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Good day to you.

First key point to highlight: A purchase of part-share can only take place after the Final Judgment is issued. Given your plan to submit your HFE in January 2026, I don't anticipate many complications, unless there are challenges to the Interim Judgment.

With strong credit scores, you should be able to secure a bank loan of approximately $430k, which will effectively raise your total capital to around $560k. This is an essential step, as you are looking to finance your second BTO with an HDB loan.

Since you aim to utilize your upcoming purchase for future BTO projects, we may need to consider properties that are less than 25 years old. A 3-room or 4-room flat should be feasible, depending on the estate we choose.

Finally, regarding the level of assistance needed, the proposed flat fee of $2k may need to be adjusted upwards, as I believe you would prefer an experienced professional to guide you through the process, correct?

Let’s meet up and sort things out.

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Hello, happy to walk you through the process for your housing transition.

Your loan eligibility should come up to around $400k if you choose to opt for a HDB, or 800k if you opt for a condo.

Since HDB has ascertained that you can apply for a HFE now, you should go ahead to do that since the process takes time and you don't want a delay later on.

Meanwhile, I will be happy to meet up to guide you through the next steps, this is a good time to start planning as purchasing a home will take time before you can move in as well.

Happy to meet for free. Commission can be discussed at a later stage based on what specific help you need. I'm a Harvard graduated real estate agent with a degree in economics, and I have a decade of experience working on Singapore public policy. Feel free to reach out via whatsapp or email below and we can arrange!

Kay Cloud
The Harvard Educated Agent
Propnex Realty Pte Ltd
cloud@propnex.com
Tel: (+6.5.) 8.5.6.7.4.5.8.5
Whatsapp -> https://wa.me/6585674585 Read More

Hi

The temporary loan facility is only for BTO buyers. For your case since you are buying resale flat, and selling resale flat as well, the Enhanced Contra Facility is more useful to you, as it allows you to port over your sale proceeds and part of CPF refund towards the purchase of the next flat, and have both sale & purchase completions scheduled on the same date, for a smoother transition. However there are eligibility conditions to fulfill, one of which will be no bank loan must be involved. Is your house already fully paid?

The other thing will be your cpf refund, upon sale, have to go towards your RA first to meet the FRS requirements, before any excess can go towards CPF OA to be able to use for your next housing. So I will need to know how much each of you already have in your individual CPF RA so to be able to calculate exactly how much CPF you can use for the next flat, and determine your budget.

I have worked on similar cases before with seniors and am happy to do a detailed calculation for you so you have the full picture before you take any next action step.

Hope the above clarifies. I am well-versed with HDB and private property transactions, having helped more than 100 homeowners transit smoothly with their housing plans. Please reach out to me at 97432395  for a more in-depth discussion :)

May I have more info on your requirements so as to make better recommendations? Thanks and looking forward to chat more

Warm Regards,

Ivan Ng Realtor
ERA Senior Marketing Director
ERA Multiple Diamond Award Achiever

SEAA Salesperson Achievement Award (Gold)
SEAA Singapore Accredited Mortgage Planner (SAMP)

ERA Top 11th Achiever in Feb 2024 (Top 1% Company Level)
ERA Top 64th Achiever in March 2024 (Top 1% Company Level)
ERA Top 37th Achiever in Oct 2023 (Top 1% Company Level)
ERA Top 93th Achiever for Full-Year 2020 (Top 1.5% Company Level)
ERA Top 11th Achiever in June 2020 (Top 1% Company Level)

SMU BBM (Finance), Magna Cum Laude
Proactive. Sincerity. Feedback.

Contact: (+65) 97432395 
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-- HDB Executive Maisonette Sellers, Mr & Mrs Yeo --

Before contacting Ivan Ng, our Property Realtor, we were quite apprehensive about our Contra-deal ( concurrent resale & purchase of HDB flats) as at that time the outlook of the resale property market was quite sluggish & pessimistic. But surprisingly our property realtor, Ivan , was able to put us at ease with his professional competence, astute work experience & friendly nature . He was able to consummate our contra-deal within one month of our HDB application. Now we are convinced by his promise that (in Ivan's own words) ... "A contra-deal is where the sale & purchase transactions are done concurrently and completed on the same day. This results in a seamless transition of the funds from your sale proceeds and CPF proceeds towards your purchase price." More importantly Ivan has also managed to clinch a good deal for our contra-deal. We'll certainly recommend him to our kins & friends. Thank you very much, Ivan. We are definitely your satisfied customers!

-- HDB Toa Payoh 5-RM Sellers of Million-Dollar HDB, Mr. & Mrs Leong

We were fortunate to have met Ivan Ng. He was thorough in going through what the complicated home-selling process required of us and more so in understanding what we would like to achieve from the sale of our unit. His responsiveness and assurance, was a trait that we really appreciate. We managed to secure a sale that exceeded our expectation with Ivan’s advises. The offered price for our unit was a record set for the flats in the neighborhood. This was definitely supported by the fact that I Read More

Hi

The part-share sale can only kickstart after your Final Judgement Court Order is out. The FJ takes about 3 months from IJ, so I suppose FJ is out in Jan 2026. Since the HDB officer mentioned the part-share takes 4 months, it means May 2026 earliest for your CPF refund to come back, which means your purchase completion should be after this.

It could be a bit early to start the viewing process, more advisable to do so after FJ is out.

HFE takes latest 12 months income window, counting from 2 months preceding HFE application. So you should apply in Jan instead, if you want more higher income earning months to be factored in since your income increment is in July 2025.

Rough calculation if based on 5k per month salary, the hdb loan attainable is approximately 316k based on your age, assume good credit score. It depends on how HDB calculate and factor in your commission payments as income.

Your requirements for the purchase are significantly more than the typical straightforward paperwork process, and involves advice, financial planning, coordination and tapping on the experience of a well-versed HDB agent. If I were in your shoes, I will not mind to pay the full 1% + GST service fee if I can have a professional agent to guide me and ensure everything goes through smoothly without hiccups. The savings easily outweigh the potential uncertainties and frustration that can occur in the housing process.

Hope the above clarifies. I am well-versed with HDB and private property transactions, having helped more than 100 homeowners transit smoothly with their housing plans. Please reach out to me at 97432395  for a more in-depth discussion :)

May I have more info on your requirements so as to make better recommendations? Thanks and looking forward to chat more

Warm Regards,

Ivan Ng Realtor
ERA Senior Marketing Director
ERA Multiple Diamond Award Achiever

SEAA Salesperson Achievement Award (Gold)
SEAA Singapore Accredited Mortgage Planner (SAMP)

ERA Top 11th Achiever in Feb 2024 (Top 1% Company Level)
ERA Top 64th Achiever in March 2024 (Top 1% Company Level)
ERA Top 37th Achiever in Oct 2023 (Top 1% Company Level)
ERA Top 93th Achiever for Full-Year 2020 (Top 1.5% Company Level)
ERA Top 11th Achiever in June 2020 (Top 1% Company Level)

SMU BBM (Finance), Magna Cum Laude
Proactive. Sincerity. Feedback.

Contact: (+65) 97432395 
Whatsapp: wa.me/6597432395
Email: Ivanng10@gmail.com
IG: instagram.com/ivanngrealtor
WeChat: ivanng10
FB: fb.com/IvanNgRealtor
Web: https://propertyportal.era.com.sg/agent/detail/R052114D
(Client's Testimonials)
CEA: R052114D

**Note: We are not prompted when you respond here, hence please get in touch directly. Look forward to hear from you soon! **

-- HDB Yishun BTO 5-RM Sellers, Private Property Upgraders Mr. & Mrs. Koh --

I would like to express my appreciation to Ivan Ng for his excellent work. Ivan is a dedicated, client-focused, patient and sincere agent. Throughout the whole process of selling and looking for our next property, he has always acted very professionally that makes my wife and I feel at ease and assured. Ivan is not a pushy and hard sales agent. Ivan listens and understands our needs and carefully guided us through. We are fortunate to have Ivan as our agent. Thank you Ivan.

-- HDB Jurong West 5-RM Sellers, Exec Apartment Purchasers, Lenz & Michelle --

We would like to thank you for ensuring a smooth and well-explained process throughout the whole selling and buying of our property. We got to know you thru Property Guru, where we are scouting for condo around West area. We remember that we are quite tight in our budget in purchasing the condo unit,but you are still very willingly explaining and calculating our financial liabilities. You are always having your smiles whenever we met for discussion.

We appreciated your process of selling and buying of our property are very systematically and well executed, from financial calculation to the purchase procedure of our n Read More

You’ve clearly done your homework, and your thinking is quite structured, which already puts you ahead of many buyers in similar transitions. This phase can feel a bit heavy, especially juggling IJ status, upcoming transfer, and planning your next home, but you’re moving in the right direction.

Let me keep this simple so you can take action without drowning in jargon.

First thing
Your family nucleus with your mum on LTVP+ under the Non-Citizen Family Scheme works, so your next resale will be fine. Good that you already checked with HDB. Since IJ is out and ancillary matters settled, you can apply for HFE now. If HDB told you you can proceed, take advantage of that. Four months pass very fast.

Loan ballpark
With 5.5k base and commissions recorded, you should see something close to the upper range for HDB loan calculation. At today’s ratios, you’re probably around the 380k to 450k band, depending how your commission is assessed and CPF inflow looks once your current sale completes.

Plus your CPF and cash, you’re roughly in the 600k to low-700k purchasing window if you want a comfortable buffer… though you mentioned 3/4-room, so your expectations seem aligned already.

Location wise
Mum + you, near MRT, future-proofed for sale in 5 years. I’d lean towards areas like:

• Bishan/Toa Payoh fringe if budget stretches
• Queenstown/Woodlands newer clusters if you want value + upside
• Bukit Panjang/Choa Chu Kang newer/modern layouts near MRT if you prefer space
• Kallang/Whampoa or Geylang fringe if you’re patient and picky, prices a tad higher but highly liquid

Avoid blocks with many one-floor units or very old lease unless price compensates properly.

You don’t need crazy renovation. Keep it neat, neutral, and saleable. You’ll thank yourself later.

When to apply/view
Apply HFE now. You’re not committing yourself just by holding it. And view early. People who regret usually start too late and rush into compromises.

Commission question
Flat-fee buyer representation exists, yes. Two thousand is tight for heavy legwork, but some agents do hybrid support models, especially if you’re organised and not expecting chauffeured tours seven days a week.

Your needs sound logistics-focused rather than hand-holding, which is fair.

If you’d like, drop me a message and I’ll share how I work with clients in similar life stages. No obligation. Sometimes it’s easier to just talk things through one to one and plan from there. Read More

I would be glad to assist you.
Feel free to contact me at wa.me/6597100155
Hope to hear from you soon.
Pei Mobile: (65) 9 7 1 0 0 1 5 5.
Email: peicheng.tan@propnex.com
Associate Group Director
Propnex Realty Pte Ltd Read More

In terms of loan eligibility, given that you are intending to keep your 2nd HDB loan for future utilisation, your option will be getting a loan from the bank and what better options are there other than speaking to a professional mortgage expert from the bank itself to find out your numbers instead. Agents here can only provide an estimate. Also with the loan interest coming back to a low currently, it is indeed 1 of the better times to undertake bank loan over HDB loan.

Your area of support is basically a full suite of services therefore 1% of the commission is typical norm. You may negotiate with agents on the fees as fees are not standard. Desperate agents may charge much lower than the typical but the question here is if they are reliable when it comes to handling the transaction with care and ownership or they are handling in bulk and will only go through the typical motion. Read More

Hi,

1) Your available home loan should be around $400k with the new fixed income & variable income (commission).
2) Your total CPF funds available for home purchase is ~$108k. Your total budget is about $500k.
3) Since you are not taking the 2nd HDB loan now, your only option is to take a loan from bank.
4) You will have to set aside a 5% cash for the purchase.
5) Let say if you are buying a $500k property, the buyer stamp duty incurred will be $9.6k. Therefore it is better to lower your purchase budget to around $480k so that you can still use your CPF to pay for buyer stamp duty with some excess.
6) The following are the financial calculation for your $480k purchase:
(a) $24k (5%) + $96k (20%) for the downpayment
(b) Buyer stamp duty: $9k (CPF)
(c) Legal fees $2.2k~$2.5k (cash)
(d) Miscellanous, such as caveat, micro-film, etc will be around $500 (cash).
7) Due to your age, it is recommend to buy a newer flat than an older that could not meet the 95 rule. This is to ensure that you can receive a full loan and a full CPF utilization for the purchase.
8) Since the flat you are buying has to be TOP on 1990 and after. It will not be difficult to sell after MOP.
9) You will know where are the flats after you insert your criteria in the search.

All The Best!!!

Hope the above answers your main concerns, but if there are more queries, please feel free to contact me at 90110636  or email: ling.ck7@gmail.com if more information is needed.
I'll be glad to assist.

Best regards
Ling CK
 90110636 
ling.ck7@gmail.com
https://www.linkedin.com/in/ckling/
https://agents.huttonsgroup.com/R056727F/

Note:
Any response to our answer does not reach us until we scroll through every query posted daily.
The best way to get a follow-up is to contact us directly via WhatsApp or email. Read More

Hi Do contact me at 97970200  to understand more and discuss.

Mark, your RIGHT choice
Propnex Read More

(✔1) Part-share purchase can start only after Final Judgment (FJ) — expected around Jan 2026. CPF refund likely by May 2026, so plan purchase completion after that.

(✔2) Hold off flat viewings until FJ is out to avoid timing issues.

(✔3) Apply HFE in Jan 2026 to include your July 2025 income raise for a better loan assessment.

(✔4) Based on $5k monthly income, HDB loan about $316k; total funds (with bank loan) around $560k — suitable for a 3- or 4-room flat.

(✔5) Given the complex process, engage an experienced agent. The 1% + GST fee is worthwhile for smooth coordination and expert guidance.

✔ “The price of success is hard work, dedication, and the determination that whether we win or lose, we have applied the best of ourselves.” – Vince Lombardi ✔
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QUOTE OF THE DAY " In negotiations, the most important thing is not to win or lose, but to find a solution that is mutually beneficial." Read More