The property rules a new agent in Singapore explains most often are the loan limits (TDSR, MSR and loan-to-value), the stamp duties (BSD, ABSD and SSD), the HDB Minimum Occupation Period and resale procedure, and the limits on using CPF. Clients will ask about all of them at the first viewing. This summary gives the figures in force in November 2026 and the calculator for each.
Know them well enough to explain, and know where your role stops. The bank or HDB decides a loan, IRAS decides the duty, and CPF Board decides CPF usage.
Property Rules for New Agents at a Glance
| Rule | Figure (as at November 2026) | Applies to | Set by |
|---|---|---|---|
| TDSR | All debt repayments within 55% of gross monthly income | Property loans from financial institutions | MAS |
| MSR | Property loan repayments within 30% of income | HDB flats; executive condominiums bought from a developer | MAS |
| LTV, bank loan | Up to 75% for a first housing loan, with at least 5% in cash | Bank loans | MAS |
| LTV, HDB loan | Up to 75% of the lower of price or value | HDB housing loans | HDB |
| BSD | 1% to 6% in bands | Every purchase | IRAS |
| ABSD | 0% to 65% by buyer profile | Residential purchases | IRAS |
| SSD | 16%, 12%, 8%, 4% over four years | Homes bought on or after 4 July 2025 and sold within four years | IRAS |
| MOP | 5 years; 10 for Plus and Prime flats | HDB flats | HDB |
Loans: TDSR, MSR and LTV
TDSR. The Total Debt Servicing Ratio limits a borrower’s total monthly debt repayments, including car loans and credit card minimums, to 55% of gross monthly income. On an income of S$8,000, that is $4,400 for all debts.
MSR. The Mortgage Servicing Ratio limits property loan repayments to 30% of income for HDB flats and for executive condominiums bought from a developer. On $8,000, that is $2,400.
The test rate is not the rate paid. Banks test the instalment at the higher of 4% or the loan’s actual rate. HDB tests at the higher of 3% or 0.1 percentage point above the CPF Ordinary Account rate. Variable income such as commission and bonuses takes a haircut of at least 30%.
LTV. For a bank loan, a borrower with no other housing loan can borrow up to 75%, with at least 5% of the price in cash. With one outstanding housing loan the limit is 45%, and with two or more it is 35%, each with at least 25% in cash. Lower limits apply when the tenure is long or the loan runs past age 65. The maximum bank loan tenure is 30 years for an HDB flat and 35 years for private property.
An HDB housing loan covers up to 75%, and the 25% downpayment can be paid with CPF, cash or both.
Show clients the effect with the home affordability calculator and the mortgage repayment calculator. Our comparison of HDB loans and bank loans covers the choice between them.
Stamp Duties: BSD, ABSD and SSD
Buyer’s Stamp Duty. BSD on residential property is charged on the higher of price or market value: 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, 5% on the next $1.5 million and 6% above $3 million.
On a $600,000 flat: $1,800 + $3,600 + $7,200 = $12,600.
Additional Buyer’s Stamp Duty. The rates in force since 27 April 2023:
| Buyer | First home | Second | Third and later |
|---|---|---|---|
| Singapore citizen | 0% | 20% | 30% |
| Permanent resident | 5% | 30% | 35% |
| Foreigner | 60% | 60% | 60% |
| Entity | 65% | 65% | 65% |
A joint purchase uses the highest rate among the buyers. Remissions exist, including for a married couple with at least one citizen spouse buying their first home together. Count ownership carefully: a part-share in another home counts.
Seller’s Stamp Duty. For homes bought on or after 4 July 2025, SSD is 16%, 12%, 8% and 4% for sales in the first, second, third and fourth year. Homes bought from 11 March 2017 to 3 July 2025 follow the older three-year schedule of 12%, 8% and 4%.
Getting ABSD wrong is costly for the client and a conduct matter for you. CEA has issued a practice circular specifically about salespersons giving erroneous ABSD information. Use the stamp duty calculator and seller’s stamp duty calculator, label the result an estimate, and send unusual cases to IRAS or the client’s lawyer.
HDB: MOP and the Resale Procedure
Minimum Occupation Period. Owners must live in the flat for the MOP before selling: five years for Standard and unclassified flats, ten years for Plus and Prime flats. It runs from key collection or resale completion and leaves out periods when the owners did not live there. Check the date with the MOP and SSD date calculator, and confirm against the owner’s HDB record.
Resale steps and time limits, as published by HDB:
- The seller registers an Intent to Sell and the buyer obtains an HDB Flat Eligibility letter. A seller must have registered intent for more than 7 days before granting an option.
- The seller grants the Option to Purchase. The option fee is $1 to $1,000.
- The buyer has 21 calendar days to exercise it. The option fee and exercise fee together cannot exceed $5,000.
- A buyer using CPF or a housing loan submits a Request for Value by the next working day after the option date.
- Both parties submit the resale application. The second party must submit within 7 calendar days of the first.
- HDB notifies acceptance within 28 working days of a complete application. Completion is about eight weeks after acceptance.
Print the dates for a client with the HDB resale timeline planner. Remember that you may not handle the option fee or any other transaction money, as explained in the rules and Code of Ethics.
CPF: What Buyers and Sellers Ask
Buyers. Ordinary Account savings can pay for the downpayment, the loan, and stamp and legal fees, within limits. CPF usage is capped by the Valuation Limit and, with a bank loan, the Withdrawal Limit of 120% of it. If the remaining lease does not cover the youngest buyer to age 95, the amount is pro-rated. See how much CPF you can use for housing and our guide to CPF housing grants.
Sellers. CPF used, plus accrued interest at the Ordinary Account rate of 2.5% a year, goes back to the seller’s CPF accounts before any cash is paid out. Sellers are often surprised by this. Walk them through it early with the HDB sale proceeds calculator and our explainer on CPF accrued interest.
New Launches and Rentals
New launches. Under the standard progressive payment scheme, the booking fee is 5% of the price and the balance of the first 20% is due within eight weeks of the option date. Later payments follow construction stages. The progressive payment calculator sets out each stage in cash, CPF and loan.
Rentals. Stamp duty on a lease of up to four years is 0.4% of the total rent, and the tenancy agreement must be stamped within 14 days of signing in Singapore. Use the rental stamp duty calculator. HDB has its own conditions for renting out a flat or rooms, so check HDB’s rules before marketing one.
For a full picture of what a buyer must pay and when, the purchase cost summary puts the downpayment, duties and fees on one page.
The short version: Learn the figures, show the working and name the source. Present every number as an estimate until the bank, HDB, IRAS or CPF Board confirms it, and never guess an ABSD or eligibility answer to keep a deal moving.
What To Do Next
- Work one full example of each rule by hand, then check it against the calculators.
- Save the official MAS, IRAS, HDB and CPF pages listed in the sources and re-read them whenever a policy change is announced.
- When a case is unusual, such as a trust, a part-share or a foreign spouse, refer the client to a lawyer or the agency concerned rather than answering yourself.
- Continue with the property agent career guide or plan your first 90 days.
