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UProperty.sg · Singapore Property Planning

Upgrade, Right-Size or Stay?

Your next home should fit more than your budget. Assess your ownership position, family needs, financing, timing and longer-term plans before deciding your next move.

Start the 2-minute check Open planning tools
July 2026 housing-policy update

The 15-month wait-out period has been removed for private residential property owners buying a non-subsidised HDB resale flat. Other eligibility, disposal, financing and subsidy conditions may still apply.

Read HDB update →

Interactive decision pathway

What may be your more suitable next move?

Choose the answer closest to your situation. This is an educational first screen—not a valuation, eligibility approval or financial recommendation.

Question 1 of 7

1. What do you currently own?

Your present property affects MOP, disposal, financing and the next-home pathway.

2. What is driving the move?

Focus on the actual household need, not only the idea of moving “up”.

3. Can you sell without an obvious holding restriction or penalty?

Check HDB MOP where applicable and SSD based on the acquisition date before marketing or committing.

4. Do you need your sale proceeds or CPF refund for the next purchase?

This strongly affects whether sell-first, buy-first or coordinated timing is realistic.

5. How would the next home affect your housing commitments?

Consider the loan, monthly repayment, renovation, maintenance and emergency reserve together.

6. After all purchase costs, how strong would your reserve be?

Include BSD, possible ABSD, legal fees, renovation, moving and temporary accommodation.

7. What should the next home support?

The strongest property decision should remain workable beyond the immediate transaction.

Your indicative planning direction

Build the numbers before choosing

 

Recommended next checks

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      Three legitimate outcomes

      Moving upwards is not always the same as moving forward

      The right answer depends on what the next home does for your household—not simply whether it is larger or more expensive.

      Upgrade

      Suitable when additional space, a different property type or location creates durable value and remains affordable under stress.

      • Confirm sale proceeds and CPF
      • Test TDSR, LTV and cash needs
      • Compare sell-first and buy-first exposure

      Right-size

      Suitable when lowering debt, releasing capital, improving accessibility or reducing upkeep better supports the next life stage.

      • Measure capital released
      • Check HDB route and eligibility
      • Protect retirement and emergency liquidity

      Stay and optimise

      Suitable when the current home still works and moving costs, restrictions or financing would outweigh the practical benefit.

      • Review renovation or refinancing
      • Wait for MOP or SSD clarity
      • Strengthen cash and CPF readiness

      Correct planning order

      Six checks before viewing the next property

      1Eligibility and holding periodCheck MOP, SSD, ownership and intended HDB or private route.
      2Sale positionEstimate price, loan redemption, CPF refund and selling costs.
      3Next-home affordabilityTest TDSR, MSR where relevant, LTV and downpayment.
      4Duties and total costsCheck BSD, possible ABSD, legal, renovation and moving costs.
      5Transaction sequenceCompare sell-first, buy-first and coordinated completion.
      6Holding resilienceProtect emergency reserves and stress-test the monthly commitment.

      UProperty planning tools

      Move from a direction to verified numbers

      Use the relevant tools together. One calculator cannot represent the complete transaction.

      Sale clarity

      Sales Proceeds Calculator

      Estimate loan redemption, CPF refund, costs and possible net cash proceeds.

      Open calculator
      CPF planning

      CPF Usage Calculator

      Review CPF usage, refund awareness and funds potentially available for the next home.

      Open calculator
      Loan readiness

      TDSR Calculator

      Assess total monthly debt commitments against gross monthly income.

      Open calculator
      HDB / EC

      MSR Calculator

      Check mortgage-servicing pressure where MSR applies.

      Open calculator
      Financing

      LTV Calculator

      Estimate possible loan-to-value effects from loan count, tenure and age.

      Open calculator
      Stamp duties

      BSD & ABSD Calculator

      Estimate buyer duties and possible buy-first ABSD exposure.

      Open calculator
      Cash timing

      Bridging & Contra Planner

      Identify temporary gaps between purchase payments, proceeds and CPF refunds.

      Open calculator
      Timeline

      HDB-to-Condo Planner

      Coordinate sale, purchase, completion, funds and moving arrangements.

      Open planner
      Resilience

      Holding Power Stress Test

      Test whether the next home remains manageable if circumstances change.

      Open stress test

      Transaction sequencing

      Sell first, buy first or coordinate both?

      Sell first

      • Clearer proceeds and CPF position
      • May reduce financing and ABSD pressure
      • May require temporary accommodation

      Buy first

      • Secures the next home earlier
      • May create ABSD, cash-flow and bridging exposure
      • Requires strong reserves and sale confidence

      Coordinate both

      • Attempts to align both completions
      • Needs careful contractual and fund planning
      • Still requires a delay and moving buffer

      Official verification

      Check the rules at source

      HDB July 2026 wait-out updateVisit HDB →
      HDB resale conditionsVisit HDB →
      CPF refund on property saleVisit CPF Board →
      IRAS Buyer’s Stamp DutyVisit IRAS →
      IRAS Additional Buyer’s Stamp DutyVisit IRAS →
      IRAS Seller’s Stamp DutyVisit IRAS →
      MAS TDSR rulesVisit MAS →
      MoneySense affordability guideVisit MoneySense →
      HDB Enhanced Contra FacilityVisit HDB →
      Important: This dashboard provides general education and indicative planning only. It is not financial, legal, tax or loan advice, and it does not determine HDB eligibility, CPF usability, stamp-duty treatment, loan approval, valuation or property suitability. Rules and individual circumstances differ. Verify your position with HDB, CPF Board, IRAS, MAS, your bank, lawyer and appropriately licensed professionals before committing.

      Choose the next move with clarity.

      Begin with eligibility and sale proceeds—then test the next home against your longer-term needs.

      Start assessment