CPF Property Withdrawal Statement: Where to Find Your Figures, How to Read Them, and What Goes Back on Sale

CPF describes it as the place that "summarises your personalised CPF housing information to help you make informed decisions" (CPF). Its seven sections:

From CPF's guide to the dashboard, updated 24 September 2026 (CPF).

CPF's "My statements" menu lists two things, "Transaction history" and the "Yearly Statement of Account": use them for a record of every deduction rather than totals. For the property figures themselves, CPF's refund FAQ points to the dashboard (CPF).

The number most people are looking for is in section 7, not section 4.

The steps:

1. Go to cpf.gov.sg and log in to my cpf with Singpass. (CPF's short link, cpf.gov.sg/HomeOwnershipDashboard, takes you straight to the Singpass login for the dashboard.)
2. Under My dashboards, choose Home ownership.
3. Pick the property, if you use CPF for more than one, and read across the sections.
4. For the refund on sale, open What happens if. CPF's instruction: "To check the exact amount that you need to refund your CPF accounts if you sell/transfer your property, simply log in to your Home ownership dashboard and look under the “What Happens If” section" (CPF).

Each section shows its own "as at" date, so check again just before you sign anything that depends on it.

For a monthly statement: CPF says "Members can now view their monthly transactions in 'Transaction history' under ‘My statements'". To get one month, "enter the same month for both the start and end month", and "To save or download your monthly transaction statement, click the PDF icon on the top right corner" (CPF).

To see how the refund changes what you walk away with, put the figure into the Selling mode of the Property Financial Planner.

CPF's own sample screen shows how the figures stack up (CPF):

CPF's illustration, not a real member's account.

Three things to notice:

• Principal is everything CPF paid, not just the downpayment: every monthly instalment paid from CPF counts, so do stamp duty and legal fees paid from CPF, and so does any CPF housing grant: "you must refund the principal CPF withdrawn for your property (including the CPF Housing Grant)" (CPF).
• Accrued interest is not a fee. It is "the interest you would have earned if the money had not been withdrawn", and it goes back into your own CPF (CPF).
• Section 5 is your limit. "Amount allowed for this property" shows how much you and your co-owners have used, and the "Total CPF amount you and your co-owners (if any) can use for the property": the CPF housing limit applied to your home.

Principal is what CPF paid; principal plus interest is what goes back to it.

PropKaki worked it through for a flat at the median price: a $630,000 4-room (the national median resale price, 2026 H1), a $472,500 HDB loan over 25 years at $2,144 a month, with the $157,500 downpayment (bar the option fee, which CPF can't pay) and every instalment paid from CPF:

PropKaki illustration. HDB loan at 2.6% a year (the Property Financial Planner's HDB rate, as of May 2026); accrued interest at the Ordinary Account rate of 2.5% a year (CPF), worked monthly and added yearly. Stamp duty, legal fees and grants are left out. 2.5% is the legal minimum for the Ordinary Account, so this is a lower bound. Your dashboard shows your real figures.

Two limits shape the later rows. On a resale flat with an HDB loan, CPF lets you use your Ordinary Account up to the lower of price and valuation, and beyond that only once you have set aside your Basic Retirement Sum (CPF); in this example the CPF used passes the price in about year 18.4. And the refund is capped: sell at market value for less than the loan plus the refund, and "you will only need to refund the selling price less the outstanding housing loan", with no cash top-up (CPF).

So the $1,180,706 after 25 years, 187% of the price, is a ceiling that applies only if the flat sells for at least that much. The principal is the price plus all the interest paid to HDB, and the accrued interest has grown on top of it. That money goes back to your own CPF, for your next home or your retirement; it is not cash in your hand.

This is a monthly path; for how a single lump sum grows, and what an early voluntary refund does to it, see the CPF voluntary housing refund.

CPF's dashboard guide flags it: "Your refund amount may not be the same as the amount in section 4" (CPF). Its refund FAQ explains when:

• The general rule: "the amount you must refund is the principal you have withdrawn for your property (P) and the accrued interest (I), i.e. “P+I”."
• More, if you pledged: "If you are age 55 or above and have pledged your property to set aside your retirement sum, you must also refund the pledged amount." See the CPF property pledge at 55.
• Less, for some older members: the refund "is less than your P+I if you: were age 55 or older before 1 January 2013; and have set aside your Full Retirement Sum (FRS) before 1 January 2013"; then "only the principal amount used from 1 January 2013 and the accrued interest need to be refunded" (CPF).

There is also a cap on the refund. If you sell at market value and the price can't cover the housing loan and the refund, "you will only need to refund the selling price less the outstanding housing loan to your CPF account" (CPF).

CPF publishes how many sellers manage the full refund (CPF):

CPF Board statistics (updated 13 March 2026). "Without" is PropKaki's subtraction.

And how much is tied up (CPF), as at the second quarter of 2026:

The per-member figure divides CPF's cumulative total by members; it is an average of principal withdrawn, before accrued interest, not a median.

When a sale falls short, CPF's rule is narrow: "You do not have to top up in cash if you sold your property at market value but the selling price was not enough to fully pay back your CPF savings used plus interest" (CPF).

CPF's rules, in short (CPF):

The limit assumes the remaining lease covers "the youngest buyer using CPF until age 95"; if it doesn't, the limit is a percentage of the lower of price and valuation, and once it is reached "you will not be able to use further OA savings for the property, regardless of whether you have set aside your Basic Retirement Sum" (CPF). When the allowed CPF runs out, the rest is cash. The full rules, by home, loan, lease and age, are in CPF housing withdrawal limits.

Your dashboard's "Amount allowed for this property" is this rule applied to your home.

The retirement sums are set by the year you turn 55 (CPF): for 2026, BRS $110,200, FRS $220,400 and the Enhanced Retirement Sum $440,800.

From 55 to 64 (CPF): if you have set aside the FRS "fully in cash or with a mixture of property and cash", "You can withdraw any amount from your Ordinary Account (OA)"; if not, "You can withdraw $5,000 from your OA". A homeowner whose lease lasts to 95 can also withdraw Retirement Account savings above the BRS, with a pledge on the home where needed: see the CPF property pledge at 55.

The daily limits are a safeguard: "the default Daily Withdrawal Limit (DWL) for online withdrawal is set at $2,000", you can raise it, and larger sums above "the maximum online DWL of $50,000" are withdrawn over several days or at a CPF Service Centre (CPF).

Two things change at 65:

• A further withdrawal. "You can withdraw an additional amount of your retirement savings from 65. The amount you can withdraw depends on your birth year and generally excludes any cash top-ups, CPF transfers and government grants" (CPF).
• Monthly payouts. "You have the option of starting payouts anytime from 65 to 70 years old. Once you turn 70, you will automatically start receiving your payouts" (CPF).

Neither touches the CPF tied up in your home: that stays there until you sell, when, after the housing loan is repaid, the refund goes back to your CPF.

Official rules and figures. The dashboard's sections and CPF's sample screen are from CPF's dashboard guide (updated 24 September 2026, an infographic we read from the image). The refund rules are CPF's refund FAQ (17 June 2026), refund page (11 June 2026) and policy FAQ on accrued interest; the OA rate is CPF's interest-rates page (15 September 2026); the usage limits are CPF's guide (26 May 2026); the withdrawal rules and 2026 sums are CPF's retirement-sum article, age-55 page and FAQs. The statistics are CPF's (refunds updated 13 March 2026; cumulative withdrawals to 2026 Q2). All read on 26 September 2026.

Proprietary figures. The refund schedule is PropKaki's arithmetic: PropKaki's national median 4-room HDB resale price for 2026 H1 ($630,000), a 75% HDB loan at the Property Financial Planner's HDB rate (2.6%, as of May 2026) over 25 years, and accrued interest at 2.5% a year (the Ordinary Account's legal minimum, so a lower bound) worked monthly and added yearly. The per-member averages and the "without a full refund" column are PropKaki's arithmetic on CPF's published totals. How we work: PropKaki methodology.

What we have not claimed: your own refund (only your dashboard shows it), how CPF computes accrued interest day by day, or what your home will sell for. This is a practical explainer, not financial advice. Check your dashboard and CPF Board before you rely on a figure.