Using CPF to Buy a Second Property in Singapore: Rules, Calculations and Examples (2026 Guide)

Last reviewed: April 2026

Planning to buy a second property in Singapore? Before you commit, there is an important CPF rule you need to know. If you have already used (or are currently using) CPF for an existing property, you must set aside a minimum amount in your CPF accounts before any excess Ordinary Account (OA) savings can be used for a second or subsequent property.

This guide explains the rule, walks through the calculation with 2026 figures, and covers the key scenarios you are likely to encounter.

The Core Rule: Set Aside the Basic Retirement Sum First

If you are below 55 years old and own or are paying for a property using CPF, you must set aside an amount equal to the current Basic Retirement Sum (BRS) before you can use any excess CPF OA savings for a second or subsequent property purchase.

The BRS is adjusted every January. Always check the latest figure at CPF Board: Retirement Sums.

What Counts Towards Meeting the BRS?

Three balances are added up to determine if you meet the BRS threshold:

• OA balance (net of any amounts used for existing property)
• SA balance
• CPFIS-SA principal value (amount invested under CPF Investment Scheme from your SA, at cost, not market value)

If the total of these three exceeds the BRS ($110,200 in 2026), the excess in your OA can be used for your second property. If it falls short, you cannot use any OA savings for the second property until the shortfall is resolved.

Important: Property Lease Must Cover You to Age 95

If the remaining lease of your property does not cover the youngest owner to age 95, you may be required to set aside the Full Retirement Sum (FRS) of $220,400 instead of the BRS. This is a newer rule that applies to shorter-lease properties and significantly reduces the CPF available for a second purchase.

How to Calculate Your Available CPF for a Second Property

Here is the step-by-step formula:

Available CPF = (OA + SA + CPFIS-SA) minus BRS
But the amount you can actually use is capped at your OA balance.

Example 1: You Meet the BRS Requirement

In this example, you can use up to $109,800 from your OA towards the purchase of a second property. This can go towards the downpayment, monthly loan instalments, and legal/stamp fees.

Once the BRS is met, your future monthly CPF OA contributions can also be used to service the housing loan on the second property.

Example 2: You Do Not Meet the BRS Requirement

In this case, your combined CPF balances fall short of the BRS. You cannot use any CPF OA savings for the second property until the shortfall is resolved. You will need to fund the purchase entirely with cash and/or bank loan proceeds.

CPF Withdrawal Limit for Property

Even if you meet the BRS, there is a separate cap on how much CPF you can use for any single property:

For properties with shorter remaining leases, the withdrawal limit may be reduced. CPF Board assesses this based on whether the remaining lease can cover the youngest buyer to age 95.

What If You Plan to Sell Your First Property?

If you are buying a second property with the intention of selling your first, CPF provides a 6-month grace period. During this period, you do not need to meet the BRS set-aside requirement.

• Completed property: 6 months from the completion date of the second property purchase
• Under construction: 6 months from the date of the Temporary Occupation Permit (TOP)

This is useful for HDB upgraders who need to buy first and sell later due to timing gaps.

Frequently Asked Questions

Can I use CPF to buy a second HDB flat?

Yes, provided you meet the BRS set-aside requirement and the HDB eligibility criteria. The same CPF rules apply whether the second property is an HDB flat, EC, or private property.

Does Medisave count towards the BRS?

No. Only OA, SA, and CPFIS-SA balances count towards meeting the BRS threshold. Medisave is excluded.

Can OA funds invested under CPFIS count towards the BRS?

Only CPFIS-SA (Special Account investments) count towards the BRS calculation. CPFIS-OA investments do not count as they are already part of your OA balance or have been withdrawn from it.

Does this rule apply to a third property?

Yes. The same BRS set-aside rule applies for any subsequent property (third, fourth, etc.).

What happens when I turn 55?

At age 55, your SA and OA savings are transferred to a Retirement Account (RA) up to the FRS. After the RA is formed, the rules for using remaining OA funds for property may differ. Check with CPF Board for your specific situation.

Related Guides on PropertyNet.SG

• How Much Cash Do You Need to Buy a Private Property in Singapore?
• BTO/HDB Decoupling and Buying a Second Property
• How TDSR & LTV Affect Property Loans and Refinancing
• What Is Buyer Stamp Duty & Additional Buyer Stamp Duty (ABSD)?
• Home Equity Loan: How to Cash Out Your Property Without Selling

Government & Official Resources

• CPF Board: Using CPF to Buy a Home
• CPF Board: Basic, Full & Enhanced Retirement Sums
• CPF Board: Latest Retirement Sums
• MAS: Loan Tenure and LTV Limits

Note: CPF rules are subject to change. The retirement sums are adjusted annually. Always verify the latest figures with CPF Board before making financial decisions. This article is for general information only and does not constitute financial advice.