Buying CPF & Loan Prorated

CPF & Loan Prorated Calculator

For older flats — when the remaining lease can’t cover the youngest buyer up to age 95, both your usable CPF and your loan get pro-rated. See exactly by how much.

Your figures

Purchase Price (S$)

Market Valuation (S$) CPF uses the Valuation Limit — the lower of purchase price and valuation — as the base for this calculation, not either figure alone.

Lease Commencement Date Shown on the HDB resale listing or title deed — assumes a standard 99-year lease.

Date of Birth (Youngest Buyer)

CPF usage and loan LTV are pro-rated whenever the remaining lease doesn't cover the youngest buyer up to age 95.

Property Details

Property Type

Tenure

Freehold property has no lease to run out, so this pro-ration rule doesn't apply at all — CPF and loan limits stay at the standard amount regardless of age.

Loan Details

Loan Type

No. of Existing Home Loans

Your CPF

Available CPF OA Savings (S$) Optional — lets us show whether your CPF actually covers the usable limit, pro-rated or not.

CPF Usable for This Purchase

S$0

Max Loan AmountS$0

Effective LTV75%

	Without Lease Shortfall	With Lease Pro-Ration
CPF Usable	S$0	S$0
LTV	75%	75%
Max Loan Amount	S$0	S$0

Full Breakdown

Lease Needed to Age 95:0 years

Remaining Lease:0 years

Pro-Ration Factor:100%

CPF Available vs. Usable Shortfall:S$0

About This Estimate

Formula: pro-ration factor = (remaining lease − 20) ÷ (years needed to reach age 95 − 20) — measured from the 20-year floor, not from zero. CPF Usable = Valuation Limit × this factor; Loan Amount = standard LTV × this factor. Confirmed against CPF Board's CPF Housing Usage Calculator and HDB's published worked tables.
This rule applies equally to HDB, EC and leasehold private property — the formula itself doesn't differ. Freehold private property has no lease to run out, so it's exempt entirely.
Age and remaining lease are both calculated on a calendar-year basis — as if your date of birth and the lease's commencement date fell on 1 January of their respective years — matching CPF's own published methodology exactly, rather than counting exact elapsed days.
Figures are rounded to the nearest S$1,000, matching CPF Board's own convention.
If the remaining lease is under 20 years, CPF cannot be used for this purchase at all — regardless of age.
This mainly affects older resale flats in mature estates — newer flats and most BTOs won't trigger this unless bought by a much older buyer.
The standard LTV used here (before any pro-ration) still follows the usual tiers — 75% for a 1st loan, 45% for a 2nd, 35% for a 3rd or more, or 75% for an HDB Loan.

Send These Numbers to Darren on WhatsApp

This opens WhatsApp with your figures pre-filled — you review and send it yourself. Nothing is sent automatically.

This calculator provides a general estimate only. Actual CPF and loan limits are determined by CPF Board and your bank — verify with Darren or your loan officer.

What goes into this

The 95-year test

Remaining lease vs. what's needed to cover the youngest buyer to 95.

CPF usable amount

Pro-rated if the lease falls short — or S$0 below 20 years remaining.

Loan LTV impact

Your loan amount scales down by the same pro-ration factor.

Side-by-side comparison

See exactly what you lose compared to a lease that's fully sufficient.

Not sure if a short-lease flat still works for you? Send me your figures on WhatsApp