HDB Remaining Lease & CPF Usage Calculator (95-year rule)
Estimate how much CPF Ordinary Account savings you can use for an HDB flat, and the prorated HDB loan LTV and tenure, when remaining lease may not cover the youngest buyer to age 95.
Year the 99-year HDB lease began. Used to compute remaining lease at purchase. You can type remaining lease years instead.
Whole years of lease left on the planned purchase date. Overrides the start-year calculation when you edit this field.
For HDB flats this is the flat application date. For private property or an EC it is the OTP or sale-and-purchase date.
Age of the youngest owner who will use CPF, in whole years at the purchase date. CPF Board prorates from this age.
Average age of the buyers. HDB loan tenure is capped at 65 minus this average.
Agreed price of the flat.
Market valuation (or HDB-assessed value). CPF is capped at a percentage of the lower of price and valuation.
Lease, CPF and HDB loan estimate
Remaining lease does not cover the youngest buyer to age 95. CPF and HDB LTV are prorated: 2 percentage points of the Valuation Limit (and of the 75% LTV) are deducted for each year the lease falls short of age 95, matching the MND–MOM Annex B examples.
Estimates only. CPF Board does not publish the algebraic prorating formula and tells you to use its housing usage calculator. This page reproduces the published 90% worked example exactly and the 2019 Annex B 70% / 90% / 100% table. Confirm the amount on the official calculator and an HFE letter before you commit.
Open the official CPF housing usage calculator
This is not CPF Board or HDB advice. Results are estimates. Always confirm on the official CPF housing usage calculator and with HDB / your HFE letter.
About this remaining-lease and CPF calculator
From 10 May 2019, how much CPF Ordinary Account (OA) savings you can use for a home — and how large an HDB housing loan you can take — depends on whether the remaining lease covers the youngest buyer using CPF to age 95. If it does, and at least 20 years of lease remain, you can use CPF up to the Valuation Limit (the lower of purchase price and valuation at the time of purchase) and take an HDB loan up to the full Loan-to-Value (LTV) limit. If it does not, both the CPF cap and the HDB LTV are prorated.
The official illustration, repeated by CPF Board on Ask.gov.sg, is: two 25-year-old buyers of a flat with 65 years of remaining lease priced at $550,000 can use up to $495,000 (90%) of CPF, because the lease lasts only until they are 90. The same 25-year-old / 65-year-lease case appears in the 9 May 2019 MND–MOM press release, Annex B, which also shows 70% CPF when the lease covers only to age 80, and 100% when it covers to 100.
Those three official percentages — 70%, 90% and 100% when the lease covers the youngest buyer to ages 80, 90 and 95+ — are reproduced by deducting 2 percentage points for each year the lease falls short of age 95. HDB LTV is the same factor applied to the prevailing LTV, which is 75% from 20 August 2024 (it was 90% in the 2019 examples). HDB loan tenure is the shortest of 25 years, 65 minus the buyers’ average age, or remaining lease minus 20 years.
Use this page to stress-test a short-lease resale before you request an HFE letter. Then confirm the CPF figure on the CPF housing usage calculator and the loan figure with HDB. This site is not CPF Board or HDB.
How to use it
- Enter the lease start year (from HDB or a title search) or type remaining lease years directly. A standard HDB lease is 99 years; remaining years at purchase equal 99 minus (purchase year minus start year).
- Set the planned purchase year. For HDB this is the application date.
- Enter the youngest buyer’s age (the one CPF Board uses) and the average age of the buyers (the one HDB uses for tenure).
- Enter price and valuation. CPF is a percentage of the lower of the two.
- Read remaining lease, expiry year, whether the lease covers to 95, CPF %, CPF amount, cash shortfall, prorated HDB LTV, max loan from LTV, and max tenure.
Key terms and the prorating formula
Valuation Limit (VL) is the lower of the purchase price and the valuation at the time of purchase. When the lease covers the youngest buyer to 95, CPF OA can be used up to 100% of the VL (further withdrawals after the VL, for example up to 120% with a bank loan after setting aside the Basic Retirement Sum, are a separate CPF rule and are not modelled here).
Age at lease expiry = youngest buyer’s age + remaining lease years. Year the youngest buyer turns 95 = purchase year + (95 − age). The lease “covers to 95” when remaining lease ≥ 95 − age, i.e. when expiry year is on or after the year they turn 95.
Prorating (inferred from MND–MOM Annex B, 9 May 2019). CPF Board has not published an algebraic formula; it points members to its calculator. The only official numeric table is Annex B: for 25-year-old buyers, coverage to age 80 / 90 / 100 → 70% / 90% / 100% of VL, and HDB LTV of 63% / 81% / 90% (then 90% LTV × the same factor). That is: CPF % = max(0, 100 − 2 × max(0, 95 − (age + remaining lease))), then HDB LTV % = 75 × (CPF % / 100). This page’s default inputs reproduce the Ask.gov.sg 90% / $495,000 example exactly.
Minimum remaining lease. HDB’s Plan Your Finances page and Ask.gov.sg (updated 2026) require remaining lease of at least 20 years for CPF and an HDB loan. The original 2019 MOM wording was “more than 20 years”. This tool uses ≥ 20 years. The CPF calculator UI still shows a message that OA cannot be used if remaining lease is less than 30 years or youngest age + remaining lease is 80 or below. That is the pre-10 May 2019 rule (30-year floor and cover-to-80). Annex B explicitly allows 70% CPF when a 25-year-old buys a 55-year remaining-lease flat (covers only to 80), so the old block is not applied here. Always confirm on the official calculator.
HDB loan tenure = min(25, 65 − average age, remaining lease − 20), from HDB “Plan Your Finances” and the 2019 rules. LTV of 75% is from HDB’s 20 August 2024 cooling measures (it was 80%, and 90% in 2019).
Common use cases
- Checking a 1990s resale 4-room whose remaining lease is in the 60s before you submit an HFE application.
- Comparing two flats: one that covers you to 95 (full CPF) versus a cheaper, shorter-lease unit that forces a cash or loan top-up.
- Seeing how a later purchase year eats remaining lease and can drop you from 100% CPF to a prorated cap.
- Estimating HDB LTV and tenure together with the HDB Loan Eligibility calculator (MSR still binds the dollar loan) and grants on the HDB Grant calculator.
Worked examples
Example 1 — official CPF illustration (this page’s default). Two 25-year-olds, 65 years remaining, price and valuation $550,000, purchase in 2026. Age at expiry = 90. Five years short of 95 → CPF 90% = $495,000. Cash/loan shortfall $55,000. HDB LTV 75% × 90% = 67.5% → max loan from LTV $371,250. Tenure = min(25, 65−25, 65−20) = 25 years. Matches Ask.gov.sg.
Example 2 — MOM Annex B, coverage to 80. Same 25-year-olds, 55 years remaining, VL $430,000. Age at expiry 80. Fifteen years short → CPF 70% = $301,000. HDB LTV 75% × 70% = 52.5% (the 2019 table showed 63%, which is 90% LTV × 70%). Tenure = min(25, 40, 35) = 25 years.
Example 3 — covers to 95. 25-year-olds, 75 years remaining (or a 45-year-old with 50 years remaining). CPF 100% of VL. HDB LTV the full 75%.
Example 4 — remaining lease 19 years. CPF $0, HDB LTV 0%, tenure 0. Below the 20-year floor.
Example 5 — 70-year-old, 20 years remaining, covers to 90. Remaining lease meets the 20-year floor so CPF is allowed (90% of VL), but tenure = min(25, 65−70, 0) = 0, so no HDB loan.
Important notes
Estimates, not a CPF or HDB determination. Confirm on the official CPF housing usage calculator and HDB’s Plan Your Finances pages. The HFE letter is the official loan and grant assessment.
Valuation Limit versus later withdrawals. This tool models the first cap (percentage of the lower of price and valuation). Using more OA after setting aside the Basic Retirement Sum, Retirement Account use after 55, and second-property Full Retirement Sum rules are not included.
Studio apartments / short-lease 2-room Flexi and undervalued purchases are excluded from the official CPF calculator; do not rely on this page for those.
If the youngest co-owner leaves the flat, CPF Board recalculates the cap on the next youngest owner’s age.
Sources cited on this page: CPF housing usage calculator; HDB Plan Your Finances; Ask.gov.sg CPF Q&A with the 90% example; MND–MOM 9 May 2019 press release Annex B.
Frequently asked questions
What is the HDB 95-year CPF rule?
From 10 May 2019, if remaining lease covers the youngest buyer using CPF to age 95 and at least 20 years remain, you can use CPF up to 100% of the lower of price and valuation. Otherwise the cap is prorated. HDB LTV (now 75%) is prorated the same way.
Why can two 25-year-olds with 65 years’ remaining lease use only 90% CPF?
CPF Board’s published example: the lease lasts until they are 90, five years short of 95, so they may use 90% of the $550,000 price ($495,000). That is also Annex B of the 9 May 2019 MND–MOM press release.
What formula does this calculator use?
CPF % = max(0, 100 − 2 × years the lease falls short of covering the youngest buyer to 95). That is the unique simple rule that matches the official 70% / 90% / 100% Annex B table. CPF Board has not published the algebra and you should confirm on its calculator.
Is the minimum remaining lease 20 years or 30 years?
Current HDB and Ask.gov.sg rules are at least 20 years (the 2019 reform lowered the floor from 30). The CPF calculator UI still mentions a 30-year floor or age + lease ≤ 80. That is the pre-2019 rule; Annex B allows 70% CPF when a 25-year-old’s lease covers only to 80. This tool uses the 20-year floor.
How is HDB loan LTV prorated?
The full HDB LTV is 75% from 20 August 2024. If CPF is prorated to 90%, LTV is 75% × 90% = 67.5% of the lower of price and valuation. In 2019 the full LTV was 90%, so the same 90% factor produced 81% LTV in Annex B.
How is HDB loan tenure calculated?
The shortest of 25 years, 65 minus the buyers’ average age, and remaining lease minus 20 years. Below 20 years remaining, no HDB loan.
Does this replace the official CPF calculator?
No. Results are estimates. Use the CPF housing usage calculator for the figure CPF Board will apply, and apply for an HFE letter for the loan.
What if valuation is lower than the price?
CPF is a percentage of the lower of the two (the Valuation Limit). The cash shortfall is the price minus that CPF amount, so you need more cash or loan when you pay above valuation.