Buying A Resale HDB Flat In 2026? Here’s How You Could Get Up To $230K In Housing Grants

For buyers looking for a new home this year, recent housing policy adjustments and price trends suggest that 2026 might be the year where resale flats emerge as a more appealing option.

Firstly, the HDB Resale Price Index has dropped for two consecutive quarters for the first time since 2Q2019. With the exception of two-room and executive flats, resale prices in the public housing market have largely stabilised, or slightly declined, across other flat types.

There will also be more than 18,000 flats that will be eligible to enter the resale market this year, after they meet their statutory Minimum Occupation Period (MOP). This is more than double the number of flats that reached their MOP in 2025.

This means that aspiring HDB buyers could pick from as many as 22 Build-To-Order (BTO) projects in estates like Queenstown, Toa Payoh, and Punggol. And the influx in the supply of eligible resale flats is set to grow, with around 18,000 flats expected to cross their MOP in 2027, followed by another 21,000 flats in 2028.

In general, resale demand in the public housing market has been consistent but less aggressive, with a notable proportion of buyers flocking to flats in more centralised districts, especially among downgraders and retirees, says Norman Koh, a property agent and Stacked partner property consultant.

“HDB prices have been quite stable in the resale market, but for larger flats like Executive Mansionettes, prices have started to move up due to buying demand from downgraders who are seeking spacious replacement homes,” he says.

Moreover, resale flat buyers stand to benefit from a fair amount of government support in the form of housing grants and subsidies. These grants can be broadly categorised into three buyer profiles:

• Couples and families
• Singles
• Seniors 

For HDB buyers, before you dive head first into your property search, the first step is to apply for the HDB Flat Eligibility (HFE) letter. This will show you the grants and amounts you’ll be eligible to receive, as well as an estimated HDB loan amount.

The next step is to keep in mind what type of government support you might be entitled to. We’ve tried to consolidate most of the key housing grants available to most HDB buyers here:

HDB grants at a glance

Broadly speaking, utilising government housing grants can make the overall financial burden of purchasing a flat more affordable by reducing the upfront cash you need to pay or borrow through a loan. This is especially true for first-time homeowners who won’t be able to rely on the sale proceeds of an existing property.

Generally, HDB grants are credited directly into your CPF Ordinary Account and used to offset the purchase price. But here’s a key point to remember: when you eventually sell your property, the original grant amount, together with the accrued CPF interest, must be returned to your CPF account. The CPF savings can then be used for your next property purchase.

Which grants would I be eligible to receive?

Grant applicants may receive a combination of grants depending on their eligibility conditions and core family nucleus. For instance, a first-timer couple buying a four-room resale flat could receive the CPF Housing Grant, Enhanced CPF Housing Grant (EHG), and Proximity Housing Grant (PHG).

In fact, eligible first-timer families buying a resale flat could receive up to $230,000 in combined housing grants. This comprises up to $80,000 from the CPF Housing Grant, $120,000 from the Enhanced CPF Housing Grant (EHG), and $30,000 from the Proximity Housing Grant (PHG) for those who qualify for the maximum amount under each scheme.

Now, the exact grant amount depends on the buyer’s household profile, income, flat type and other eligibility conditions. For example, the maximum EHG amount that first-timer families may qualify for is $120,000, while first-timer singles may qualify for up to $60,000.

Meanwhile, first-timer families buying a resale flat must first qualify for the CPF Housing Grant for resale flats before being eligible for the EHG. They may also qualify for the PHG if they stay with their parents or are within 4km from their home.

In addition, buyers must satisfy the conditions for each grant, including showing proof of employment in the last 12 months, up to two months before the HFE letter application. For resale flats, the remaining lease of the flat has to be more than 20 years.

FOR COUPLES AND FAMILIES

Enhanced CPF Housing Grant (EHG) for Families

The Enhanced CPF Housing Grant is the only grant that applies to both new and resale flats. This offers up to $120,000 – with a monthly household income ceiling of $9,000 – with higher grant amounts allocated to applicants with lower household monthly income.

This grant is credited directly into the CPF Ordinary Accounts of eligible core family members to pay off the housing loan.

But before qualifying for the EHG, applicants must first qualify for the CPF Housing Grant for resale flats (Families). Applicants must also be employed in the 12 months leading up to the flat application. In addition, the flat’s remaining lease must cover the youngest buyer up to age 95 to get the full grant amount, or it will be pro-rated accordingly.

Proximity Housing Grant (PHG)

The Proximity Housing Grant (PHG) helps families stay close to each other while making homeownership more affordable, whether they are living together or maintaining their own homes nearby. This is also the only housing grant without an income ceiling.

Eligible buyers who live with their parents or child may receive a grant of $30,000, while buyers who purchase a resale flat within 4km of their parents or child may receive $20,000.

CPF Housing Grant for Families

This grant provides a subsidy of up to $80,000 for first-timer families with average monthly household income below $16,000 or $24,000 if purchasing with extended family. For married couples who have taken the CPF Housing Grant (Singles) for a resale flat or a two-room or two-room Flexi flat from HDB as a single, a top-up grant is available.

Note that you will not qualify for housing grants if you are buying over your child’s flat.

Step-Up CPF Housing Grant

On the other hand, for second-timer applicants looking for a larger home, the Step-Up CPF Housing Grant can help offset $15,000 from the flat purchase. This grant supports buyers moving from public rental housing or two-room flats, to three-room Standard or Unclassified flats in non-mature estates.

To qualify, the average monthly household income during the applicable 12-month period must not exceed $8,000.

Fresh Start Housing Grant

The Fresh Start Housing Grant provides a subsidy of up to $75,000 ($60,000 will be disbursed into CPF Ordinary Accounts before key collection; $15,000 to be disbursed after key collection into CPF Ordinary Accounts over five years).

This grant is for eligible second-timer applicants staying in public rental housing and are applying for two-room Flexi or three-room Standard flat on a shorter lease in HDB sales launches or open bookings. There will also be a resale levy cap of $30,000.

To qualify, the average monthly household income is capped at $7,000.

For Singles

There has been a growing call for the government to provide more housing support for Singales to be able to afford their own homes. At his latest National Day Rally speech last month, Prime Minister Lawrence Wong spoke at length about the government’s support plans for families, married couples, and young families. He did foreshadow some government support for singles, which could be unveiled during next year’s Budget.

But turning to prevailing grants for singles, the average monthly household income ceiling has risen from $7,000 to $8,000 from August 24 this year. There are three grants that singles can qualify for:

• Enhanced CPF Housing Grant (EHG) of up to $60,000
• CPF Housing Grant of $40,000 for the purchase of a two- to four- room resale flat and $25,000 for a five-room resale flat
• Proximity Housing Grant (PHG) of $15,000 for staying with parent/child and $10,000 for living within 4km of their home.

The grants apply to applicants aged 35 or above who are buying a resale flat on their own, with other single citizens or with their parents, and those aged 21 or above who are buying a resale flat with their non-resident spouse. 

For Seniors 

Likewise, there has been an uptick in public discussion regarding accommodation options for seniors in Singapore. Although public housing options for the elderly are available, such as some two-room Flexi flats and Community Care Apartments, the scope of housing alternatives is rather sparse at the moment.

For Singapore citizens aged 55 and above, the Silver Housing Bonus (SHB) supports seniors who right-size to a three-room or smaller HDB flat, such as a short-lease two-room flexi flat or a Community Care Apartment (CCA), to supplement their retirement income.

The flat lease runs from 15 to 45 years in five-year increments, starting from the November 2026 BTO exercise.

Eligible seniors receive a cash bonus of up to $40,000 per household when they use part of their housing proceeds to top up their CPF Retirement Account and join CPF LIFE.

There is also the Lease Buyback Scheme (LBS), which allows homeowners 65 years and above to sell part of their flat’s lease to HDB and retain the length of lease based on the age of the youngest owner. The sales proceeds will be used to top up the seller’s CPF Retirement Account (RA).

The scheme applies to all flat types, with the criteria for gross monthly household income capped at $16,000. The flat must also have at least 20 years of remaining lease to sell to HDB.

Top-Up Grants

CPF Housing Grant for Families (Top-Up Grant)

This grant is for Singaporeans aged 21 and above who took the CPF Housing Grant for Resale Flats or bought a two-room flexi flat as a single, and have married or obtained citizenship or permanent residency for family members.

The grant disperses up to $40,000, which is credited directly into the CPF Ordinary Accounts of eligible Singapore Citizen and Singapore Permanent Residents. 

Applicants must apply within six months of marriage registration or change in the family member’s citizenship status. They must not own or have an interest in any private residential property locally or overseas, and not have disposed of any within the last 30 months. 

The household income ceilings of $16,000 for Singles Grant recipients and $8,000 for two-room flexi flat owners apply.

Citizen Top-Up

A $10,000 subsidy for households when an SPR spouse, parent, child, or sibling becomes a Singapore Citizen (SC), or when an SC child is born. The subsidy is converted into equal shares and credited fully into the CPF Ordinary Accounts of eligible family members.

This grant is for households who have paid a $10,000 premium when buying a flat from HDB or received a reduced Family Grant for a resale flat, a Design Build and Sell Scheme (DBSS) flat or an Executive Condominium (EC) unit.

What has changed recently

From 24 August 2026, the monthly household income ceiling for housing grants assessment has increased from $14,000 to $16,000 for families and from $7,000 to $8,000 for singles. The change applies to eligible families and singles buying BTO flats from HDB, resale flats on the open market with the CPF Housing Grant, and those applying for a HDB housing loan for a new or resale flat.

To qualify for the grants, buyers have to fulfill the core family nucleus criteria, which includes buying as fiancé and fiancée, married couples and/or parent(s) with child(ren), multi-generation families, or as orphaned siblings.

So, a variety of housing grants and government sponsored support schemes are available. And while we noted at the start of this article that resale flat prices have largely moderated since the start of this year, it is also true that pockets of strong demand have continued to propel price growth in certain estates and neighbourhoods.

The upcoming BTO sales exercise in November will garner a lot of attention from HDB buyers, especially given the changes in the income ceiling, increased ballot chances for families with children, as well as premium BTO projects on offer.