HDB Resale: A Full Breakdown of Legal Fees, Stamp Duty & Hidden Costs

Buying an HDB resale flat involves more than the agreed sale price. In addition to the purchase price you and the seller agree on, prepare for: HDB/legal/conveyancing fees, Buyer’s Stamp Duty (BSD), Additional Buyer’s Stamp Duty (ABSD) if applicable, valuation and registration charges, caveat/title searches, insurance premiums and small administrative fees. Some of these can be paid from CPF Ordinary Account (OA) if you are eligible; others (notably ABSD) must be paid in cash.

Guide

1. Read the quick checklist on page start if you need an instant feel for cash needed.
2. Review the detailed cost breakdown and sample case.
3. Read the three scenarios to see how profile (citizen/PR/foreigner) changes cash needs.
4. Use the FAQ to answer practical edge cases.
5. Keep the editor notes at the end for your team (these list the authoritative pages we used to verify figures; remove these before publishing if you prefer no visible sources).

Quick checklist — what you must budget for before exercising an OTP

• Option fee (up to $1,000) + exercise fee (combined option+exercise up to $5,000). Cash.
• Resale application administrative fee (usually $40 for 1–2 room; $80 for 3-room and above). Card/GIRO.
• Request-for-value / valuation fee (standard fee applies for Request for Value). Card/GIRO.
• Buyer’s Stamp Duty (BSD) — tiered marginal rates. Cash or CPF (subject to CPF rules).
• Additional Buyer’s Stamp Duty (ABSD) — may be substantial; always cash.
• HDB legal/conveyancing fees if HDB acts for you (or private lawyer fees if you instruct your own). CPF/cash.
• Caveat registration, title search, registration & microfilming fees. Cash/CPF per rules.
• Insurance (HPS, fire insurance) and survey or inspection fees. CPF/cash depending on item.
• Moving/renovation buffer. Cash.

Step-by-step: fees in the HDB resale purchase flow (what you pay, and when)

1. Before marketing / offer
   • Check HFE (HDB Flat Eligibility) and confirm grant entitlement. That tells you whether CPF grants will reduce net cost.
2. When you grant/receive an OTP
   • Option fee: Buyer pays up to $1,000 cash when OTP is granted.
   • Exercise fee: Buyer pays exercise fee within 21 days when exercising OTP so total deposit (option + exercise) does not exceed HDB caps (commonly $5,000 total).
3. Request for valuation (if buyer needs loan/CPF)
   • Request-for-Value fee (applies when buyer requests HDB valuation). Paid by buyer.
4. Submit resale application (joint online)
   • Resale application administrative fee (paid online when submitting application — $40 for 1–2 room, $80 for 3-room and larger). Both parties must submit within the required windows.
5. Pre-completion period
   • HDB arranges technical inspection. If illegal works are found, remedial costs may be required before completion.
   • Caveat and title search fees may apply to protect interests or confirm ownership status.
6. At acceptance / endorsement stage
   • Legal / conveyancing fees (HDB acting for you or private solicitor) are collected/confirmed. Some conveyancing disbursements (searches, courier fees, stamp filing) are charged as well.
   • Stamp duty on mortgage (if a mortgage is created) is usually payable.
7. Completion appointment
   • BSD and ABSD must be paid (if not already).
   • HDB processes CPF refunds for the seller (refund back to seller’s CPF within HDB’s stated processing timeframe).
   • Keys, utilities and final handover done after completion.

Typical HDB resale fees — illustrative example (3-room resale priced at $450,000)

The table below is a typical worked example for a common 3-room resale purchase and reflects a realistic mid-level resale purchase. Use it for planning; exact amounts may differ for your flat type and circumstances.

Notes:

• The totals above are illustrative and reflect a typical mid-sized resale flat using HDB’s legal service. If you hire your own private solicitor or use a bank loan, expect additional solicitor charges (private solicitor fees typically add several thousand dollars).
• Some fees can be paid from your CPF OA where rules permit; ABSD must be paid in cash and cannot be paid from CPF.
• Survey fees (if ordered), additional searches and special disbursements are extra.

HDB legal fees vs private lawyer — the tradeoffs

Recommendation: If your transaction is straightforward and you want predictable fees, consider HDB acting for you. If you have complex legal needs (family trusts, corporate ownership or unusual encumbrances), a private conveyancing lawyer is worth the extra cost.

How to reduce surprise charges — practical tips

• Run a full cash model: include ABSD, BSD, min cash downpayment, legal/disbursement fees, and a renovation buffer.
• Check HDB’s legal fees enquiry tool before committing — it gives an estimate specific to your flat price and loan type.
• Confirm whether you will use an HDB loan or a bank loan. Bank loans often require private lawyers and can change upfront legal costs.
• Get an IPA (In-Principle Approval) from your bank to lock in loan quantum; this avoids valuation surprises.
• Request seller’s renovation approvals early to speed up the technical inspection.
• Use CPF OA where allowed to reduce cash needed, but always earmark cash for ABSD and minimum cash downpayment.
• Ask for a written quote from any private lawyer and compare against HDB’s fee estimate.

Quick comparison: HDB acting vs private lawyer + HDB loan vs bank loan

Three short scenario examples (how profile changes cash need)

Example A — First-time buyer (citizen buying a 3-room $450k resale)

• Grants reduce net purchase price (if eligible). Many fees (some legal, stamp duty) can be paid using CPF OA subject to limits. ABSD = 0%. Estimated typical “hidden” fees ~ the illustrative total above.

Example B — Buyer using private lawyer + bank loan

• Expect private lawyer fees of several thousand on top of HDB legal items; bank may require separate stamp or bank administration fees; minimum cash downpayment rules differ if LTV lower — prepare an extra cash buffer.

Example C — Buyer selling and buying (contra)

• If doing simultaneous sell-and-buy (contra/ECF), coordinate schedule carefully: CPF refunds and loan redemptions affect timing; legal disbursements may be adjusted on completion day.

Key takeaways

• ABSD is frequently the largest single cash item for second or subsequent buyers and cannot be paid with CPF.
• HDB legal fees and conveyancing costs are predictable if you let HDB act; private lawyers add flexibility but also a larger, upfront bill.
• Plan for ~S$10k–S$20k in ‘hidden’ fees for typical resale transactions (amount varies with flat price, loan type and solicitor choice).
• Use HDB’s fee enquiry tool and your bank’s IPA to produce a firm cash requirement before you sign.

FAQ — 25 essential questions (answers concise & practical)

1. What are the main ‘hidden’ fees when buying an HDB resale flat?  
   Legal/conveyancing fees, BSD, ABSD (if applicable), valuation/request-for-value fees, caveat/title search, registration/microfilming and insurance premiums.
2. Can I pay HDB legal fees with CPF?  
   Yes in many cases parts of the legal fees and stamp duty can be paid using CPF OA, subject to CPF rules.
3. Is ABSD payable with CPF?  
   No. ABSD must be paid in cash.
4. How much is the resale application fee?  
   The administrative fee is typically $40 for 1–2 room flats and $80 for 3-room and larger flats.
5. What is the valuation / Request-for-Value fee?  
   A standard fee applies for Request-for-Value; verify the current amount with HDB when you request it.
6. What is a caveat and how much does it cost?  
   A caveat protects an applicant’s interest on the land register; the registration fee for a caveat is a small fixed amount.
7. Do I need a private lawyer for an HDB resale?  
   Not necessarily — HDB can act as conveyancing lawyer. Use a private lawyer if you need bespoke legal advice.
8. What is the typical HDB legal fee range?  
   HDB’s fee schedule is tiered by price and loan type; an HDB legal fee enquiry will give an estimate specific to your case.
9. What extra costs apply if I use a bank loan?  
   Banks may require private lawyer fees, mortgage processing fees, and additional disbursements; check with your lender.
10. Are survey fees chargeable?  
    Yes — if a survey is required you will incur the surveyor’s fee (varies by flat type).
11. When are BSD and ABSD payable?  
    Typically by the stamping deadlines tied to the Sale & Purchase Agreement — confirm in your transaction timeline.
12. Is the option fee refundable?  
    Option fee is non-refundable if buyer fails to exercise the OTP within the stipulated period, unless otherwise agreed.
13. Does HDB charge for registration and microfilming?  
    Yes — small fixed fees for transfer and loan registration apply.
14. How long until the seller’s CPF refund is processed after completion?  
    HDB processes refunds on completion and the refunded amount is typically credited to the seller’s CPF within the stated processing window.
15. Can I get an itemised legal bill before I commit?  
    Yes — ask HDB legal fees enquiry or request a written quote from a private lawyer.
16. Are conveyancing fees GST-inclusive?  
    Conveyancing fees and many disbursements are subject to GST where applicable; confirm the breakdown.
17. What happens if the HDB valuation is below the price (COV)?  
    Cash Over Valuation (COV) must be paid in cash; it does not count towards loan LTV.
18. Can any fees be refunded if the resale application lapses?  
    Some administrative fees may be non-refundable; check the specific fee terms.
19. Does HDB provide a legal-fees calculator?  
    Yes — there is an HDB legal fees enquiry tool to estimate fees when HDB acts for you.
20. Do I pay extra if there are co-owners or complex titles?  
    Complex title or Power of Attorney matters can attract additional solicitor work; request a tailored quote.
21. Is fire insurance mandatory?  
    Lenders often require fire insurance; HDB also lists recommended insurance; premiums vary.
22. Can I claim grant amounts directly at completion?  
    Grant amounts are disbursed according to HDB/CPF procedures and are applied to the purchase price according to the HFE/approval process.
23. Will HDB act for both purchase and mortgage?  
    HDB may act for purchase and mortgage conveyancing; confirm whether you appointed HDB or private counsel.
24. Do I still pay stamp duty if the seller gives me a cash discount off price?  
    Stamp duty is computed on the higher of transaction price or market value; discounts must be properly documented to be considered.
25. Who do I contact for a final breakdown tailored to my case?  
    Use HDB’s legal fees enquiry facility or get a written quote from a private conveyancing lawyer and an IPA from your bank.

Practical negotiation & execution tips

• Ask the seller for itemised receipts for renovation approvals or known defects that affect the technical inspection.
• Time your sale/purchase to coordinate CPF refunds and loan discharges if you are selling and buying near-simultaneously.
• Lock in a lawyer early and agree the billable scope (disbursements vs hourly rates) to avoid surprises.
• Budget a 10% contingency on top of estimated fees for small disbursements, surveys, and last-minute admin.

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