 2025).
LTV — Loan-to-Value; the share of price a bank will lend (75/55/45/25% by loan count, tenure and age).
IWAA — Income-Weighted Average Age; each borrower's age weighted by income, rounded up — sets the max tenure = min(35, 75 − IWAA), and the higher-LTV cap = min(30, 65 − IWAA).
TDSR — Total Debt Servicing Ratio; all monthly debt ≤ 55% of gross income, stress-tested at 4%.
MSR — Mortgage Servicing Ratio; for a new EC only, the mortgage ≤ 30% of gross income.
MOP — Minimum Occupation Period; an EC can't be sold or wholly rented for 5 (or 10) years.
Decoupling — one spouse buys out the other's share of a private property, freeing them to buy next at 0% ABSD. Not allowed for HDB.
Progressive Payment — for a BUC, you pay in stages as construction hits milestones, with interest only on the drawn loan.

📤 Send / Save This Plan

PDF and Print use your browser's print dialog — choose "Save as PDF" as the destination. The plan text auto-fills WhatsApp/email; client buttons send straight to the number/email above.