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Remaining Lease, CPF & HDB Loan Calculator

Check whether an HDB flat's remaining lease covers your youngest buyer to age 95, and what that means for CPF usage and your maximum HDB housing loan. Built for buyers and agents comparing older resale flats.

⚠ Current CPF OA available is required Enter the buyer's current CPF Ordinary Account (OA) balance below — it's needed to work out how much CPF is actually usable now and the real cash top-up required.
⚠ Maximum loan applied for is required Enter the maximum loan amount the applicant is applying for below — it's used together with 75% of the HDB valuation to work out the maximum HDB loan.
⚠ Remaining lease is at or below the minimum threshold

Buyer

Age of the youngest person using CPF / on the loan application. Roughly 21–80.
Combined OA balance the buyer(s) have available to use, before this purchase (check via the CPF app/website). Required to work out how much of the CPF usage cap is actually usable now.

Property

Years and months left on the flat's lease, as stated in the listing / HDB resale portal.
The loan amount the applicant is applying for. The "Maximum before lease adjustment" below uses whichever is lower: this amount, or 75% of the HDB valuation.
Conveyancing/legal fee for the purchase. Leave at 0 if unknown — added to the funding required below.

CPF Housing Grants

Enter the CPF Housing Grant amount(s) the buyer expects to receive — check eligibility first via our Grants guides or CPF/HDB. Leave at 0 if not applicable. Like CPF usage, these grants are subject to the same remaining-lease/age-95 rule and are pro-rated on the same basis if it isn't met.

Property

Purchase price$0
HDB valuation$0
Financing value (lower of the two)$0
Cash Over Valuation (COV)$0

Lease Analysis — Age-95 Test

Youngest buyer30 years old
Remaining lease60 years
Lease covers buyer untilAge 90
Required (CPF/HDB age-95 rule)Age 95
Required remaining lease for full coverage65 years
Result⚠ SHORT BY 5 YEARS

HDB Loan

Standard maximum LTV75%
Maximum loan applied for$0
75% of HDB valuation$435,000
Maximum before lease adjustment (lower of the two above)$435,000
Lease adjustmentNot required
Estimated HDB loan (eligible maximum)$435,000
Max repayment period (25yr / 65−age / lease−20)25 years
This is an estimate based on the amount applied for, property valuation and the LTV/lease rules only — it is not a loan approval. Your actual HDB loan also depends on your HFE assessment, household income, MSR, existing commitments and HDB's prevailing credit criteria.

CPF

Age-95 requirementMet
CPF usage statusFull usage may apply
Maximum CPF usage cap (Ordinary Account)$580,000

CPF Housing Grants

Grant amount(s) entered$0
Lease adjustmentNot required
Estimated grants applicable$0
CPF Housing Grants for resale flats are generally subject to the same remaining-lease/age-95 requirement as CPF usage — confirm exact eligibility and amounts via HDB/CPF before relying on this figure.

Estimated Funding Required

1. Purchase price$0
2. Plus: Buyer's Stamp Duty (BSD)+$0
3. Plus: Legal fee+$0
4. Less: CPF available/usable−$0
5. Less: CPF Housing Grants−$0
6. Final estimated HDB loan amount$0
7. Estimated cash required (incl. Option & Exercise fee)$0
CPF used towards the downpayment and CPF used towards the rest of the purchase are the same pool of funds — this figure is not double-counted. Line 6 is whatever loan is actually needed to cover 1+2+3−4−5, capped at the eligible maximum shown in the HDB Loan card above (itself subject to lease-based pro-rating). Line 7 is the remaining shortfall after that loan — the cash/CPF the buyer needs to have ready, which in practice covers the Option fee and Exercise fee paid before completion. BSD uses IRAS's published tiered rates on the higher of purchase price and valuation. Excludes Additional Buyer's Stamp Duty (ABSD, where applicable) and other transaction costs not listed above — see our Stamp Duty Calculator for ABSD.

Friendly Summary

Sources: HDB.gov.sg — "Housing Loan from HDB" (LTV limits, age-95 lease-coverage rule, repayment period formula, minimum 20-year remaining lease for financing); CPF Board — "How much CPF savings you can use for your home purchase" (age-95 rule, full-usage cap at the lower of purchase price/valuation); IRAS — Buyer's Stamp Duty tiered rates, computed on the higher of purchase price and valuation (same rates as our Stamp Duty Calculator). Where the remaining lease does not cover the youngest buyer to age 95, HDB and CPF Board's own published pages confirm a lower amount applies but do not publish the exact pro-rating percentage — this calculator does not fabricate that figure and instead points you to the official CPF Housing Usage Calculator and your HFE letter for the confirmed amounts. Researched August 2026 — HDB, CPF and IRAS policies may change; always verify with the relevant agency before committing to a purchase.

Disclaimer: This calculator provides estimates for general information only. HDB, CPF and IRAS policies may change. Actual CPF usage, HDB loan eligibility and stamp duty payable depend on the prevailing rules and the buyer's HFE, financial circumstances and HDB/CPF/IRAS assessment. Always verify the final figures with HDB, CPF Board and IRAS before committing to a property purchase.

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