CPF Housing Limits 2026: Valuation Limit, 120% Withdrawal Limit

You can use your CPF Ordinary Account (OA) to buy a home up to the lower of the purchase price or the valuation at purchase, provided the remaining lease covers the youngest buyer to age 95. With a bank loan, you can continue up to 120% of that figure (the Withdrawal Limit) only if you have set aside your Basic Retirement Sum, which is S$110,200 for members turning 55 in 2026. Every CPF dollar you use also accrues interest at 2.5% a year, which you refund to your own CPF account when you sell.

Figures as at 10 October 2026. Check the official source before acting.

What are the CPF housing limits?

CPF Board sets two caps on how much Ordinary Account savings you can put into a property:

• The 100% limit (often called the Valuation Limit): the lower of the purchase price or the valuation price at the time of purchase.
• The 120% limit (the Withdrawal Limit): 120% of that same figure. It applies to HDB flats and private homes bought with a bank loan, and you can only use CPF above the 100% level after setting aside your Basic Retirement Sum (BRS).

Both caps assume the remaining lease covers the youngest buyer using CPF until age 95. If it does not, your limit is pro-rated, and once you hit the pro-rated limit you cannot use more CPF for the property, even if you have set aside the BRS. CPF also notes that properties with shorter remaining leases may have further restrictions.

Source: CPF Board: How much CPF savings you can use for your home purchase (last updated 26 May 2026).

Which limit applies to my property and loan?

The limits count the CPF savings you actually use: your downpayment, stamp duty and fees paid from CPF, and every monthly instalment paid from CPF, added up across all owners. Accrued interest is not money withdrawn, so it does not count towards the limit.

What is CPF accrued interest, and why does it matter?

When you use OA savings for a property, CPF tracks the interest that money would have earned had it stayed in your OA (2.5% a year). When you sell, you must refund the principal you used plus that accrued interest to your own CPF account, before you receive any cash.

Two points people often get wrong:

• The refund is not lost money. It goes back into your own CPF account and can be used for your next home. If you are 55 or older, it first tops up your Retirement Account to your required retirement sum, and the balance stays in your Ordinary Account.
• You do not have to top up a shortfall in cash if you sell at market value. If the sale price, after repaying the loan, cannot cover the full refund, CPF does not require a cash top-up as long as the sale is at or above market value.

Read more in our guide to how CPF accrued interest affects your sale proceeds.

Source: CPF Board: CPF refund when selling or transferring property.

How long before a typical buyer hits the 100% limit? (worked example)

Hypothetical example, not a real transaction. A couple below 55 buys a private condo with a bank loan and pays everything they can from CPF.

Assumptions

Step by step

1. CPF used on day one: S$200,000 + S$24,600 = S$224,600.
2. Room left under the 100% limit: S$1,000,000 - S$224,600 = S$775,400.
3. Months of CPF instalments to use up that room: S$775,400 / S$2,772 = about 280 months, or roughly 23 years.
4. After that, the couple can keep paying the loan from CPF, up to S$1,200,000 in total, only if each of them has set aside the BRS in their CPF accounts. Otherwise the instalments must be paid in cash.

How large does the refund get?

Approximate accrued interest, compounding the downpayment and each instalment at 2.5% a year:

Notice that at year 20 the principal used (S$889,915) is still below the S$1,000,000 limit, even though principal plus interest is above S$1.2 million. That is because the limit counts withdrawals, not interest. CPF's own calculation runs month by month, so your actual figures will differ; check the Home Ownership Dashboard.

To test what loan you can carry without relying on CPF, try our home loan affordability calculator. For today's loan pricing, see how SORA sets your home loan cost.

How do you keep CPF use and accrued interest under control?

1. Use cash for part of the downpayment or instalments if you can. Every CPF dollar not used is a dollar that does not accrue refundable interest. Cash used now only stops new interest; it does not reduce interest already accrued.
2. Make a voluntary housing refund. You can pay cash back into your CPF account while you still own the home. This reduces the amount you must refund on sale, and the money earns interest in your CPF account.
3. Plan for the switch to cash. If you will hit the 100% limit and have not set aside your BRS, budget for paying the instalments in cash from that point.
4. Check the lease before you buy. A lease that does not cover the youngest buyer to 95 lowers your CPF limit permanently.

For the upfront cash side of a purchase, see our condo downpayment and cash outlay guide.

What to check for your own situation

• Run the CPF housing usage calculator with your purchase price, valuation, co-owners' dates of birth and the lease details.
• On the CPF Home Ownership Dashboard, check how much CPF you have used so far and how much you would need to refund if you sold today.
• Ask your bank for the loan tenure and instalment at the rate you would actually pay, and check whether you would reach the 100% limit before the loan ends.
• If you are close to 55, check how your BRS or Full Retirement Sum will be set aside, and how a sale refund would be applied.
• If the lease is short, confirm the pro-rated CPF limit with CPF Board before you sign an Option to Purchase.

Frequently asked questions

How much CPF can I use to buy a home?

If the remaining lease covers the youngest buyer to age 95, you can use your Ordinary Account savings up to the lower of the purchase price or the valuation at purchase. For a bank loan, you can go up to 120% of that figure if you have set aside your Basic Retirement Sum.

What is the CPF Withdrawal Limit?

For HDB flats or private property bought with a bank loan, it is 120% of the lower of the purchase price or valuation at purchase. You can only use CPF beyond the first 100% if you have set aside your Basic Retirement Sum (S$110,200 for members turning 55 in 2026).

Does the 120% limit apply to new HDB flats?

No. For a new flat bought from HDB with an HDB loan, CPF says you can use your Ordinary Account for the full purchase price, including the loan. For a resale flat with an HDB loan, the cap is the lower of price or valuation, after which you can keep paying the loan with CPF if you have set aside your BRS.

What happens if the lease does not last until I am 95?

CPF use is pro-rated to a percentage of the lower of price or valuation. Once you reach that pro-rated limit, you cannot use more CPF for the property even if you have set aside your BRS.

Does accrued interest count towards the Withdrawal Limit?

The limits cap the CPF savings you use. Accrued interest is the interest that money would have earned at 2.5% a year, and you refund it when you sell; it is not a withdrawal.