# How much cash you actually need for a 4-room HDB flat (BTO vs resale)

Published 5 November 2026. By [Cheng Xu](https://btoradar.com/about), BTO Radar.

The cash required depends on the flat price, loan approved, available CPF OA, grants and payment dates. The examples below assume a first-timer family with monthly income of **$6,500**, **$55,000 CPF OA** and an estimated **$40,000 EHG**, subject to HDB eligibility. No future CPF contributions are assumed.

## 4-room BTO example: $420,000

The Staggered Downpayment Scheme is assumed, with a 75% loan. The [official HDB payment schedule](https://www.hdb.gov.sg/buying-a-flat/bto-sbf-and-open-booking-of-flats/process-for-buying-a-new-flat/sign-agreement-for-lease) depends on your scheme and loan type.

| Item | HDB loan | Bank loan |
|---|---|---|
| Total downpayment | $105,000 | $105,000 |
| At signing | $21,000 (5%) | $42,000 (10%) |
| At keys | $84,000 (20%) | $63,000 (15%) |
| Mandatory cash within downpayment | $0 | $21,000 (5%) |
| BSD | $7,200 | $7,200 |
| Estimated cash for downpayment + BSD after available CPF OA and EHG | **$17,200** | **$21,000** |

The $95,000 combined CPF OA and EHG does **not** cover the $112,200 total downpayment and BSD in the HDB-loan example. The resulting **$17,200 cash shortfall** must be funded. Bank financing requires **$21,000 cash** even if more CPF is available. Fees, insurance and renovation are additional.

EHG can fund the purchase price but **cannot pay BSD, legal fees or the mandatory cash downpayment** ([HDB grant conditions](https://services-homes.hdb.gov.sg/sales/files/general_conditions_for_purchase.pdf)). Under deferred income assessment, EHG is available only near key collection, not for the 2.5% initial payment ([HDB deferred assessment](https://www.hdb.gov.sg/cs/infoweb/-/media/doc/SCEG/05032024-COS2024/1-AnnexA.pdf)).

Reproduce the [HDB example](https://btoradar.com/tools/bto-downpayment?price=420000&income=6500&cpf=55000&scheme=staggered&loan=hdb) or [bank example](https://btoradar.com/tools/bto-downpayment?price=420000&income=6500&cpf=55000&scheme=staggered&loan=bank).

## 4-room resale example: $600,000

Assuming the price equals valuation and the approved loan covers 75%, the downpayment is **$150,000** and BSD is **$12,600** ([IRAS rates](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer%27s-stamp-duty-%28bsd%29)). With a bank loan, at least **$30,000** (5%) of the price must be paid in cash. With an HDB loan, CPF OA and eligible grants may fund the downpayment, but available balances still matter ([CPF loan comparison](https://www.cpf.gov.sg/member/infohub/educational-resources/3-differences-between-hdb-loan-and-bank-loan)).

Resale grants differ from BTO grants. Obtain the grant amounts from your HFE letter before calculating the remaining cash; this example does not assume an additional Family Grant or Proximity Housing Grant.

Any **Cash Over Valuation (COV)** must be paid in cash. For a $630,000 agreed price and $600,000 valuation, COV is **$30,000**. Loan and CPF limits are based on the lower of price and valuation, so COV is additional to the financing calculation.

## When cash is needed

- **BTO booking**: A 4-room flat has a **$2,000 option fee**, paid by NETS. It forms part of the downpayment, rather than an extra purchase charge ([HDB booking rules](https://www.hdb.gov.sg/-/media/hdb-pulse/news/2023/hdb-launches-6800-flats-in-october-2023-bto-exercise/Annex-B-Admin-details-Oct-2023.pdf)). Confirm refund or credit arrangements with HDB.
- **Resale deposit**: The option fee is negotiated up to **$1,000**, and the total option plus exercise deposit cannot exceed **$5,000**. Both are paid to the seller in cash and form part of the price ([HDB Option to Purchase](https://www.hdb.gov.sg/residential/buying-a-flat/buying-procedure-for-resale-flats/plan-source-and-contract/option-to-purchase)).
- **Stamp duty**: For documents executed in Singapore, stamping is generally due within **14 days** of signing. Confirm CPF payment or reimbursement timing with HDB or your solicitor ([IRAS stamping deadlines](https://www.iras.gov.sg/taxes/stamp-duty/for-property/paying-stamp-duty/when-to-pay-stamp-duty)).
- **Other costs**: Budget separately for application, legal, valuation, registration, insurance, renovation and furnishings. Obtain quotes rather than treating indicative market figures as official fees.

A lower approved loan means a larger cash/CPF contribution. The calculator applies an illustrative 30% MSR cap; your HFE letter or bank offer determines the actual loan.