$648,000
Blk 201 Tampines St 21
For sale HDB resale specialist · Singapore heartland
Homeground
HDB resale, done the heartland way. Selling your flat shouldn’t mean guesswork or months of quiet viewings. We price honestly, show your home well, and tell you the real cash you’ll walk away with — before you commit.
300+ heartland flats sold
Why owners call us first
Resale shouldn’t feel like a leap of faith.
Most owners we meet have heard the horror stories — a flat listed too high that sat for months, a CPF refund nobody explained, a sale and a purchase that fell out of sync. We built Homeground to take that fear out of selling your flat.
We do one thing: HDB resale across the Singapore heartland. That focus means honest pricing for your block, a clear picture of your real cash proceeds, and a steady hand from your first valuation through to the day you hand over the keys.
Now on the market
Featured heartland listings
A snapshot of resale flats we’re marketing right now across our six core towns.
$705,000
Punggol Field waterfront
For sale 
$888,000
Ang Mo Kio Ave 1
For sale Try it before you call
What will you actually walk away with?
Our Resale Proceeds Estimator subtracts your HDB loan and CPF refund from your sale price, so you see the indicative cash in hand — not just the headline price.
What you expect your flat to transact for. Not sure? Book a free valuation and we’ll read the real market for your block.
The loan balance to be redeemed on completion. Enter 0 if your flat is fully paid.
The CPF principal you withdrew for the purchase — this is refunded to your CPF on sale.
The interest your CPF would have earned — it must go back to CPF too. Find it on your CPF statement.
Indicative cash proceeds
to your bank, after the loan and CPF refund
Estimated resale price
Less: outstanding HDB loan
Less: CPF refund (used + accrued)
Note: grant returns to CPF
Indicative only — not a quote or financial advice. The CPF refund (principal plus accrued interest) goes back into your CPF, not your bank; any housing grant also returns to CPF. Your real figures come from HDB and CPF. Homeground is a fictional demo brand built by SGBP.
What we do
From valuation to handover
The work that turns a nervous owner into a sold flat and a sensible next move.
Seller Valuation & COV Read
An honest, evidence-backed read of what your flat will actually transact for — not a flattering number to win your listing.
Read moreList & Market Your Flat
Photography, a tidy listing, and the legwork to get the right buyers through your door — minus the tyre-kickers.
Read moreSell & Upgrade Timeline
Selling your flat and securing your next place in the right order, so you are never homeless or double-paying.
Read moreLight Staging & Photo Prep
Small, cheap changes that make a lived-in heartland flat photograph and view like a home buyers want.
Read more How it works
Six steps, no surprises
01
Free valuation at your flat
We read the real market for your block — transacted prices, lease, COV potential — and give you a price range we can defend.
02
Proceeds & timeline plan
We map your cash proceeds after loan and CPF, and sequence your sale with your next home so you are never caught out.
03
Stage, shoot & list
Light staging, proper daylight photography and a clean listing across the channels heartland buyers actually use.
04
Screened viewings
We bring genuine buyers, ask the awkward questions, and send you honest feedback after every single viewing.
05
Offer, OTP & negotiation
We negotiate hard but cleanly, draw the Option to Purchase correctly, and protect your timeline.
06
Completion & handover
We hold the dates from OTP to completion, sort the paperwork, and you hand over the keys with the cash sorted.
Estate guides
Know your town before you decide
Grounded reads on the heartland towns we cover — written for people who live there, not just price-watchers.
Tampines
Selling a 4-room in Tampines this year
Strong family demand near Tampines Hub keeps well-priced 4-rooms moving — here’s what buyers look for.
Punggol
Punggol waterfront resale: who’s buying
Younger upgraders chase the waterway and newer blocks. Floor level and facing matter more here than most estates.
Ang Mo Kio
Ang Mo Kio maisonettes and the COV story
Rare executive layouts in a mature town still draw a Cash-Over-Valuation premium when staged and priced right.
11 yrsHelping heartland owners sell & upgrade
300+Resale flats transacted across the heartland
4–8 wksTypical time-to-sale for a well-priced flat
6 townsTampines · Punggol · Ang Mo Kio · Sengkang · Bedok · Hougang
Heartland sellers
What owners say after the keys change hands
★★★★★
“Marcus told us our flat was not a COV story and priced it realistically. It sold in four weeks at a fair price while our neighbour’s overpriced unit sat for months. Honest from the first valuation.”
Hafiz & Nadiah4-room, Tampines
★★★★★
“I was worried about how much cash I would actually get back after CPF. Homeground sat with me and showed the full breakdown before I committed. No surprises at completion — exactly what they said.”
Mdm Tan5-room, Ang Mo Kio
★★★★★
“They sequenced our sale and our next flat onto one calendar so we never had to rent in between. Serene handled the extension of stay and the whole thing felt manageable instead of terrifying.”
Wei JieUpgraded from Sengkang
Free, no obligation
Let’s read your flat properly.
Drop your number and we’ll arrange a free valuation at a time that suits you — evenings and weekends included.
Good questions
Resale, answered plainly
We study the last three to six months of transacted prices for your block, floor band and flat type, then weigh your renovation, view, floor level and remaining lease. You get a realistic asking-versus-likely-transacted range we can defend — not a flattering number to win your listing. The valuation visit is free and carries no obligation to list with us.
COV is the cash a buyer pays above HDB’s official valuation. It has returned in tight, well-loved estates while staying near zero elsewhere, so it depends heavily on your block and flat. You will get a straight read from us on whether your flat is a COV story, because pricing for a premium the market will not pay only costs you weeks on the market.
Your cash proceeds are your sale price minus your outstanding HDB loan minus the CPF you used to buy the flat plus its accrued interest. Any housing grant also returns to CPF, not to you. Our Resale Proceeds Estimator on this site gives you an indicative figure in seconds, and we sharpen it with your real CPF and loan numbers during a proceeds-planning session.
When you used CPF to buy your flat, that money has to go back into your CPF account when you sell — together with the interest it would have earned had it stayed there (accrued interest). It is not lost; it sits in your CPF for your next home or retirement. But it does mean the cash that reaches your bank is often smaller than owners expect, which is exactly why we plan it early.