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“How much do I actually need ready on April 11?” Cindy asked. She’d been tracking Tengah Garden Walk EC prices for months but hadn’t sat down and calculated the actual cash-out. Let’s do it now, by unit type.
The 20% Downpayment Structure
EC purchases funded by bank loan require a minimum 20% downpayment:
- 5% cash — mandatory cash, cannot be replaced by CPF. Paid at Exercise of Option to Purchase.
- 15% CPF or cash — can come from CPF OA, cash, or a mix of both. Paid when signing the Sale and Purchase Agreement.
Downpayment Required by Unit Type
| Unit Type | Est. Price | 5% Cash | 15% CPF/Cash | Total Down |
|---|---|---|---|---|
| 2-bedroom (63sqm) | $1.08M–$1.25M | $54,000–$62,500 | $162,000–$187,500 | $216,000–$250,000 |
| 2+Study (70sqm) | $1.18M–$1.35M | $59,000–$67,500 | $177,000–$202,500 | $236,000–$270,000 |
| 3-bedroom (90sqm) | $1.43M–$1.65M | $71,500–$82,500 | $214,500–$247,500 | $286,000–$330,000 |
| 4-bedroom (117sqm) | $2.2M–$2.77M | $110,000–$138,500 | $330,000–$415,500 | $440,000–$554,000 |
Buyer’s Stamp Duty: Budget This Too
BSD is payable within 14 days of signing the SPA. It can be paid from CPF OA. For typical EC prices:
- $1.2M unit: BSD ~$34,600
- $1.5M unit: BSD ~$44,600
- $2.0M unit: BSD ~$64,600
- $2.5M unit: BSD ~$84,600
Legal Fees and Other Costs
- Conveyancing legal fees: ~$2,500–$4,000
- Mortgage legal fees: ~$1,000–$1,500
- Caveat lodging: ~$300–$500
- Home contents insurance (optional but recommended): ~$500–$800/year
Total Upfront Cost for a $1.5M EC Unit
Running the numbers on a $1.5M 3-bedroom unit:
- 5% cash: $75,000
- 15% CPF: $225,000
- BSD: ~$44,600 (CPF)
- Legal fees: ~$4,000 (CPF or cash)
- Total outlay: ~$348,600 ($75,000 cash + ~$273,600 CPF)
Monthly mortgage on remaining $1.2M (25yr, 3.2%): approximately $5,800/month. Under MSR of 30%, this requires $19,333/month household income — above the EC ceiling. Most buyers take a 30-year tenure to reduce monthly burden.
Check Your CPF OA Balance Now
Log into CPF Board’s portal to check your current OA balance. If it’s below your required 15% contribution for your target unit price, you have 3+ years to build it up before EC TOP (when the final mortgage disbursement occurs).
Get a Personalised Funding Plan
Alvin can prepare a detailed funding breakdown specific to your income, CPF balance, and target unit — before the VVIP Preview on April 11, 2026.
📱 WhatsApp: +65 8488 8648
Related: TDSR and MSR Calculation Guide | CPF Grant Guide
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