CPF Housing Rules
How to use your CPF Ordinary Account for property in Singapore
Updated March 2026 ยท Singapore regulations
Which CPF Account?
Only your CPF Ordinary Account (OA) can be used for property purchases. Your Special Account (SA) and Medisave Account (MA) cannot be used for housing.
| What CPF OA Can Pay For | Notes |
|---|---|
| Downpayment | Min 5% cash required for bank loans; CPF can cover remaining portion |
| Monthly mortgage installments | HDB loan or bank loan repayments |
| Legal & conveyancing fees | For HDB resale and private property |
| Buyer's Stamp Duty | BSD only; ABSD typically paid in cash |
| HDB resale levy (partial) | If applicable for second subsidised flat |
CPF Limits for Private Property
For private property, CPF usage is subject to two limits:
| Limit | Meaning |
|---|---|
| Valuation Limit (VL) | The lower of purchase price or market valuation. Your CPF usage is capped at 100% of VL. |
| Withdrawal Limit (WL) | You can withdraw up to 120% of VL over the full loan tenure โ but only after setting aside the Basic Retirement Sum (BRS) once VL is reached. |
Lease Coverage Rule
CPF can only be used if the flat's remaining lease covers the youngest buyer to at least age 95. For older properties, usage may be pro-rated or disallowed entirely.
| Remaining Lease Scenario | CPF Usage |
|---|---|
| โฅ 20 years AND covers youngest buyer to age 95 | Full CPF allowed up to VL/WL |
| Covers youngest buyer to 95 but less than full property life | CPF pro-rated proportionally |
| < 20 years remaining | No CPF allowed at all |
Accrued Interest โ The Hidden Cost
When you sell your property, you must refund to your CPF all amounts withdrawn plus 2.5% per annum accrued interest. This is not a penalty โ it is restoring what your CPF would have earned if the money had stayed invested.
| CPF Account | Interest Rate (2026) |
|---|---|
| Ordinary Account (OA) | 2.5% per annum |
| Special Account (SA) | 4% per annum |
| Medisave Account (MA) | 4% per annum |
| Extra interest on first $60,000 combined balance | +1% per annum (max $20K extra from OA) |
Age 55+ Special Rules
After age 55, a Retirement Account (RA) is created from your SA and OA. Before using OA for property, you must first set aside the Full Retirement Sum (FRS) in your RA. If FRS is already met, there is no further restriction.
FRS for 2026: approximately $213,000 (updated annually by CPF Board). Check cpf.gov.sg for the latest figures.
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