Buyer Guides

CPF Housing Guide: Using CPF for Property in Singapore

Complete guide to using CPF OA for property — withdrawal limits, accrued interest, and rules.

Last updated: 3 October 2026

Overview

Using CPF Ordinary Account (OA) funds for property remains a primary financing method in Singapore, with high-volume projects like Treasure at Tampines recording 1,963 transactions at an average of $1,435.08 psf. Buyers typically utilize CPF for the down payment and monthly mortgage installments, subject to the Valuation Limit (VL) and Withdrawal Limit (WL) rules. The current market shows a significant price range for CPF-eligible projects, from $1,435.08 psf in District 18 to $2,208.561 psf in District 3.

Market Analysis

Data shows a strong preference for 99-year leasehold projects with recent lease commencements between 2017 and 2019. Normanton Park and Parc Clematis in District 5 have seen 1,882 and 1,324 transactions respectively, with average prices of $1,816.473 psf and $1,681.726 psf. In District 19, The Florence Residences and Affinity at Serangoon show competitive pricing at $1,663.746 psf and $1,625.805 psf. These figures indicate that buyers are allocating significant CPF resources toward newer developments where the lease duration comfortably covers the youngest buyer until age 95.

Featured Projects

ProjectDistrictMedian PSFTransactionsTenure
TREASURE AT TAMPINESD18 Tampines, Pasir Ris$1,435.081,96399 yrs lease commencing from 2018
NORMANTON PARKD05 Pasir Panjang, Clementi$1,816.4731,88299 yrs lease commencing from 2019
PARC CLEMATISD05 Pasir Panjang, Clementi$1,681.7261,32499 yrs lease commencing from 2019
THE FLORENCE RESIDENCESD19 Serangoon, Hougang$1,663.7461,23899 yrs lease commencing from 2018
JADESCAPED20 Bishan, Ang Mo Kio$1,779.55396399 yrs lease commencing from 2018
PARC ESTAD14 Geylang, Paya Lebar$1,889.0389099 yrs lease commencing from 2018
TENGAH GARDEN RESIDENCESD24 Lim Chu Kang, Tengah$2,11386399 yrs from 21/04/2025
AFFINITY AT SERANGOOND19 Serangoon, Hougang$1,625.80584699 yrs lease commencing from 2018
AVENUE SOUTH RESIDENCED03 Queenstown, Tiong Bahru$2,208.56179699 yrs lease commencing from 2018
RIVERFRONT RESIDENCESD19 Serangoon, Hougang$1,529.91579299 yrs lease commencing from 2018

Buyer Advice

Buyers should monitor the 2.5% accrued interest that accumulates on CPF funds used, which must be refunded upon property sale. For a property like Avenue South Residence at $2,208.561 psf, the total CPF usage can quickly reach the Valuation Limit, requiring cash payments for the remaining balance. It is essential to calculate the remaining lease, such as the 2017 lease start for Stirling Residences, to ensure full CPF usage is permitted based on the buyers' ages.

Frequently Asked Questions

How much CPF OA can I use for a unit at Treasure at Tampines?
You can use your CPF OA up to the Valuation Limit (VL), which is the lower of the purchase price or the property value. For Treasure at Tampines, which averages $1,435.08 psf, any usage beyond the VL is subject to the Withdrawal Limit, provided you meet the Basic Retirement Sum.
Does the 2019 lease commencement at Normanton Park affect CPF withdrawal?
Since the lease for Normanton Park commenced in 2019, it has over 90 years remaining, which generally allows for maximum CPF usage. The total CPF amount usable depends on whether the property's remaining lease covers the youngest buyer to at least age 95.
What are the CPF considerations for high PSF properties like Avenue South Residence?
At $2,208.561 psf, Avenue South Residence requires a higher CPF outlay or cash top-up compared to District 18 projects. Buyers must account for the 2.5% per annum accrued interest that will need to be returned to their OA upon selling the unit.
Can I use CPF for a resale unit at Stirling Residences?
Yes, CPF can be used for Stirling Residences, which has a lease commencing from 2017. As long as the remaining lease is more than 20 years and covers the youngest buyer to age 95, you can use CPF OA funds for the down payment and loan.
How do transaction volumes at The Florence Residences impact CPF planning?
The Florence Residences recorded 1,238 transactions at $1,663.746 psf, indicating high liquidity which is important for future CPF refunds. When you sell a high-volume project, the refunded CPF (including accrued interest) can be used for your next property purchase.
What is the PSF difference between District 5 and District 19 projects for CPF buyers?
District 5 projects like Parc Clematis average $1,681.726 psf, while District 19 projects like Riverfront Residences average $1,529.915 psf. This $151.811 psf difference affects the total CPF amount required for the 5% or 15% down payment components.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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