The Seller's Guide · Singapore 2026
Selling your home in Singapore — done in the right order
Most selling mistakes happen before the listing goes live: wrong timing, wrong asking price, or discovering the real numbers only at the negotiation table. Work through the checklist below step by step — each one unlocks the next.
By Kenny Neo · Senior Director of Agency, ERA Singapore · 200+ homes transacted · Updated July 2026
7 things you should know before selling your home
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The answer comes from four checks, made in this order: your Seller's Stamp Duty clock, competing supply around you, current buyer demand, and your remaining lease.
1 · The SSD clock
If your SSD holding period clears within the next 12 months, waiting it out usually keeps more money in your pocket than selling early — start marketing about 2 months before the window clears. Bought on or after 4 July 2025: 4-year holding period (16/12/8/4%). Bought before: 3 years (12/8/4%).
2 · Competing supply
A large pool of unsold new-launch units near you will compete directly with your resale listing when those projects push for sales. Heavy nearby supply is a reason to move earlier, not later.
3 · Buyer demand and momentum
Demand is measurable: how many units like yours sold nearby in the last 3 months, and whether prices are rising or softening. Strong demand with steady momentum supports a confident asking price; softening momentum means never chase the market down — price realistically from day one.
4 · Remaining lease
Below 60 years of remaining lease, every passing year shrinks your buyer pool — CPF usage and loan limits tighten for your next buyer. Time works against an ageing-lease listing, which favours selling sooner.
Every one of these checks starts with knowing what your home is worth today.
Get my free valuation →A well-run listing works with three prices set before launch: a Target price to list at, an Accept floor you won't go below, and a Stretch price reserved for strong markets.
Target
Fair value plus a negotiation buffer of around 3%. This is the default listing price — visible enough to attract offers, with room to negotiate.
Accept
Roughly 3% below fair value. Your walk-away floor, decided calmly before the campaign — not mid-negotiation.
Stretch
Set from the top decile of true comparables — same floor band, not outliers. Only justified when demand is high and the unit has genuine premium features.
One discipline matters above all: if the market is softening and three viewings pass without an offer, reprice quickly. Chasing the market down — cutting late, in small steps — is how listings go stale.
Your free valuation report shows the comparable sales these bands are built from.
Get my free valuation →Your cash proceeds are the sale price minus five deductions. Work them out before listing — not at the negotiation table.
| +Sale price | What the buyer pays |
| −Outstanding loan | Redeemed at completion; get the latest statement from your bank |
| −CPF refund | Principal used plus accrued interest — returns to your OA and is reusable for your next purchase |
| −Agent commission | Typically 2% + 9% GST |
| −Seller's Stamp Duty | Only if selling within the SSD holding period |
| −Legal fees | Approximately S$2,500–3,500 |
One flag to check early: if the sale price cannot cover the outstanding loan plus the CPF refund, you are in negative equity and will need to top up the difference in cash at completion. Better to know this months before, not days before.
The full valuation report includes a net-proceeds calculator with your own numbers.
Get my free valuation →From listing to money in the bank, a private-property sale realistically takes 5–6 months. Here is the sequence.
Week 1
Valuation & strategy
Establish fair value from transaction data, set the three price bands, and decide the timing call.
Weeks 1–2
Preparation
Declutter, minor touch-ups, professional photography and floor plan, listing copy built on verifiable facts — MRT walk time, schools within 1km, renovation state.
Weeks 2–8
Viewings & offers
A normal campaign runs about 4–12 weeks. Momentum is front-loaded: the first 3 weeks attract the most qualified buyers.
Offer
Option to Purchase
Buyer pays a 1% option fee for the OTP, then typically has 14 days to exercise it with a further 4% deposit.
+10–12 weeks
Completion
Lawyers handle loan redemption, CPF refund, and transfer. You hand over keys and receive your proceeds.
Five documents cover almost everything your lawyer and agent need. Gather them in week one so nothing delays the deal later.
- ✓
Title deed
Or confirmation that your bank holds it under the mortgage.
- ✓
Outstanding loan statement
The latest redemption statement from your bank.
- ✓
CPF property usage statement
Shows principal used plus accrued interest — downloadable from your CPF account.
- ✓
Property tax statement
Latest IRAS statement for apportionment at completion.
- ✓
Tenancy agreement
Only if the unit is currently leased — buyers will ask for it upfront.
The process is the same; the valuation logic is not. A condo is priced from comparable units in the development. A landed home is priced on land.
Condo
- Valued per square foot against recent sales of similar units in your development
- Floor level, facing, and renovation drive the premium within a block
- Deep pool of comparables — pricing is precise and buyers know it
Landed
- Valued on land PSF from pure landed sales near your street — never strata or cluster comps
- Tenure, land size, frontage, storeys, and rebuild state set the adjustment
- Fewer comparables and longer campaigns — pricing discipline matters even more
The valuation tool handles both — pick Condos or Landed and get your range in 60 seconds.
Get my free valuation →How much does it cost to sell a property in Singapore?+
The main costs are agent commission (typically 2% of the sale price, plus 9% GST), legal fees of roughly S$2,500–3,500, and Seller's Stamp Duty if you sell within the SSD holding period. You will also refund to your CPF account any CPF used for the purchase, plus accrued interest — this is not a cost, but it reduces the cash you receive at completion.
What is Seller's Stamp Duty (SSD) and will I pay it?+
SSD is a tax on selling residential property within a set holding period. For properties bought on or after 4 July 2025, the holding period is 4 years with rates of 16%, 12%, 8%, and 4% by year of sale. For properties bought before that date, it is 3 years at 12%, 8%, and 4%. Sell after the holding period and no SSD applies. If your SSD window clears within the next 12 months, it usually pays to wait it out.
How long does it take to sell a condo in Singapore?+
A realistic campaign is around 3 months from listing to an accepted offer in a normal market. After the buyer exercises the Option to Purchase, completion typically takes another 10–12 weeks. End to end, plan for roughly 5–6 months from listing to receiving your proceeds.
Do I have to refund my CPF when I sell my property?+
Yes. The CPF principal you used for the purchase, plus the interest it would have earned, is refunded to your Ordinary Account at completion. The money is not lost — it becomes available again for your next property purchase.
Should I sell my property or rent it out?+
It depends on your holding power and the market around your unit. If similar units rent out at a gross yield of about 3.5% or higher and buyer demand near you is currently soft, holding and collecting rent while waiting for the next demand upswing can be the stronger move. If unsold new-launch supply is building up nearby, selling before that supply competes with you at resale is usually the safer call.
Should I buy my next home first or sell first?+
For married couples upgrading to a private property, buying first and selling your existing home within 6 months can qualify you for an ABSD refund — but the deadline is strict. Selling first removes the ABSD problem entirely but may require interim housing. The right sequence depends on your financing and risk tolerance; this is worth a proper conversation before you commit either way.
How is a landed home valued differently from a condo?+
Landed homes are priced on land, not floor area. Valuation works from the land PSF of pure landed transactions near your street, then adjusts for tenure, storeys, condition, frontage, and rebuild status. A condo is valued from comparable units in the same development on a per-square-foot basis.
What documents do I need to sell my property?+
Have ready: your title deed (or confirmation the bank holds it), latest outstanding loan statement, CPF property usage statement, property tax statement, and the tenancy agreement if the unit is leased. Your conveyancing lawyer handles the rest.
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