Can I afford it

TDSR, the loan-to-value ceiling, the downpayment, the cash CPF cannot cover, and both stamp duties — as one answer instead of four.

Use this when
Before you commit to a price — or when a bank's number and your own disagree.
You will need
Your household income, any loans you are already paying, and a price in mind.
You will get
The largest loan the rules allow, the cash a CPF account cannot cover, and both stamp duties.

The figures below are an example. Replace them with yours — nothing is saved and nothing is sent anywhere.

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What you are buying

No cash floor. The whole 25% downpayment can come from CPF OA. A bank loan on the same flat would need S$32,500 of it in cash that CPF cannot cover. Both are assessed on MSR and TDSR, and both cap at 75%.

Household
Available cash and CPF
What you already carry

Where a median flat is inside S$731,00022 of 26 towns

Sort
Toa PayohS$727,000median · $670 psfPasir RisS$705,000median · $544 psfKallang/WhampoaS$700,000median · $694 psfTampinesS$676,000median · $600 psfPunggolS$650,000median · $660 psf
See these on the price map →

Median filed price per town · HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09.
A median is somewhere to start looking, not a guarantee that a home is available at this price — half of what was filed sold above it.

And what size that reacheslower quartile of filed sales

  • 3 RoomReachable in 26 of 26 towns — cheapest Geylang at S$330,000
  • 4 RoomReachable in 21 of 26 towns — cheapest Jurong West at S$505,000
  • 2 RoomReachable in 20 of 20 towns — cheapest Toa Payoh at S$272,500
  • 5 RoomReachable in 12 of 26 towns — cheapest Jurong West at S$600,000
  • ExecutiveReachable in 1 of 19 towns — cheapest Sembawang at S$710,000

HDB via data.gov.sg · URA Data Service · last 12 months, from 2025-09 · a group of fewer than 10 filed sales is not shown. The lower quartile is the cheaper end of what actually traded, not the cheapest sale. Reaching a price is not the same as a home being available at it.

A bank would assess you forS$625,193MSR over 25 years, tested at 4%
The 75% ceiling on this price allowsS$487,500first housing loan
So the loan isS$487,500limited by LTV
DownpaymentS$162,500price less the loan
— of which must be cashS$0none — an HDB loan takes the downpayment from CPF OA
— covered by CPFS$120,000as far as your OA goes
Buyer's Stamp DutyS$14,100progressive, on the price
Additional Buyer's Stamp DutyS$0none — first residential property
Mortgage stamp dutyS$5000.4% of the loan, capped at $500 — the line most calculators leave out
Cash needed on the dayS$57,100downpayment cash plus all three duties

TDSR 55% · MSR 30% · tenure to 25 years · stress rate 4% · LTV 75% · cash floor 0%
IRAS — Buyer’s Stamp Duty · IRAS — Additional Buyer’s Stamp Duty · rates last reviewed 2026-08-21 · LTV reviewed 2026-08-24
This plans a purchase from figures you typed. It does not value any property, and it is not financial advice. Nothing here is sent anywhere.

Every step is shown, not just the total. The order matters and each line is something you can argue with: what a bank assesses you for is not what the property will carry, and the smaller of the two is your loan. Most calculators show one of those and call it an answer.
The cash floor is the part that catches people. A share of the downpayment must be cash and cannot come from CPF, however large the OA balance is. Someone with $400,000 in CPF and $20,000 in the bank can still fail to complete.
Nothing here is stored or sent. The figures stay in the page. There is no sign-up, no email wall and no saved profile, on this or on any tool on this site.

The rest of it

Can I afford it — TDSR, downpayment and stamp duty in one answer | Truestorey