"Sell first" avoids upfront 20% ABSD on a second property but creates temporary housing risk. "Buy first" requires S$300,000+ upfront ABSD on a S$1.5M second property (refunded within 6 months if HDB sells), but lets you transition without rental. Most upgraders choose "buy first" if they have the upfront capital and a credible HDB sale plan.
Sell first vs buy first: side-by-side
| Item | Sell First | Buy First |
|---|---|---|
| Upfront ABSD on S$1.5M condo | S$0 (first-time buyer) | S$300,000 upfront, refunded |
| Temporary housing needed | Yes (1–6 months) | No |
| Cash buffer needed | Low | High (S$300k+) |
| Market timing risk (selling) | Settle for whatever the market offers | Can wait for better offer |
| HDB sale fallthrough risk | Already sold; no risk | S$300k forfeited if not sold in 6 months |
Source: IRAS remissions framework.
Which to choose
- Sell first if: limited upfront capital, flexible housing arrangement (parents, rental), or risk-averse.
- Buy first if: S$300k+ cash buffer, established HDB resale demand, and want continuity of housing.
For the cluster framework see the HDB to condo upgrade hub.
FAQ
Can I extend the 6-month window?
No. IRAS does not grant extensions.
Is bridging loan available for both routes?
Yes — banks offer bridging loans secured by the HDB sale proceeds.
What if I want a brand-new launch condo?
New launch ABSD timeline runs from TOP, not booking date — giving more time to sell the HDB.