Seller Planning
Selling Private Property in Singapore: A Practical Guide for Owners
Selling private property in Singapore usually follows the same sequence: set a realistic price, decide how to market the home, agree an offer through an Option to Purchase, then complete the sale with your lawyer. Along the way you repay the outstanding mortgage, refund the CPF you used plus accrued interest, and pay Seller's Stamp Duty if you sell within the holding period. This guide explains each step and where the money goes, so you can plan before you list.
Guide
Which properties does this guide cover?
This guide is for owners of condominiums and apartments, landed homes and Executive Condominiums (ECs).
- Condo owners: the process below applies. For condo-specific points, see selling a condo in Singapore.
- Landed owners: the steps are the same, but comparable sales are usually fewer and less alike, so pricing needs more care. A property valuation is a sensible first step.
- EC owners: HDB sets resale conditions for ECs, and they depend on how long you have owned the unit. Check HDB's current Executive Condominium information before you plan a sale.
- HDB flat owners: different rules apply. See selling an HDB flat.
Guide
What are the steps to sell private property?
| Stage | What happens | What to prepare |
|---|---|---|
| 1. Review your position | Confirm owners, outstanding loan, CPF used, date of purchase and any tenancy | Latest loan statement, CPF housing usage statement, tenancy agreement if any |
| 2. Price the home | Compare recent sales of similar homes and current listings, then adjust for condition | Valuation request, list of renovations |
| 3. Choose how to sell | Sell on your own, or appoint an agent under a CEA prescribed estate agency agreement | Read every clause, especially commission |
| 4. Prepare and market | Photos, listing and viewings | Access, keys, vacant possession or tenant notice |
| 5. Agree the offer | Price and terms are agreed, and the buyer exercises the Option to Purchase | Check the completion date and the buyer's financing |
| 6. Complete with lawyers | Conveyancing, loan redemption, CPF refund, Seller's Stamp Duty if it applies, handover | Lawyer's details, bank redemption statement |
These are general steps. Your situation may differ, so confirm the details with your lawyer.
Guide
How is the asking price set?
Pricing should start from evidence. Recent transactions of similar homes (same project or street, similar size, floor, tenure and condition) show what buyers have paid. Current listings show what your home competes against. Condition and timing then adjust the picture.
The wider market matters too, but it moves differently by property type. URA's final figures for the third quarter of 2026, released on 23 October 2026, showed:
| Measure | 3Q2026 | 2Q2026 |
|---|---|---|
| Private residential price index, overall | +1.4% | +0.5% |
| Landed | +2.9% | +2.5% |
| Non-landed (includes condos) | +1.0% | -0.1% |
| Resale transactions | 3,801 | 3,813 |
| New sales by developers (excluding ECs) | 1,183 | 2,141 |
Source: URA, release of 3rd Quarter 2026 real estate statistics.
These are market-wide figures. They do not tell you what your home will sell for, and past movements do not predict future prices. A valuation based on comparable sales is a better guide for your own home. If you are weighing timing, see is 2026 a good time to sell your condo.
Guide
What does it cost to sell private property?
| Cost | Who sets it | Notes |
|---|---|---|
| Agent commission | Agreed between you and the agency | CEA says commissions are not fixed and you are free to negotiate. The rate is recorded in the estate agency agreement. Confirm whether GST is included. |
| Legal fees | Your conveyancing lawyer | Ask for a quote before you engage. |
| Seller's Stamp Duty | IRAS | Only if you sell within the holding period. See below. |
| Mortgage redemption | Your bank | Check your loan agreement for any early repayment fee and notice period. |
| Preparing the home | You | Cleaning, minor repairs or staging, if you choose. |
Your CPF refund is not a cost, but it comes out of your sale proceeds. See below. To estimate what you may keep after these items, use the sale proceeds calculator.
Guide
Do I have to pay Seller's Stamp Duty?
Seller's Stamp Duty (SSD) applies to residential property bought on or after 20 February 2010 and sold within the holding period. It is calculated on the higher of the selling price or the market value. For homes acquired on or after 4 July 2025, IRAS lists these rates:
| Sold within | SSD rate |
|---|---|
| 1 year or less | 16% |
| 2 years or less | 12% |
| 3 years or less | 8% |
| 4 years or less | 4% |
| More than 4 years | None |
Homes bought earlier follow different tables, and IRAS sets them out by acquisition date. IRAS defines the date of sale as the date the buyer exercises the Option to Purchase, or the date the Sale and Purchase Agreement is signed, so it can fall before you complete. Check your dates with IRAS and your lawyer. For more detail, see our Seller's Stamp Duty guide.
Guide
What happens to my CPF when I sell?
If you used CPF to pay for the property, you must refund the principal you withdrew plus accrued interest when you sell.
- Under 55: the refund goes back to your Ordinary Account.
- Age 55 and above: the refund first tops up your Retirement Account to the required retirement sum, and any balance goes to your Ordinary Account.
- If proceeds fall short: if you sell at market value but the price does not cover your outstanding loan and the full refund, you refund the selling price minus the outstanding loan. You do not need to top up the shortfall in cash.
- Option money: cash option money from the buyer counts as part of the selling price and must be refunded before the transaction completes.
Your own figures are on your CPF home ownership dashboard. For a fuller walk-through, see CPF refund when selling property.
Guide
Can I sell if I still have a mortgage?
Yes. At completion, the sale proceeds are used to repay the outstanding housing loan and refund CPF, and any balance goes to you. Ask your bank early for the redemption amount, the notice period and any fees, especially if you are still within a lock-in period. For a worked explanation, see selling a condo with an outstanding mortgage.
Guide
What if my property has a tenant?
A tenanted sale needs the tenancy terms, the buyer's plans and the timeline to line up. Read your tenancy agreement before you list. Decide whether you will offer vacant possession or sell with the tenancy, and tell prospective buyers early. For an example of how this can be handled, see the Seletar Hills terrace house sale.
Guide
Selling and buying your next home
If you plan to buy another property, the order of the two transactions matters. Buying before you sell can mean carrying two properties for a period, and Additional Buyer's Stamp Duty may apply to the second purchase. Check the current rates and remission rules on the IRAS ABSD page before you commit. For planning, see second property planning.
Guide
Do I need a property agent?
You can sell without one. CEA publishes guidance for self-service sellers, and we summarise it in handling a private-property deal without an agent.
If you do appoint an agent, CEA advises the following:
- Use CEA's prescribed estate agency agreement, even if you know the agent well.
- Commission is negotiable. Confirm the rate and whether GST is included.
- With an exclusive agreement, you appoint one agency for up to three months. You still owe commission if you transact through another agency or on your own during that period.
- With a non-exclusive agreement, you can appoint several agencies and pay commission only to the one that completes the transaction.
- Check that the agent is registered with CEA.
For questions to ask, see how to choose a property agent in Singapore.
Guide
Seller checklist
Before you grant an Option to Purchase, review ownership, proceeds, tax, tenancy and completion. Our private-property seller checklist covers these, and how to prepare your condo for sale covers presentation and viewings.
Guide
Examples of past sales
- Bukit Timah apartment: a fully renovated 753 sqft, 2-bedroom home with a signed Option to Purchase within one week. See the Siena case study.
- Tenanted landed home: a Seletar Hills terrace house where seller, buyer and tenant timelines had to align. See the Seletar Hills case study.
- Conservation shophouse: a 2-storey shophouse with attic on Cantonment Road, repositioned and matched through a private investor network. See the Cantonment Road case study.
Each sale depends on price, condition, timing and buyer demand. Past results do not guarantee future outcomes.
Guide
Talk to Melvin
Melvin Tan is a registered salesperson with ERA Realty Network (CEA Reg No. R026686A) and has worked in Singapore real estate since 2009. If you would like a data-based view of your home's likely pricing, timeline and costs before you decide, request a property valuation or WhatsApp Melvin.
FAQ
Frequently asked questions
Can I sell my private property within 3 years of buying it?
Yes. Seller's Stamp Duty may apply if you sell within the holding period. For homes acquired on or after 4 July 2025, IRAS lists SSD at 16%, 12%, 8% and 4% for sales within 1, 2, 3 and 4 years respectively, and none after 4 years. Earlier acquisitions follow different tables.
Do I have to pay the agent a fixed commission?
No. CEA says commissions are not fixed and you are free to negotiate. The rate should be recorded in the prescribed estate agency agreement, and you should confirm whether GST is included.
What happens to my CPF when I sell?
You refund the CPF principal you used plus accrued interest. If you are under 55 it goes to your Ordinary Account. From 55 it first tops up your Retirement Account to the required retirement sum.
Can I sell if I still have a mortgage?
Yes. The sale proceeds are used to repay the outstanding loan and refund CPF at completion. Ask your bank for the redemption amount, notice period and any fees.
How is the Seller's Stamp Duty holding period counted?
IRAS uses the date of sale, which is the date the buyer exercises the Option to Purchase or the date the Sale and Purchase Agreement is signed. This can be earlier than your completion date, so check your dates with IRAS and your lawyer.
Can I sell without a property agent?
Yes. CEA publishes guidance for self-service sellers. You still need to complete the legal steps, so most sellers use a lawyer.
What is the difference between an exclusive and non-exclusive agency agreement?
With an exclusive agreement you appoint one agency for up to three months and may owe commission even if you transact through another agency or on your own during that period. With a non-exclusive agreement you can appoint several agencies and pay commission only to the one that completes the transaction.
Is now a good time to sell?
It depends on your own situation, and nobody can predict prices. URA's figures show landed and non-landed prices moved differently in 3Q2026. A valuation based on comparable sales, your timeline and your next move is a better basis for the decision.
Seller Enquiry
Planning a private property sale?
Share your property details and Melvin will follow up with a data-based view of pricing, timeline and costs.