Quick Answer
The calculator shows whether the included figures balance, not whether the plan works or will be approved. Selling a S$1 million home and adding S$100,000 savings gives an S$800,000 pool against S$798,416 of upfront funds. This example leaves only S$1,584 before costs the tool leaves out. A positive result alone does not make the plan affordable.
The Useful Number: This example leaves only S$1,584 before costs the tool leaves out. A positive result alone does not make the plan affordable.
Which Situation Does The Calculator Model?
This calculator models one path: you sell first, then two buyers each buy one private home in their sole name, owning no other Singapore residential property. ABSD is then 0% for a Singapore Citizen, 5% for a PR and 60% for a foreigner. It is not a decoupling calculator or advice to change ownership.
Each buyer must support their own loan; incomes are not pooled. Each loan is capped at the lower of its TDSR-based estimate and the loan-to-value limit: 75%, or 55% if the loan runs past age 65, so enter each buyer’s age.
How Much Is Left After A S$1 Million Sale?
Say you sell for S$1 million, owe S$300,000 on the loan and must refund S$250,000 to CPF, and you add S$100,000 of savings. The new homes cost S$1.2 million and S$1 million. The buyers earn S$8,000 and S$6,000 a month with no other debt, on 25-year loans at 3%, tested at 4%.
The S$800,000 pool covers S$798,416 of upfront cash, including BSD, leaving S$1,584. Loans of S$833,591 and S$625,193 are limited by what each buyer can repay, not the 75% cap, with instalments of about S$6,918 a month in total.
- CPF Refund: S$250,000
- Cash From Sale: S$450,000
- Your Cash Savings: S$100,000
- Total Pool: S$800,000
- Upfront For Both Homes: S$798,416
Data as of and . Source: CPF Board — CPF Refund When Selling Property; IRAS — stamp-duty rates.
Try Your Numbers
Does Your Sale Cover Both Homes?
Uses the example’s S$1.2 million and S$1 million homes, incomes of S$8,000 and S$6,000, 25-year loans at 3%, and the calculator’s default buyers: Singapore Citizens aged 40 and 38.
Buffer Left Before Omitted Costs
S$1,584
- Your Pool: Sale Equity Plus Savings
- S$800,000
- Upfront Cash For Both Homes
- S$798,416
Rough estimate. See the full tool for assumptions.
Is A CPF Refund Extra Cash?
The S$250,000 refund is part of the S$700,000 equity, so do not add it again. The tool pools cash and refunded CPF without checking that all the CPF can be used for the new homes or splitting it between buyers.
CPF usage rules, required cash payments, completion dates and each owner’s balances can still leave you short. Confirm each amount with CPF Board and your lawyer.
Is A Tiny Buffer The Same As Approval?
The S$1,584 left is before agent and legal fees, renovation, moving costs, any selling duties or penalties and income haircuts. A positive result only means the included figures balance.
Build a dated payment schedule, get a loan assessment for each buyer and check the ownership and duty treatment of selling first. Keep household reserves outside the deal. If the real order of events differs, zero ABSD may no longer apply.
Quick Check
Three statements from this guide. Tap True or False to check what you have read. Nothing is saved.
Card 1 Of 3
The S$250,000 CPF refund is extra money on top of the S$700,000 sale equity.
Why?
Count it once. The tool pools cash and refunded CPF, but it does not check that all the refunded CPF can be used for the new homes, or split it between the buyers.
Card 2 Of 3
The two buyers’ incomes are pooled to support both loans.
Why?
Each loan is capped at the lower of the loan-to-value limit and its TDSR-based estimate. The limit is 75%, or 55% if that buyer’s loan runs past age 65.
Card 3 Of 3
The S$1,584 left in the example is before agent and legal fees, renovation and moving costs.
Why?
A positive result only means the included figures balance. It is not loan approval, so get a separate loan assessment for each buyer and keep household reserves outside the deal.
Your Score
Try It With Your Numbers
Open the calculator with this guide’s example filled in. Then change the numbers to match your situation.
Open Sell One Buy Two Calculator →Frequently Asked Questions
Is The CPF Refund From My Sale Extra Cash?
No.
In the example, the S$250,000 CPF refund is part of the S$700,000 sale equity, so do not add it again. The tool puts cash and refunded CPF into one pool. It does not check that all the refunded CPF can be used for the new homes.
Can Two Buyers Pool Their Incomes For Both Loans?
Not in this model.
Each buyer must support their own loan. Each loan is capped at the lower of 75% loan-to-value and its TDSR-based estimate. The calculator does not pool the two incomes to justify both loans.
Try Sell One Buy Two Calculator →Is This A Decoupling Calculator?
No.
It models selling your current home first. Then two buyers each buy one private home in their sole name, with no other Singapore residential property. It is not a decoupling calculator or advice to change ownership.
Which Costs Are Missing From The Remaining Buffer?
The S$1,584 left is before agent and legal fees, renovation, moving costs and any selling duties or penalties that apply.
It also leaves out age-related loan limits and income haircuts. If the real order of events differs, the assumed zero ABSD may no longer apply.
Get The Checklist (Free For Members)
Selling Your Home And Upgrading Checklist. The steps to see how much of your sale is cash and what your next home will really need.
Get The ChecklistFree account. No password needed.
Save Guides Free
Keep This Guide For Your Next Money Decision.
Build your own reading list and pick up where you left off with a free WealthMastery account.
Free account · Tools stay free without an account.
Sources & Assumptions
- CPF Board — CPF Refund When Selling Property ↗
- IRAS — Additional Buyer’s Stamp Duty ↗
- MoneySense — Property Borrowing And Upfront Costs ↗
Sources checked 12 October 2026. These are examples only. Check the stated assumptions and limits before you use a result.
Covers one narrow case only: sell first, then two buyers each buy in their sole name. A positive buffer is not loan approval, legal advice or proof that CPF and cash will be there when needed.