Just hit MOP on our BTO, sell now for the profit or hold?

Sold ours right after MOP and it worked out, but the paper gain is more of a mirage than people admit. Yes, you sell high, but you also BUY high into the same hot market, so the "profit" often just recycles into a bigger mortgage. Things we actually weighed: the CPF accrued interest you must refund on sale, which shrinks your cash proceeds, the resale levy if your next place is another subsidised flat, agent fees and stamp duties on the new purchase, and renovation all over again. It made sense for us because we genuinely needed more space for a growing family and could comfortably service the upgrade loan, the lifestyle gain was real, not just the number. If you're selling purely to chase the paper gain with nowhere better to go, you might end up with the same-sized flat and a fatter loan. Decide based on your actual housing needs and whether the new monthly commitment is sane, not on the exciting resale price alone.