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By Chief Analyst
February 23, 2026For many home buyers in Singapore, purchasing an HDB flat is only possible with the support of housing grants. These grants are designed to make public housing more affordable for different household profiles, including young couples, families, seniors, and singles.
However, HDB housing grants are often misunderstood. Some buyers assume that all households automatically qualify for the same grants, while others are unsure which grants apply to Build-to-Order (BTO) flats versus resale flats. In practice, grant eligibility and amounts depend on household type, income level, and flat type.
This article provides a structured overview of the main HDB housing grants for BTO and resale flats, broken down into:
- Couples and families
- Seniors
- Singles
It also explains how income affects grant amounts and highlights common misconceptions.
Understanding HDB Housing Grants in Singapore
HDB housing grants are essentially subsidies credited into a buyer’s CPF Ordinary Account to reduce the purchase price of a flat. They are not cash payouts. And the Grants are split equally into all owners and/or Essential Occupier’s CPF (if applicable)
Grants generally fall into two broad categories:
- Grants for BTO flats
- Grants for resale flats
Different grants serve different policy objectives. Some help first-time buyers enter the market, while others encourage families to live near each other or support right-sizing by seniors.
1. Housing Grants for Couples and Families
Who Is Considered a “Couple or Family”?
Typically includes:
- Married couples
- Engaged couples (under Fiancé/Fiancée Scheme)
- Families buying with parents, children, or siblings
- Widowed or divorced persons buying with children
These households form the largest group of grant beneficiaries.
(1.1) Grants for BTO Flats (Couples & Families)
For BTO flats, the main grant is the Enhanced Housing Grant (EHG).
(1.1A) Enhanced Housing Grant (EHG) for BTO
Average Gross Monthly Household Income | EHG Amount |
Up to $1,500 | $80,000 |
$1,501 – $2,000 | $75,000 |
$2,001 – $2,500 | $70,000 |
$2,501 – $3,000 | $65,000 |
$3,001 – $3,500 | $60,000 |
$3,501 – $4,000 | $55,000 |
$4,001 – $4,500 | $50,000 |
$4,501 – $5,000 | $45,000 |
$5,001 – $5,500 | $40,000 |
$5,501 – $6,000 | $35,000 |
$6,001 – $6,500 | $30,000 |
$6,501 – $7,000 | $25,000 |
$7,001 – $7,500 | $20,000 |
$7,501 – $8,000 | $15,000 |
$8,001 – $8,500 | $10,000 |
$8,501 – $9,000 | $5,000 |
Key points:
- Income is averaged over the last 12 months
- Higher income = lower grant
- No EHG if household income exceeds $9,000
(1.2) Grants for Resale Flats (Couples & Families)
Resale buyers may qualify for three different grants, which can be combined if conditions are met.
(1.2A) Enhanced Housing Grant (EHG) for Resale
Average Gross Monthly Household Income | EHG Amount |
Up to $1,500 | $80,000 |
$1,501 – $2,000 | $75,000 |
$2,001 – $2,500 | $70,000 |
$2,501 – $3,000 | $65,000 |
$3,001 – $3,500 | $60,000 |
$3,501 – $4,000 | $55,000 |
$4,001 – $4,500 | $50,000 |
$4,501 – $5,000 | $45,000 |
$5,001 – $5,500 | $40,000 |
$5,501 – $6,000 | $35,000 |
$6,001 – $6,500 | $30,000 |
$6,501 – $7,000 | $25,000 |
$7,001 – $7,500 | $20,000 |
$7,501 – $8,000 | $15,000 |
$8,001 – $8,500 | $10,000 |
$8,501 – $9,000 | $5,000 |
*Same income table as BTO EHG (up to $80,000).
(1.2B) CPF Housing Grant (Family Grant)
Flat Type | Grant Amount |
2-room – 4-room | $50,000 |
5-room or bigger | $40,000 |
(1.2C) Proximity Housing Grant (PHG)
Living Arrangement | Grant Amount |
Living with parents/children | $30,000 |
Living within 4 km of parents/children | $20,000 |
(1.3) Step-Up Housing Grant (For Families in Public Rental or 2-Room Flats)
Applies mainly to families upgrading to a:
- 3-room resale flat
- 4-room BTO flat
Grant amount: $15,000
This supports families who are progressing gradually up the housing ladder.
Example: Couple Buying a Resale Flat
A married couple earning $4,000 combined, buying a 4-room resale flat near parents may qualify for:
- EHG: $55,000
- Family Grant: $50,000
- PHG: $20,000
Total potential grants: $125,000
This illustrates how significant grants can be when stacked correctly.
2. Housing Grants for Seniors
Senior buyers are typically those aged 55 and above who are right-sizing or purchasing smaller flats for retirement.
Silver Housing Bonus (SHB)
Applies when seniors:
- Sell an existing property
- Buy a 3-room or smaller flat
- Top up CPF Retirement Account
Grant amount: Up to $30,000
Purpose:
Encourage right-sizing while boosting retirement adequacy.
EHG for Seniors (BTO or Resale)
Seniors who meet income and eligibility criteria may also qualify for the Enhanced Housing Grant.
This is especially relevant for seniors who are still working or purchasing with family members.
Proximity Housing Grant for Seniors
Seniors buying resale flats near or with children may also receive PHG (same amounts as families).
3. Housing Grants for Singles
Singles must be:
- At least 35 years old
- Singapore Citizens
They may buy:
- 2-room Flexi BTO flats in non-mature estates
- Resale flats of any size
(3.1) Grants for Singles Buying BTO
(3.1A) Enhanced Housing Grant (Singles)
Average Monthly Income | EHG Amount |
Up to $1,500 | $40,000 |
Decreases gradually | |
$4,500 | $5,000 |
Above $4,500 | No grant |
Singles receive half the EHG amount compared to families.
(3.2) Grants for Singles Buying Resale
(3.2A) EHG (Singles)
Same table as above.
(3.2B) CPF Housing Grant (Singles Grant)
Flat Type | Grant Amount |
2-room – 4-room | $25,000 |
5-room or bigger | $20,000 |
(3.2C) Proximity Housing Grant (Singles)
Living Arrangement | Grant Amount |
Living with parents | $15,000 |
Living within 4 km | $10,000 |
How Household Income Affects Grant Amounts
Income affects:
- Whether you qualify
- How much you receive
Key principle:
Lower income → Higher grant
Higher income → Lower or no grant
Because income is averaged over 12 months, bonuses, commissions, or recent pay increments can materially change eligibility.
This is why timing and documentation matter.
Common Misunderstandings About HDB Grants
Many buyers assume:
- Grants are automatically given
- Everyone gets the same amount
- Grants can be used as cash
In reality:
- Grants require application and approval (HFE)
- Amounts may vary significantly across different groups
- Grants are credited into CPF
Another common mistake is planning affordability without factoring in grants properly. Grants reduce the purchase price, which in turn reduces the required loan and monthly instalments.
Why Proper Grant Planning Matters
Choosing between BTO and resale, selecting flat size, and timing the purchase can change grant eligibility by tens of thousands of dollars.
Strategic planning can:
- Increase grant amount
- Improve loan eligibility
- Reduce long-term mortgage burden
- Strategise on using Grants for downpayment
Poor planning can lead to lost grants or overstretched finances.
Conclusion
HDB housing grants play a major role in making home ownership affordable in Singapore. However, the grant landscape is nuanced, and eligibility depends on household type, income level, and flat type.
Understanding which grants apply and how they can be combined to allow buyers to make more informed decisions and avoid costly mistakes.
As Singapore’s largest mortgage advisory, Fairloan Mortgage Advisory helps buyers assess grant eligibility, estimate total subsidies, and structure their home loans prudently before committing to a purchase.
*Current (Feb 2026) most popular HDB rate: 1.78% fixed years and 1.40% fixed 2years.
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