CPF Withdrawal Limit and Valuation Limit: Using CPF for a Private Condo

The CPF Withdrawal Limit is the ceiling on how much of your Ordinary Account (OA) you can put into a private property. Most buyers never think about it at booking, because it rarely bites in the first years. It matters later, when decades of CPF-funded instalments add up. This guide explains the Valuation Limit, the Withdrawal Limit, the Basic Retirement Sum condition, the lease rules and accrued interest, using an illustrative unit at LinkTown Residences (Hougang Central Residences).

What your OA can pay for

According to CPF Board, OA savings can be used to buy private residential property in Singapore, for the down payment, the housing loan, and stamp and legal fees. Permanent residents can use their OA in the same way; see our guide to buying a condo as a PR.

Payment	CPF OA?
Minimum 5% cash (usually the booking fee)	No, cash only (MAS rule for a first loan at 75% LTV)
Rest of the 25% down payment	Yes, within CPF limits
Buyer’s Stamp Duty	Yes; for a property under construction it can be paid directly with CPF
Legal fees	Yes
Monthly instalments	Yes, during construction and after

Only the OA is used. For the full cash and CPF split at booking, see our condo down payment guide.

The Valuation Limit and the Withdrawal Limit

• Valuation Limit (VL): the lower of the purchase price or the property’s valuation at the time of purchase.
• Withdrawal Limit (WL): 120% of the VL.

You can use CPF up to the VL. Beyond that, the CPF calculator states you can use more, up to the WL, if you set aside your Basic Retirement Sum (BRS) in your CPF accounts. For members below 55, the BRS used is the one that applies to members turning 55 that year. The figure is revised yearly, so check it on the CPF website rather than relying on an old number. Once you hit the limit that applies to you, further instalments must be paid in cash.

A low bank valuation lowers the VL too. If the valuation comes in below the price, both the loan and your CPF ceiling are based on the lower figure; our bank valuation guide explains the knock-on effects.

When the limit starts to matter: an illustration

• VL: S$1,695,000. WL: S$2,034,000.
• Down payment: S$84,750 cash, then S$339,000 that could come from CPF.
• Loan: S$1,271,250 over 30 years, about S$4,390 a month once fully drawn.

If a couple paid S$339,000 of the down payment and every instalment from CPF, their usage would pass the VL roughly 26 years into the loan. From then, they could continue with CPF up to the WL only if they had set aside the BRS; otherwise the last few years would be paid in cash. In practice, few people pay everything from CPF, and rates will not stay flat, but the example shows why the limit is a late-stage issue rather than a booking-day one.

Lease rules

• Age 95: to use CPF in full, the remaining lease must cover the youngest buyer to at least age 95. If it does not, the CPF you can use is pro-rated.
• Minimum lease: the CPF calculator states that if the remaining lease is 20 years or below, OA savings cannot be used.

For a new 99-year leasehold condo like LinkTown Residences, the lease is not a practical constraint for buyers of any age. It becomes relevant when comparing older resale condos with shorter leases; see freehold vs leasehold.

Accrued interest: what happens when you sell

CPF used for housing is repaid when you sell. CPF Board says you refund the principal withdrawn plus accrued interest, which is the interest your OA would have earned. The OA rate is 2.5% for October to December 2026.

As a simplified example, S$200,000 used and left for 10 years at 2.5% grows to roughly S$256,000. Real figures differ because instalments are drawn month by month. Two points soften this:

• The refund goes back into your own CPF account. If you are below 55, it is credited to your OA and can fund your next home.
• CPF Board says you do not need to top up any refund shortfall in cash, as long as the property is sold at market value.

Still, the refund comes out of sale proceeds before you see any cash, so check your running total on the CPF dashboard before planning a sale.

Timing CPF on a new launch

Progressive payments spread the bills over years, but the first few land close together: the booking fee, then 15% at the sale and purchase agreement about eight weeks later, then stamp duty, then 5% at foundation. CPF takes time to process, so your lawyer may ask you to line up cash as a backstop. The stages are on our payment scheme page.

Checklist

• Check your OA balance and the current BRS on the CPF website.
• Run the CPF housing usage calculator with your expected price.
• Confirm the 5% cash and stamp duty timing with your lawyer.
• If you are upgrading, work out the CPF refund on your current flat first; our HDB upgrader guide starts there.

Hougang Central Residences is expected to launch in early 2027, and UOL’s August 2026 results guide a 2H 2027 launch. Rework the figures once the price list is out, and verify every rule with CPF Board.

Register to get LinkTown Residences prices as soon as they’re released.

Frequently asked questions

What is the CPF Withdrawal Limit for private property?

It is 120% of the Valuation Limit, which is the lower of the purchase price or the valuation at purchase. Once your CPF use reaches the Valuation Limit, you can generally continue up to the Withdrawal Limit only if you set aside the Basic Retirement Sum. Check your figures on the CPF housing usage calculator.

Can I use CPF for the 5% booking fee on a condo?

No. For a first housing loan at 75% LTV, MAS requires at least 5% of the price in cash, and this is usually the booking fee. CPF Ordinary Account savings can cover the rest of the down payment, subject to CPF limits.

Do I have to pay back CPF when I sell my condo?

Yes. You refund the CPF principal used plus accrued interest at the Ordinary Account rate to your own CPF account. CPF Board says you do not need to top up a shortfall in cash if the property is sold at market value.

Can I use CPF for stamp duty on a new launch?

Yes. CPF Ordinary Account savings can be used for stamp and legal fees. For property under construction, stamp duty can be paid directly using CPF, while reimbursement applies to completed property. Verify with CPF Board and your lawyer.