Changed on 24 August 2026. The household income ceiling for families rose from $14,000 to $16,000 a month, and for singles aged 35 and above from $7,000 to $8,000. It applies to a new flat, to a resale flat bought with a CPF Housing Grant, and to an HDB housing loan. The Enhanced CPF Housing Grant ceilings did not move. Read from HDB's and CPF Board's own pages on 29 September 2026.
What changed in 2026
Families: new HDB flat, resale grant, HDB loan
$14,000before
$16,000now
Singles aged 35 and above
$7,000before
$8,000now
Executive condominium (sites tendered from 24 Aug 2026)
$16,000before
$18,000now
Extended familieseach nucleus within the family ceiling$24,000
HDB, National Day Rally 2026. The Enhanced CPF Housing Grant ceilings did not change: $9,000 for families, $4,500 for singles.
- From 24 August 2026: the higher income ceilings above. Executive condominiums moved from $16,000 to $18,000 a month, but only for sites tendered from that date. Balance units in an existing EC keep $16,000.
- From 28 July 2026: a private property owner buying a resale flat without an HDB loan no longer waits 15 months. The 6 months to dispose of the private property still applies, and the 30 months still applies to an HDB loan.
- From the February 2027 sales launch: first-timer families with or expecting children get one extra ballot chance for each Singapore Citizen child aged 18 and below, in BTO and SBF applications.
- 8 May 2026 (executive condominiums): new EC sites carry a 10-year minimum occupation period and 15-year privatisation. See new launch or resale.
Who can buy a resale flat
| Buyer | Rule |
|---|---|
| Families | A Singapore Citizen or PR applicant, 21 or older, with at least one citizen or PR occupier and a family nucleus: spouse and children, a fiancé(e) who will marry within 3 months of completion, parents and siblings, a widowed or divorced parent with custody of the children, or orphaned siblings. |
| Households with no citizen applicant | Every applicant and core occupier must have held PR status for 3 years. |
| Singles | Singapore Citizens aged 35 or older (21 if widowed or orphaned). With grants, up to a 5-room flat. |
| Citizen with a non-resident spouse | A citizen aged 21 or older whose spouse holds a Long-Term Visit Pass or a Work Pass of at least 6 months; any pass if the citizen is 35 or older. |
- Existing HDB owners must dispose of their flat within 6 months of completing the purchase.
- Private property owners buying a non-subsidised resale flat without an HDB loan must dispose of their private property within 6 months of completing the purchase, with no waiting period since 28 July 2026.
Income ceilings
| Household | Monthly ceiling |
|---|---|
| Families (new flat, resale grant, HDB loan) | $16,000, up from $14,000 |
| Extended families | $24,000 |
| Singles aged 35 and above | $8,000, up from $7,000 |
| Enhanced CPF Housing Grant, families | $9,000 (unchanged) |
| Enhanced CPF Housing Grant, singles | $4,500 (unchanged) |
| Proximity Housing Grant | No income ceiling |
Grants for a resale flat
Grants are credited to the CPF Ordinary Account of the core members, not to the occupiers. They are for first-timers, and every one needs a remaining lease of more than 20 years.
| Grant | Amount |
|---|---|
| CPF Housing Grant, citizen couple | $80,000 (up to 4-room) or $50,000 (5-room and above) |
| CPF Housing Grant, citizen and PR | $70,000 or $40,000 |
| CPF Housing Grant, first-timer with a second-timer | $40,000 or $25,000 |
| CPF Housing Grant, singles | $40,000 or $25,000 |
| Enhanced CPF Housing Grant, families | Up to $120,000, falling with income |
| Enhanced CPF Housing Grant, singles | Up to $60,000, falling with income |
| Proximity Housing Grant, families | $30,000 to live with parents or a child; $20,000 within 4 km |
| Proximity Housing Grant, singles | $15,000 to live with a parent; $10,000 within 4 km |
A first-timer family can receive up to $230,000 in all ($120,000 + $80,000 + $30,000), and a single up to $115,000 ($60,000 + $40,000 + $15,000).
Up to $1,500$120,000
Up to $3,000$95,000
Up to $5,000$65,000
Up to $7,000$30,000
Up to $8,000$20,000
Up to $9,000$5,000
HDB. Income is averaged over the 12 months ending 2 months before the flat application. The full table has a band for every $500.
- The Enhanced CPF Housing Grant is pro-rated if the flat's lease does not reach age 95 for the youngest core member.
- It needs 12 months of continuous work, assessed on average income over the 12 months ending 2 months before the flat application.
- A household that has taken a subsidy before gets at most the first-timer with second-timer amounts, and a second-timer household only the Proximity Housing Grant.
The HDB housing loan
| Loan-to-value | 75%, level with the banks since 20 August 2024 |
| Interest rate | 2.6% a year, 0.1 percentage point above the CPF Ordinary Account rate |
| Loan sized at | The higher of 3% or the concessionary rate |
| Repayment cap | MSR 30% of gross monthly income |
| Tenure | The shortest of 25 years, 65 minus the buyers' average age, and the flat's remaining lease minus 20 years |
| CPF Ordinary Account | Each buyer may keep $20,000; the rest goes in first |
| Paid out | At key collection |
| Private property owner | 30 months after legal completion of the sale of the private property, before applying for the HDB loan |
- The lease must reach age 95. The 75% applies only if the remaining lease, of more than 20 years, covers the youngest applicant to 95. Short of that, HDB and CPF say the loan and CPF use are pro-rated, but publish no formula. CPF's housing usage calculator holds it.
- A second HDB loan. The full CPF refund and up to 50% of the cash proceeds from the last home go into the new flat first. The buyer keeps the higher of $25,000 or 50% of the cash proceeds.
- Buying before selling. Until the old flat is sold, within 6 months of completing the new purchase, the new loan is charged at a commercial rate.
Cash and CPF
- If the lease covers the youngest buyer to 95, CPF can be used up to the Valuation Limit, the lower of the price and the valuation. Short of 95, the limit is pro-rated.
- Past the Valuation Limit, on an HDB loan, Ordinary Account savings can keep servicing the loan once the Basic Retirement Sum is set aside. On a bank loan, CPF withdrawals can reach 120% of the Valuation Limit.
- Cash over valuation is cash. The loan and the 25% downpayment are worked on the valuation, so a price above it needs the difference in cash, and neither the loan nor CPF covers it.
Next
The order of a resale purchase, step by step, is in new launch or resale. The duties and fees on top of the price are in what it costs to buy and sell, and what your income supports is in the affordability planner.