Selling your bigger flat, renting out rooms, or unlocking cash from your lease: what each option could mean for you, with real prices from your own town.
HDB resale prices Nov 2025 to Oct 2026 (retrieved 19 Oct 2026) · URA data retrieved 19 Oct 2026 · Scheme rules checked 20 Oct 2026
Two or more ticks? It's worth working out the numbers. There's no rush and no obligation.
Prices are medians of actual resales in the last 12 months: HDB from data.gov.sg; smaller condos are resale units up to 70 sqm (about 750 sqft) within 500 m of the town's HDB blocks, from URA. Stamp duty uses IRAS residential rates. This is a rough guide, not a valuation or financial advice: your own flat's floor, condition and lease change the numbers.
| Town | 4-room | 5-room | Executive | 3-room | 2-room | Smaller condo | Possible gap |
|---|---|---|---|---|---|---|---|
| Woodlands | $550,000 | $655,000 | $918,000 | $410,000 | $378,000 | $747,000 | $508,000 Executive → 3-room |
| Sembawang | $600,000 | $640,000 | $750,000 | $520,000 | $379,000 | $1,068,000 | $230,000 Executive → 3-room |
| Yishun | $550,000 | $690,000 | $900,000 | $433,000 | $363,000 | $955,000 | $467,000 Executive → 3-room |
Median resale prices, Nov 2025 to Oct 2026. "Possible gap" is before agent fees, stamp duty, moving costs and CPF refunds. Tap a town for its full guide.
Suits you if you want to move soon and choose your exact block and floor.
Suits you if you can wait for a new flat and want the lowest price.
Suits you if you'd rather stay put but want a monthly income.
Suits you if you're 65+ and want to stay in your home for life.
Enhanced from 1 Dec 2025. HDB decides eligibility and the final amount: HDB Silver Housing Bonus.
Every household is different. Serene can map out sell-first or buy-first for you.
Selling a bigger home and moving to a smaller one, usually after the children have moved out. Most people do it to free up cash for retirement, cut upkeep and chores, or move closer to family, a clinic or an MRT station.
It depends on your flat and the home you move to. Using the last 12 months of HDB resale prices, moving from an Executive flat to a 3-room flat in the same town left a gap of roughly $230,000 to $510,000 before costs and CPF refunds. Use the estimator on this page for your own flat type.
A cash bonus of up to $30,000 (3-room) or up to $40,000 (2-room or smaller, including Community Care Apartments) for Singapore Citizens aged 55 and above who sell their home, buy a 3-room or smaller flat and commit part of the proceeds to their CPF Retirement Account. Household income must be $14,000 a month or less. HDB decides eligibility and the final amount.
Yes, if you own a 3-room or bigger flat. You must keep living in the flat with your tenants, each rental must be at least 6 months, and HDB must approve each tenant first ($9 per bedroom). A 3-room flat can rent out 1 bedroom; a 4-room or bigger flat up to 2.
The CPF you used for the flat, plus accrued interest, is refunded to your CPF. From age 55, the refund first tops up your Retirement Account to the Full Retirement Sum; any balance stays in your Ordinary Account, where it can be used for your next home or withdrawn.
If you buy another HDB flat first, you usually have 6 months after the purchase to sell your current flat. For the Silver Housing Bonus, you must book or buy the next flat before selling, or within 12 months after the sale. Selling first gives you a firm budget but may need a short stay elsewhere; Serene can help you plan the timing.
Rules and amounts checked on 20 Oct 2026 against: HDB Silver Housing Bonus · HDB Lease Buyback Scheme · HDB buying a new flat as a senior · MOH Community Care Apartments · HDB renting out a bedroom · HDB bedroom rental terms · HDB rental regulations · CPF selling your flat after 55 · Median rents: HDB public housing data, Q2 2026. Rules change; please confirm with HDB, CPF Board or Serene before deciding. This page is general information, not financial or legal advice.