Earliest Sale Date Calculator
Find the first date you can sell without paying Seller’s Stamp Duty, and for an HDB flat, the date your Minimum Occupation Period (MOP) ends. See what selling a week or a month too early would cost you.
This is an estimate, not an assessment. IRAS decides the Seller’s Stamp Duty (SSD) on your actual dates, and HDB confirms your MOP. For an HDB flat, check MyHDB Page. Selling close to a date below is risky, so leave a margin of a few days.
Covers HDB flats and private residential property. Executive Condominiums, inherited property and transfers between family members follow other rules and are not modelled.
Your property
The day the seller’s option was accepted, or the day you signed the Agreement for Lease. If you leave this blank, we use your completion date.
Leave blank to use today’s date.
Add it to see the SSD in dollars.
Your dates
Enter the date you completed your purchase to see your dates.
We show when your MOP ends, when the Seller’s Stamp Duty stops, and what each date means for your sale.
If you sell on this date
How the SSD steps down
Rates by how long you have held the property.
Planning your sale?
Chat with us on WhatsApp about:
- Whether it is worth waiting for the next SSD step or your MOP date
- What your flat or home could sell for
- How much cash and CPF you will take home after the loan and refunds
Your key dates are added to the message. You can edit it before sending.
Next steps
Once you know when you can sell, work out what you would take home:
How is this calculated?
- Seller’s Stamp Duty (SSD)
SSD applies if you sell residential property within the holding period, counted from the date you bought it to the date you sell. It is charged on the higher of the selling price and the market value, and rounded down to the dollar. For property bought on or after 4 July 2025, the holding period is four years: 16% in the first year, 12% in the second, 8% in the third and 4% in the fourth. For property bought from 11 March 2017 to 3 July 2025, it is three years at 12%, 8% and 4%. For property bought from 14 January 2011 to 10 March 2017, it is four years at 16%, 12%, 8% and 4%.
- Which dates count
The purchase date is usually the date the option to purchase was accepted, the date of the Sale and Purchase Agreement, or the date of the Agreement for Lease for a new HDB flat. The sale date is the same kind of date on your sale: when your buyer accepts the option, or when the sale agreement is signed. It is not the completion date.
- Minimum Occupation Period (MOP)
For an HDB flat, the MOP starts on the legal completion date. It is 5 years for Standard and older flats, 10 years for Plus and Prime flats, and 20 years for flats bought under the Fresh Start Housing Scheme. Any period when you did not live in the flat, such as when you rented out the whole flat with HDB’s approval, does not count, so it pushes the end date back.
- Your earliest date
For a private property, it is the day the SSD holding period ends. For an HDB flat, it is whichever comes later, the end of your MOP or the end of the SSD holding period. The MOP is usually the later one.
Rates and holding periods are IRAS’s, last checked October 2026. Purchases before 14 January 2011 followed different SSD rules and are not modelled. IRAS’s own examples treat the anniversary date as already past the tier, but it is safest to sell a few days after it. Not legal or financial advice.
Sources: IRAS: Seller’s Stamp Duty for residential property, HDB: Eligibility to sell a flat, HDB: Conditions after buying a resale flat.