Calculator
BTO downpayment & EHG grant calculator
Estimate how much cash and CPF OA you need at Agreement for Lease and Key Collection under the 75% LTV and Staggered Downpayment rules.
Example breakdown · $420,000 flat
$12,200
Estimated cash for downpayment and BSD; excludes fees and renovation
Stage-by-stage payment split
EHG eligibility is assumed. Grants cannot pay BSD or legal fees; deferred-assessment grants are unavailable at signing. Your HFE letter determines the actual loan and grant.
Estimated loan (up to 75% LTV): $315,000 (~$1,429/mo over 25 yrs). Your 30% MSR cap is $1,800/mo (supports up to $379,577 loan). Also read how much cash a 4-room flat actually takes or compare HDB vs bank loans.
How BTO downpayment works (from August 2024)
For the assumed 25-year loan, the maximum Loan-to-Value (LTV) is 75%, meaning a minimum 25% downpayment of the purchase price. How much is due at each stage depends on the scheme you qualify for and your loan:
| Scheme | Due at Agreement for Lease (~4–9 months after booking) | Due at Key Collection (~3–5 years later) | Minimum cash share |
|---|---|---|---|
| Young couples eligible for deferred income assessment (from June 2024) | 2.5% | 22.5% | 0% on HDB loan · bank loan: 2.5% at signing + 2.5% at keys |
| Staggered Downpayment Scheme (HFE letter on or before the younger applicant's 30th birthday, uncompleted 5-room or smaller) | 5% (HDB) or 10% (bank) | 20% (HDB) or 15% (bank) | 0% on HDB loan · 5% at signing on bank loan |
| Without the scheme | 10% (HDB) or 20% (bank) | 15% (HDB) or 5% (bank) | 0% on HDB loan · 5% at signing on bank loan |
Figures from HDB's Sign Agreement for Lease page for 75% LTV; the 75% HDB limit applies to BTO applications from the October 2024 exercise (MND).
Stamp duty and legal fees are paid when you sign the Agreement for Lease; IRAS requires Buyer's Stamp Duty within 14 days and rounds it down to the dollar. An Option Fee ($500 for 2-room Flexi, $1,000 for 3-room, $2,000 for 4-room or larger) is paid at flat booking and forms part of the downpayment.
Enhanced CPF Housing Grant (EHG) schedule for first-timer families
Updated by HDB on 20 August 2024 (HDB EHG for Families). Household income is assessed over the 12 months worked ending two months before the HFE letter application:
| Average gross monthly household income | EHG for first-timer families |
|---|---|
| $1,500 and below | $120,000 |
| $1,501 to $2,000 | $110,000 |
| $2,001 to $2,500 | $105,000 |
| $2,501 to $3,000 | $95,000 |
| $3,001 to $3,500 | $90,000 |
| $3,501 to $4,000 | $80,000 |
| $4,001 to $4,500 | $70,000 |
| $4,501 to $5,000 | $65,000 |
| $5,001 to $5,500 | $55,000 |
| $5,501 to $6,000 | $50,000 |
| $6,001 to $6,500 | $40,000 |
| $6,501 to $7,000 | $30,000 |
| $7,001 to $7,500 | $25,000 |
| $7,501 to $8,000 | $20,000 |
| $8,001 to $8,500 | $10,000 |
| $8,501 to $9,000 | $5,000 |
A first-timer single buying alone uses their own income for the EHG (Singles) schedule, up to $60,000 with a $4,500 ceiling. Couples comprising one first-timer and one second-timer are assessed on half their household income under a separate HDB table; that household type is not modelled here. Singles use the standard downpayment schedule in this calculator.
EHG cannot pay stamp duty, legal fees or the minimum cash downpayment (HDB grant conditions). For deferred income assessment, EHG is assessed near key collection and is unavailable at signing (HDB). This estimate assumes full grant eligibility, a lease covering the youngest buyer to age 95, no future CPF contributions and a 25-year loan. Any MSR loan shortfall is added to the key-collection balance. Option fees count toward the downpayment; legal fees, insurance and renovation are excluded. Your HFE letter determines actual eligibility and financing.
Sources
Common questions
Who qualifies for the 2.5% initial downpayment?
Young couples eligible for deferred income assessment (for example full-time students or National Servicemen), for flat applications from the June 2024 sales exercise. They pay 2.5% at Agreement for Lease and 22.5% at key collection. Couples who applied for their HFE letter on or before the younger applicant's 30th birthday qualify for the Staggered Downpayment Scheme instead: 5% and 20% on an HDB loan.
Can EHG pay the downpayment and stamp duty?
EHG can pay the purchase price, including eligible downpayment, but cannot pay stamp duty, legal fees or the minimum cash downpayment. Under deferred income assessment, EHG is disbursed at key collection, so it cannot fund the initial 2.5% payment.
How much cash do I need upfront on an HDB loan?
If available CPF OA covers stamp duty and CPF OA plus disbursed EHG covers the applicable initial downpayment, the main cash outlay is the Option Fee at flat booking ($500 for 2-room Flexi, $1,000 for 3-room, $2,000 for 4-room or larger), which counts towards the downpayment.
What is the Mortgage Servicing Ratio (MSR) limit?
Monthly HDB or bank loan instalments for an HDB flat cannot exceed 30% of gross monthly household income. Banks assess it at a 4% p.a. medium-term rate floor set by MAS; HDB assesses its loans at the higher of a 3% floor and its 2.6% rate (September 2022 measures).