HDB vs Condo Upgrading Costs in 2026

TL;DR — The Short Answer

Upgrading to a $1.2M condo costs roughly $80,000–$120,000 in upfront fees beyond the down payment.
If you still own your HDB when buying the condo, 20% ABSD applies — that's $240,000 on a $1.2M condo.
Selling your HDB first avoids ABSD but means you need temporary housing.

The two upgrading routes

Most upgraders face a critical timing decision: sell your HDB before buying the condo, or buy the condo first and sell the HDB within the required timeframe. Each route has very different cost implications.

Route A: Sell HDB first

✓ No ABSD on condo purchase
✓ Lower upfront cash needed
✗ Need temporary housing (rental)
✗ Timing pressure on new purchase

Route B: Buy condo first

✓ No rush to find new home
✓ Can overlap for renovation
✗ 20% ABSD upfront (refundable if HDB sold within 6 months)
✗ Massive cash flow impact

ABSD Remission note: Singapore Citizens buying a second property can apply for ABSD remission if they sell their first property within 6 months of the new purchase. The 20% ABSD is paid upfront and refunded — but you need the cash on hand first.

Full cost breakdown: $1.2M condo upgrade

Here is every cost you should budget for when upgrading from an HDB to a $1.2M private condo (Singapore Citizen, Route A — HDB sold first):

Costs on the condo purchase

Buyer's Stamp Duty (BSD)

1% on first $180k + 2% on next $180k + 3% on next $640k + 4% on remainder

$33,600

ABSD (SC, 2nd property — Route B only)

20% × $1,200,000

$240,000

Legal fees (conveyancing)

Typical range $3,000–$5,000

~$3,500

Mortgage legal fees

Separate from conveyancing

~$2,500

Valuation fee

Required by bank

~$700

Home insurance (first year)

Compulsory for mortgaged property

~$500

Costs on the HDB sale

Agent commission (HDB sale)

1–2% of HDB sale price (negotiable)

~$6,000–$10,000

Legal fees (HDB sale)

Conveyancing for sale

~$2,500–$3,500

CPF accrued interest repayment

CPF used + 2.5% p.a. interest must be returned to CPF

Varies

HDB resale levy (if applicable)

Only if you received housing grants on your HDB

$15,000–$50,000

Post-purchase costs

Renovation & furnishing

New condo typically needs full fit-out

$50,000–$120,000

Monthly maintenance fee

Condo management & facilities

$300–$700/mo

Property tax (owner-occupied)

Based on Annual Value

~$1,200–$2,400/yr

Total cost summary (Route A vs Route B)

Cost item	Route A (Sell HDB first)	Route B (Buy condo first)
BSD on condo	$33,600	$33,600
ABSD (20%)	$0	$240,000*
Legal + valuation	~$7,200	~$7,200
HDB sale costs	~$12,000	~$12,000
Renovation	~$80,000	~$80,000
Total extra costs	~$133,000	~$373,000*

* Route B ABSD is refundable if HDB is sold within 6 months of condo purchase. You still need the cash upfront.

The CPF accrued interest trap

Many upgraders are surprised to find that when they sell their HDB, they must return all CPF funds used (principal + 2.5% per year accrued interest) back to their CPF account — not to their bank account.

Example:

You used $200,000 CPF over 10 years to pay for your HDB. At 2.5% p.a., accrued interest = ~$55,000. You must return $255,000 to CPF from the sale proceeds — only the remaining cash goes to you.

This reduces the "cash in hand" from your HDB sale significantly. Plan accordingly.