Asset progression is how Singapore families move from the first flat to the last home. This planner shows how your current equity, CPF and loan capacity stack into the next move.
A consultant runs the full report for your exact situation, free, no obligation, one consultant, never a blast to agents.
Enter your current home's value and loan, your CPF and cash, your income and the next home you have in mind. The planner works out the equity you release when you sell, after the loan and the CPF refund, and checks it against what the next purchase needs: the down payment within the loan-to-value limit, the cash part of it, stamp duty, and a loan that passes TDSR at 4%. It repeats this for each later step on the ladder, assuming you sell before you buy.
From a resale flat to a S$1.8 million condo
Selling the flat first keeps the condo your only home, so no ABSD applies.
| Rule | Rate used | Source | In effect from |
|---|---|---|---|
| Loan-to-value, bank housing loan | 75% (1st loan), 45% (2nd), 35% (3rd and later) | MAS | Jan 2013 |
| Total Debt Servicing Ratio | 55% of gross monthly income | MAS | 16 Dec 2021 |
| Stress-test interest rate (bank loans, private property) | 4% a year | MAS | 30 Sep 2022 |
| Buyer's Stamp Duty (residential) | 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1,500,000, 6% above S$3,000,000 | IRAS | 15 Feb 2023 |
| Additional Buyer's Stamp Duty | Citizens 0% / 20% / 30% (1st / 2nd / 3rd and later home); PRs 5% / 30% / 35%; foreigners 60% | IRAS | 27 Apr 2023 |
| CPF Ordinary Account interest (accrued on CPF used for property) | 2.5% a year | CPF Board | Ongoing |
Rates checked October 2026. Confirm the figures for your own case with the source before you commit.
Moving up from one home to a more valuable one by using the equity built up in the first, its price growth and the loan repaid, as the down payment for the next. In Singapore it often runs from an HDB flat to a condo, and sometimes on to landed property.
Enough for the down payment the loan-to-value limit leaves, stamp duty and fees. With a first bank loan at 75%, a S$1.8 million condo needs S$450,000 down, at least S$90,000 of it in cash, plus S$59,600 of Buyer's Stamp Duty.
If you buy the next home while still owning the current one, it counts as a second property and ABSD applies: 20% for a Singapore citizen. Selling first avoids it. Married citizen couples can instead pay ABSD and claim it back if the first home is sold within six months.
A loan that only just passes the stress test leaves little room if rates rise or income falls, and selling the new home within four years attracts Seller's Stamp Duty. The planner shows the margin at each step so you can see how much room you have.
Yes. When you sell, the CPF you used plus 2.5% a year of accrued interest returns to your CPF account first. That reduces the cash you take away but can be used again for the next home.