CPF Accrued Interest & Property Sale Refund Calculator 2026

Complete guide to CPF accrued interest when selling a home in Singapore. Explains 2.5% compounding interest, property charge, valuation caps, & OA refunds.

Statutory Overview & Government Framework

CPF accrued interest is the interest (2.5% per annum compounded monthly) that your CPF Ordinary Account (OA) savings would have earned if they had remained in your account instead of being withdrawn to purchase a property (down payment, monthly mortgage, stamp duties, and legal fees). Under the Central Provident Fund Act, when you sell your property, you must refund the principal amount withdrawn plus accumulated accrued interest back into your CPF Ordinary Account. Refunded CPF funds are not a tax or penalty; 100% of the funds return to your personal CPF account for your next home purchase or retirement.

Key Benefit Criteria & Legal Rules

2.5% Monthly Compounding Accrued Interest Calculation2.5% Compounding

Accrued interest accumulates monthly at 2.5% per annum on all CPF OA principal funds used for property down payments and monthly mortgages.

Market Valuation Safeguard Cap for Property SellersValuation Cap

If property is sold at or above market valuation, the CPF refund is capped at net sale proceeds; you do NOT need to top up shortfall in cash.

CPF Housing Grants (EHG & PHG) Accrued Interest RefundHousing Grants

CPF Housing Grants (e.g. EHG up to S$80,000) deposited in OA also incur 2.5% interest and must be refunded upon property sale.

Age 55+ Retirement Account Top-Up PriorityAge 55+ Rules

For sellers aged 55+, refunded CPF funds first top up the Retirement Account (RA) to FRS (S$220,400) before cash withdrawals.

Eligibility & Income Thresholds

Applies to all Singapore Citizens and Permanent Residents who used CPF OA savings to purchase HDB flats or private property.

Property sold at or above fair market value is protected by the LTA/CPF net proceeds valuation cap.

Voluntary Cash Housing Repayments can be made anytime to stop accrued interest from accumulating while living in the property.

Refunded CPF Ordinary Account funds are immediately available for purchasing a subsequent property.

Statutory Application & Verification Checklist

Central Provident Fund Act (Cap. 36) & Property Refund Rules

Singpass Access for CPF Portal Property Summary Statement

HDB / Private Property Resale Option to Purchase (OTP) Agreement

Valuation Report by HDB / Accredited Professional Valuer

Lawyer Conveyancing Account Statement & CPF Refund Voucher

Step-by-Step Claim & Disbursal Process

Log into CPF Portal via Singpass to View Accrued Interest

Check exact principal withdrawn and accrued interest under 'Property Summary' on cpf.gov.sg.

Obtain Official Property Market Valuation Report

Ensure resale price is at or above valuation to activate the CPF valuation cap safeguard.

Issue Option to Purchase (OTP) & Complete Resale Application

Execute property sale through HDB Resale Portal or conveyancing lawyer.

Conveyancing Lawyer Disburses Sale Proceeds & CPF Refund

Lawyer repays outstanding bank loan, legal fees, and transfers CPF refund to CPF Board.

Receive Refunded Funds & Accrued Interest in CPF OA

CPF Board credits principal + interest into your CPF OA (or RA if aged 55+) within 1-2 weeks.

Frequently Asked Questions (FAQ)

CPF accrued interest is the amount of interest (2.5% per annum compounded monthly) that the CPF Ordinary Account savings you used for your property would have earned if they had remained untouched in your CPF account.

No! CPF accrued interest is NOT a tax or penalty. 100% of the refunded principal and accrued interest goes directly back into YOUR personal CPF Ordinary Account.

If you sell your property at or above market valuation, the CPF refund required is capped at your net cash proceeds. You do NOT have to top up the remaining CPF shortfall in cash.

If you sell below market value without obtaining prior approval from the CPF Board, you MUST top up the difference between the sale price and market value in cash to cover the CPF refund shortfall.

You can make a 'CPF Voluntary Housing Repayment' online via the CPF portal using cash. This refunds your CPF Ordinary Account while you continue owning the property, immediately stopping interest.

Yes. Any CPF Housing Grant money credited to your CPF Ordinary Account to buy a flat incurs 2.5% per annum accrued interest and must be refunded to CPF upon selling the flat.