At a glance
- Income ceiling, families
- S$16,000 a month for HFE applications from 24 Aug 2026 (was S$14,000)
- Income ceiling, singles
- S$8,000 (was S$7,000)
- EC ceiling
- S$16,000; S$18,000 for ECs on land tendered from 24 Aug 2026
- Enhanced CPF Housing Grant
- Up to S$120,000 for families, S$60,000 for singles
- Resale grants
- CPF Housing Grant up to S$80,000; Proximity grant up to S$30,000
Grant tables used
| Income band | Enhanced CPF Housing Grant |
|---|
- Income ceilings for HFE letter applications from 24 August 2026: S$16,000 for families and S$8,000 for singles buying a BTO flat, a resale flat with the CPF Housing Grant, or with an HDB loan. New ECs: S$16,000, or S$18,000 for projects on land tendered from 24 August 2026.
- Enhanced CPF Housing Grant (from August 2024): up to S$120,000 for first-timer families earning up to S$9,000, and S$60,000 for singles earning up to S$4,500. A first-timer and second-timer couple gets the singles amount, worked out on half the household income. Applicants must have worked continuously for 12 months, and the lease must cover the youngest buyer to age 95 for the full amount.
- CPF Housing Grant for resale flats: S$80,000 (2 to 4 rooms) or S$50,000 (5 rooms or bigger) for citizen couples; S$70,000 or S$40,000 with a PR spouse; S$40,000 or S$25,000 for a first-timer and second-timer couple, and for singles.
- Proximity Housing Grant for resale flats: S$30,000 to live with parents or children, S$20,000 to live within 4 km; S$15,000 and S$10,000 for singles. No income ceiling, once only.
- CPF Housing Grant for new ECs: S$30,000, S$20,000 or S$10,000 for citizen first-timer couples earning up to S$10,000, S$11,000 or S$12,000; S$20,000 and S$10,000 with a PR spouse; S$15,000, S$10,000 and S$5,000 for a first-timer and second-timer couple.
An estimate. HDB confirms your grants in the HFE letter. Rules last checked 13 October 2026.
What the calculator shows
Pick who’s buying and what, then enter your household income. The big number is the total in grants you could get. Each grant appears below it with a tick or a cross, so you can see which you qualify for and what would change it. The tiles show the income ceiling for that purchase and each grant separately.
The income ceilings from 24 August 2026
The ceilings were raised at the 2026 National Day Rally, the first increase since 2019. For HFE letter applications submitted from 24 August 2026:
- Families: S$16,000 a month, up from S$14,000. This applies to BTO flats, to the CPF Housing Grant on a resale flat, and to HDB loans.
- Singles aged 35 and above: S$8,000, up from S$7,000.
- Extended families: S$24,000.
- New ECs: S$18,000 for projects on land tendered from 24 August 2026. Earlier projects and the next launches stay at S$16,000.
Resale flats bought without a grant or an HDB loan have no income ceiling.
The four grants
Enhanced CPF Housing Grant. For first-timers buying a BTO or resale flat. It pays up to S$120,000 for families earning S$1,500 or less, falling in steps to S$5,000 at S$9,000. Singles get up to S$60,000, falling to S$2,500 at S$4,500. You need to have worked for the 12 months before applying.
CPF Housing Grant (resale). For first-timers buying a resale flat: S$80,000 for a 2- to 4-room flat or S$50,000 for 5 rooms or more, if both of you are citizens. It’s S$70,000 or S$40,000 with a PR spouse, and S$40,000 or S$25,000 for singles.
Proximity Housing Grant. For any resale buyer, first-timer or not, who buys to live with their parents or children (S$30,000) or within 4 km of them (S$20,000). Singles get half. There’s no income ceiling, and it’s given once.
CPF Housing Grant (EC). For first-timer families buying a new EC: S$30,000 if household income is up to S$10,000, S$20,000 up to S$11,000 and S$10,000 up to S$12,000.
BTO or resale?
On a BTO flat, the subsidy is built into the price, so the Enhanced grant is the only cash grant. A resale flat costs more but can carry up to S$230,000 in grants, and you move in within months rather than years. Check what flats near your parents have sold for with the HDB resale price checker, then see how much HDB will lend with the HDB loan calculator.
Common questions
What is the BTO income ceiling in 2026?
S$16,000 a month for families and S$8,000 for singles aged 35 and above, for HFE letter applications submitted from 24 August 2026. Before that it was S$14,000 and S$7,000. The same ceilings apply to the CPF Housing Grant on a resale flat and to HDB loans.
What is the EC income ceiling?
S$16,000 a month for most new ECs. For ECs on land whose tender closed on or after 24 August 2026, it's S$18,000. Upcoming launches at Senja Close, Woodlands Drive 17 and Sembawang Road are still sold under the S$16,000 ceiling.
How much grant can I get for a resale flat?
A first-timer citizen couple earning S$7,200 a month who buy a 4-room resale flat within 4 km of their parents can get S$125,000: S$25,000 Enhanced CPF Housing Grant, S$80,000 CPF Housing Grant and S$20,000 Proximity Housing Grant. Couples earning S$1,500 or less can get up to S$230,000.
Can I get grants if my income is above the ceiling?
You can still buy a resale flat, because resale flats have no income ceiling, but you won't get the CPF Housing Grant or the Enhanced grant, and you'll need a bank loan instead of an HDB loan. The Proximity Housing Grant has no income ceiling, so you can still get it.
Do I have to pay the grants back?
Not when you sell, but the grant goes into your CPF account as part of the purchase, so it's refunded to your CPF with accrued interest when you sell the flat, just like your own CPF savings.
Get a free valuation
Tell us your block and flat type. We'll send recent prices for your block and nearby blocks, and what a sale would leave you after your loan and CPF refund.
Sources
Facts on this page were checked against these sources on 13 October 2026.
- HDB: Enhanced CPF Housing Grant amounts for couples and families (Aug 2024)
- HDB: Enhanced CPF Housing Grant amounts for singles (Aug 2024)
- HDB: Increase in income ceilings and greater support for families with children (Aug 2026)
- CPF: A guide to the Enhanced CPF Housing Grant and Proximity Housing Grant
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