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Sell your home

Know your real cheque before you list.

Most sellers find out what they net after they've committed to the next purchase. We do it the other way round: the proceeds breakdown comes first, free, and you keep it either way.

Free, no obligation, no listing agreement required to get your numbers.

The 60-second version

  • 01Your sale price is not your profit. The loan, your CPF principal and the CPF accrued interest come out first — know that number before you list.
  • 02CPF accrued interest returns to your CPF, not your bank. Treat it as unavailable for your next downpayment unless you're past 55 and above your retirement sum.
  • 03Price against completed transactions, not portal asking prices.
  • 04Buying next? Sell-first vs buy-first is an ABSD decision — and a cash-flow one. Planned first, not last.
  • 05The full proceeds breakdown is free and yours to keep. No listing agreement needed.
Jump to:What you get·How it works·Where the money goes·FAQ

What you get

What listing with me actually includes.

Not adjectives — deliverables. Every item is something you can point at and check was done.

A proceeds breakdown, before you list

Loan, CPF principal, CPF accrued interest (per drawdown), commission, legal — one page showing the cash that actually reaches your account.

Pricing off real transactions

Set against completed URA caveats and HDB records for comparable units — what buyers paid, not what sellers ask.

A marketing plan with dates on it

Photography, copy, portal syndication, social and a viewing schedule — each with a date, so you can see it's on track.

Professional photography and floor plan

Buyers skip bad photos in a second, and no pricing strategy recovers a listing nobody clicks.

A video walkthrough on the channel

Where it suits the property, a walkthrough on @thepropertygene — in front of buyers already researching this move.

Buyer qualification before viewings

Loan eligibility and timeline checked before anyone walks through your home. Fewer viewings, better ones.

A negotiation floor you set in advance

We agree your walk-away number before the first offer lands, so you decide clear-headed, not under pressure.

Timeline coordinated with your purchase

Selling to buy? The two transactions interlock — completion dates, any gap, and the ABSD of the sequence, planned first.

How it works

Seven steps, in order.

Nothing here is a surprise — you'll know what happens next at every point.

  1. 1

    The numbers conversation

    Step 1

    Free, no obligation. We value your property against real comparables and work out what you'd net after the CPF refund. Some people stop here and decide not to sell — a legitimate outcome.

  2. 2

    Strategy and sequence

    Step 2

    Buying next? We settle sell-first vs buy-first and map the completion dates — this sets your ABSD exposure and whether you need bridging.

  3. 3

    Prepare and price

    Step 3

    Light staging where it pays, photography, floor plan and copy. We set the asking price and your private walk-away floor together.

  4. 4

    Launch and market

    Step 4

    Listings go live, social runs, viewings are scheduled in blocks. You get a weekly written update — viewings, feedback, enquiries.

  5. 5

    Offers and negotiation

    Step 5

    Every offer reaches you with the buyer's financing attached, not just a number. We negotiate against the floor from Step 3.

  6. 6

    Option and completion

    Step 6

    Option granted, exercised, conveyancing runs. HDB has its resale-portal process; private completes in about 8–10 weeks. I keep the dates visible.

  7. 7

    Handover — and the next move

    Step 7

    Keys handed over, proceeds disbursed, CPF refunded. If you're buying next, that purchase has been running in parallel throughout.

The maths

Where your sale price actually goes.

The order matters — each line comes out before the next. What survives to the bottom is your cash.

Deducted, in this orderWhere it goesAvailable as cash?
Outstanding loanYour bank or HDBNo
CPF principal usedBack to your CPF Ordinary AccountOnly for the next property, or after 55 above your retirement sum
CPF accrued interestBack to your CPF Ordinary AccountSame as above — the line that surprises people
Agent commissionAgreed in writing before listingNo
Legal and conveyancing feesYour conveyancing lawyerNo
= Cash proceedsYour bank accountYes — the real number

Seller's Stamp Duty may also apply: for properties bought on or after 4 July 2025 it runs over afour-year holding period at 16% / 12% / 8% / 4%. Your exact figures depend on your loan balance, CPF drawdown history and purchase date — which is why the breakdown is done per property, not from a calculator.

Selling FAQ

The questions sellers actually ask.

How much is my property actually worth?+
A range, not a number — drawn from completed transactions of comparable units, adjusted for floor, facing, layout and condition. I'll pull those free. Be wary of any agent who gives a precise figure before looking at the data; an inflated valuation wins the listing and then leaves it sitting.
What's the commission?+
Agreed in writing before you list, and it depends on property type and scope. Singapore has no fixed commission rate — anyone who says it's mandated is wrong. I'll quote the number upfront and show what it buys.
Should I sell first or buy first?+
The highest-stakes question in an upgrade, and it turns on ABSD. Buy before you sell and you pay ABSD on the second property upfront, with remission possible if you sell your first within six months (a married couple including a Singapore Citizen, buying in both names) — you pay first and claim back. Sell first and you have certainty on proceeds but may need interim accommodation. We work out the right answer for your cash position in Step 2.
How long will it take to sell?+
It depends on segment, pricing and how much comparable stock is competing at the same time. Where a wave of flats just hit MOP you may be one of a dozen near-identical units — a problem we plan for. I'll give a realistic window from current volume in your specific estate and flat type.
What is CPF accrued interest, and why does it eat my proceeds?+
Every CPF dollar you used goes back to your CPF Ordinary Account on sale — plus the 2.5% it would have earned. Not a penalty; your money returning to CPF. But it's not spendable cash for your next downpayment unless you're past 55 and above your retirement sum. It's calculated per drawdown — multiplying total CPF by 2.5% over the whole period overstates it. Pull your real figure from the CPF portal under My Statement → Property.
Do I need to renovate before selling?+
Almost never a full renovation — you rarely recover it. Decluttering, deep cleaning, fixing anything visibly broken and better lighting usually pay for themselves. I'll tell you exactly what's worth doing, including when the answer is nothing.

Get your proceeds breakdown.

Send me your property details and I'll come back with the full numbers — what it's worth against real comparables, and what actually lands in your account. Free, and yours to keep. I reply within one business day.

Request my breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty