How much cash do I need to buy property in Singapore?

Beyond downpayment, you must account for Buyer’s Stamp Duty, legal fees, renovation buffer, and emergency reserves. A resilient purchase leaves sufficient liquidity after completion and survives interest rate stress.

Can CPF replace cash for property purchase?

CPF can be used for part of downpayment and servicing (subject to limits), but CPF used accrues interest and must be refunded upon sale. It is not free capital.

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Home / Property / Cash Required

How Much Cash Do You Need to Buy Property in Singapore? (2026 Real Breakdown)

Last updated: February 2026

Most buyers focus on “25% downpayment.”

That is incomplete.

In Singapore, the real cash requirement includes: downpayment + stamp duties + legal fees + renovation buffer + liquidity reserve.

Before calculating cash:

Understand full ownership structure: 5-Year Property Ownership Model
If still deciding between renting and buying: Rent vs Buy Framework

Step 1 — Downpayment Structure

For most private properties:

Up to 75% loan (subject to eligibility)
25% downpayment
Minimum 5% must be paid in cash
Remaining portion can often be CPF (subject to limits)

For HDB, rules differ depending on loan type. Always confirm current MAS/HDB guidelines.

Step 2 — Buyer’s Stamp Duty (BSD)

If you want the decision framework behind stamp duty (and when ABSD becomes a deal-breaker), read: BSD & ABSD explained.

BSD is payable upfront (cash or CPF). It is unavoidable entry friction.

Illustrative Ranges

$800,000 resale HDB → BSD roughly in the ~$20k+ range
$1,500,000 condo → BSD moves into five-figure high range (~$40k+)

Exact BSD is tiered. Always calculate using current IRAS schedule.

Step 3 — Legal, Valuation & Misc Fees

Conveyancing legal fees
Bank valuation
Fire insurance
Admin/processing charges

Usually smaller than BSD — but still thousands of dollars.

Step 4 — Renovation & Setup Buffer

This is where many budgets break.

Even conservative renovation:

Resale HDB → easily $40k–$80k
Condo → can vary widely depending on condition

Renovation overshoot is a common liquidity shock. Do not treat it as optional.

Step 5 — Emergency Liquidity Floor

Resilience Rule:

Maintain at least 6 months of expenses after completion.
Stress-test +0.5% interest rate.
Do not reduce liquidity to near-zero.

To see what interest rate movement does to your real cost (and why +0.5% matters), read: Mortgage Interest Cost in Singapore.

If buying drains you to minimal cash, your structure is fragile.

Example A — $800k Resale HDB (Reality Check)

Downpayment (25%) → $200k
BSD → ~$20k+
Legal & misc → several thousand
Renovation → $40k–$80k
Emergency reserve → depends on lifestyle

Total upfront exposure can exceed $260k+ depending on renovation and buffer.

Example B — $1.5M Condo (Reality Check)

Downpayment (25%) → $375k
Minimum 5% cash → $75k
BSD → ~$40k+
Legal & misc → thousands
Renovation → variable
Emergency buffer → critical

Total capital lock-up often exceeds $450k+ before considering buffer. Absolute dollars matter more than percentages.

CPF Mechanics (What Many Misunderstand)

CPF used accrues 2.5% interest.
Upon sale, CPF + accrued interest must be refunded.
This affects your net sale proceeds.

CPF is not free money. It is deferred opportunity cost.

Fragile vs Resilient Purchase Structure

Factor	Fragile	Resilient
Post-purchase cash	Near zero	6+ months buffer
Rate sensitivity	0.5% breaks affordability	Comfortable margin
Renovation	Unplanned overspend	Budgeted + buffer
Holding period	Uncertain	Stable 5+ years

Final Rule

The right question is not:

“How much cash do I need to qualify?”

It is:

“How much cash do I need to stay resilient for 5 years?”