Your situation
Plan the timeline, pricing and next-home dependency before you list.
What will you actually walk away with?
Start with the sale price, then take away the outstanding loan, the CPF you used plus accrued interest, any Seller's Stamp Duty, legal fees and commission. The CPF portion goes back to your CPF account and the rest is cash. Your next purchase depends on both figures, so work them out before setting a price.
What have comparable homes sold for recently?
Recent transactions in your block or project set the range. Adjust for floor, facing, size and condition, then look at the listings buyers will compare you with. For an HDB flat, the buyer asks HDB for a valuation only after the option is granted, so the price has to stand up to that check.
Does this sale have to come before your next purchase?
If the next home depends on these proceeds, the sale timeline decides your loan, your stamp duties and where you stay in between. Lay the sale and the purchase out side by side before the listing goes live. Changing the order later usually costs money.
Which offer is strongest once you look past the price?
Check how the buyer is financing the purchase, the completion date they want and any conditions they attach. An offer with confirmed financing and dates that fit your move can leave you better off than a higher price with loose ends.
First meeting
Numbers and timeline
We go through your net proceeds estimate, the price evidence and your plan for the next home. You decide whether to list, and when.
Before listing
Prepare the home and the paperwork
Professionally taken photos, Home Tour that exhibits the selling points of the unit and Virtual 360 Tour are produced. For an HDB flat, you register your Intent to Sell with HDB first.
Listing
Marketing and viewings
The home goes on the main property portals and my social media channels. Viewings are grouped into set slots, and I report back on buyer feedback after each round.
Offer
Negotiate and grant the Option to Purchase
We compare offers on price, financing and dates. When you accept one, the buyer pays the option fee and the option period begins.
After the option is exercised
Legal and approval steps
For private property, the lawyers handle the conveyancing. For an HDB flat, you and the buyer each submit the resale application and HDB processes it.
Completion
Handover
The loan is redeemed, CPF is refunded and you receive the balance. You hand over the keys, unless a temporary extension of stay was agreed earlier.
HDB
82 four-room resale flats were sold in Ang Mo Kio in Q2 2026: 44 with leases from before 2000 and 38 with leases from 2000 onwards.
Data: Apr 2021 – Jun 2026Updated 2 Oct 2026
HDB
235 three-room, four-room and five-room flats were resold in Ang Mo Kio in Q2 2026: 110, 82 and 43. No executive flat was sold.
Data: Jan 2024 – Jun 2026Updated 2 Oct 2026
Planning your next move?
Tell James what you are weighing up: selling, buying, upgrading or holding. He will come back with the questions and numbers that matter for your situation.
Prefer to call? +65 9696 9567
I usually reply within one working day.
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General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
