Quick Answer — CPF Housing Grants at a glance (2026)
- Singapore Citizens buying an HDB flat may qualify for up to S$190,000 in CPF housing grants (EHG + Family Grant + Proximity Housing Grant combined).
- Grants do not need to be repaid — they are funded by the Government and credited directly against the flat purchase price.
- The Enhanced CPF Housing Grant (EHG) is the largest grant: up to S$80,000 for couples, up to S$40,000 for eligible singles. It applies to both BTO and resale flats.
- The Family Grant (up to S$30,000) and Proximity Housing Grant (up to S$30,000) apply to resale flat purchases only.
- Your grant eligibility is confirmed in your HDB HFE Letter. You must obtain an HFE letter before applying for any HDB flat.
- Income ceilings: S$9,000/month for EHG (couples); S$14,000/month for Family Grant; no ceiling for PHG.
- Grants are not transferable to private property — they apply exclusively to HDB flat purchases.
CPF housing grants are one of the most powerful but least understood tools in Singapore’s housing system. For a first-timer couple on a combined income of S$3,000/month buying a resale flat near their parents, total grants can reach S$125,000 — a sum that meaningfully reduces both the flat price and the mortgage they need to service for the next 25 years. Yet many eligible buyers under-claim or miss grants entirely because they do not understand which schemes apply to their specific profile.
This guide covers every CPF housing grant available in 2026, how to calculate what you qualify for, how the grants stack with one another, and how they interact with the HDB concessionary loan. All figures reflect the framework administered by the Housing & Development Board (HDB) and the Central Provident Fund (CPF) Board as at 31 July 2026.
What Are CPF Housing Grants?
CPF housing grants are direct subsidies paid by the Singapore Government to eligible HDB flat buyers. Unlike the HDB concessionary loan (which must be repaid with interest) or CPF Ordinary Account savings (which are your own money that must be refunded with accrued interest when you sell), grants are free money. They are credited at the point of flat booking or resale completion and applied directly to reduce the purchase price, which in turn reduces the loan quantum you need to service.
Grants are funded from the Singapore Government’s budget allocation for housing affordability and are not drawn from the CPF fund pool itself. Despite being called “CPF housing grants,” the CPF Board administers the disbursement, but the grants are Government expenditure. This distinction matters because grants received do not attract CPF accrued interest — only the CPF OA savings you use toward the flat purchase do.
The Five Main CPF Housing Grants in 2026
1. Enhanced CPF Housing Grant (EHG)
The EHG is the flagship grant, introduced in September 2019 to replace both the Special CPF Housing Grant (SHG) and the Additional CPF Housing Grant (AHG) for new flat buyers. It is now available for both BTO and resale flat purchases, making it the first grant to apply universally regardless of flat type.
The EHG is income-tiered. For first-timer couples earning up to S$9,000/month: the grant ranges from S$5,000 (at the S$9,000 income ceiling) to S$80,000 (at or below S$1,500/month). The formula is linear — every additional S$1,000 in monthly household income reduces the EHG by approximately S$10,000. For eligible singles aged 35 and above under the Single Singapore Citizen scheme, the EHG is half the couple amount: up to S$40,000 for incomes at or below S$4,500/month.
Critical condition: to qualify for EHG, at least one applicant must not have previously received an EHG, SHG, or AHG. There is also a work requirement — at least one applicant must be employed continuously for the 12 months immediately before the flat application.
2. Additional CPF Housing Grant (AHG — Resale Only)
The AHG for resale flats is a legacy grant now superseded for BTO purchases by the EHG. For resale flat purchases only, first-timer families earning at or below S$5,000/month may receive the AHG (up to S$40,000) in addition to the EHG. This stacking of EHG + AHG is specifically designed to support lower-income families who need to buy on the resale market because BTO wait times (3–5 years) are not compatible with their immediate housing needs.
Note: the AHG for resale is distinct from the old AHG that applied to BTO purchases, which was discontinued when the EHG launched.
3. Family Grant
The Family Grant applies exclusively to resale flat purchases by first-timer and second-timer families. The amount depends on citizenship composition:
| Buyer Profile | Family Grant (Resale) | Income Ceiling |
|---|---|---|
| SC + SC (first-timer couple) | S$30,000 | None |
| SC + SPR (first-timer couple) | S$20,000 | None |
| SC or SC+SC (second-timer couple) | S$15,000 | None |
| SC + SPR (second-timer couple) | S$10,000 | None |
The Family Grant has no income ceiling, which makes it accessible to all HDB buyers in the resale market regardless of earnings. However, it does require a qualifying family nucleus and that neither applicant previously received a Family Grant or Half-Housing Grant for the same flat type.
4. Proximity Housing Grant (PHG)
The PHG is designed to encourage multi-generational living and reduce inter-generational distance. It applies to resale flat purchases only. The grant is tiered by how close the buyer lives to their parents (or parents-in-law) or children:
| Living Arrangement | PHG Amount | Income Ceiling |
|---|---|---|
| Living with parents / parents-in-law (in the same flat) | S$30,000 | None |
| Living within 4 km of parents / parents-in-law | S$20,000 | None |
| Living with children (in the same flat) | S$10,000 | None |
| Living within 4 km of children | S$10,000 (same unit) / S$20,000 (within 4 km) | None |
The PHG is stackable with the Family Grant and EHG for resale purchases. A couple buying a resale flat near their parents could receive EHG + Family Grant + PHG simultaneously, bringing total grants to S$80,000 + S$30,000 + S$30,000 = S$140,000 if they are on a low income.
5. Step-Up CPF Housing Grant
The Step-Up Grant (S$15,000) specifically targets second-timer families who currently live in a 2-Room Flexi or smaller HDB flat (bought with housing subsidies) and are upgrading to a 3-Room or larger resale flat. Income ceiling: S$7,000/month. This grant acknowledges that a family’s circumstances improve over time and that the move from a small starter flat to a larger home deserves targeted support. Unlike the Family Grant which is available to all second-timers, the Step-Up Grant is exclusively for this transitional scenario.
Grant Eligibility Matrix: Which Grant Applies to Which Flat Type
Summary: All Grants at a Glance
| Grant | Max Amount | BTO? | Resale? | Income Ceiling | Citizenship |
|---|---|---|---|---|---|
| Enhanced CPF Housing Grant (EHG) | S$80,000 (couples) S$40,000 (singles) |
Yes | Yes | S$9,000/mth (couples) S$4,500/mth (singles) |
At least 1 SC |
| AHG (Resale) | S$40,000 | No | Yes | S$5,000/mth | At least 1 SC |
| Family Grant | S$30,000 (SC+SC) | No | Yes | None | At least 1 SC |
| Proximity Housing Grant (PHG) | S$30,000 | No | Yes | None | At least 1 SC |
| Step-Up CPF Housing Grant | S$15,000 | No | Yes (3-Rm+) | S$7,000/mth | At least 1 SC |
| EHG (EC) | S$30,000 (tiered) | EC only | No | S$9,000/mth | At least 1 SC |
Worked Example: The Wong Family at S$3,000/month Income
Mr and Mrs Wong are a married Singapore Citizen couple, both first-timers. Their combined gross monthly income is S$3,000. They want to buy a 4-Room resale HDB flat near Mrs Wong’s parents in Tampines (within the same block).
- EHG: Income S$3,000/month → EHG = S$65,000 (couples, tapering from S$80,000 at S$1,500 to S$5,000 at S$9,000).
- Family Grant: SC+SC first-timer resale → S$30,000.
- PHG: Living with parents (same flat) → S$30,000. (Note: the Wongs are buying to live with Mrs Wong’s parents; parents apply for the PHG on their side if they are the purchasers. Here, the Wongs buy the resale flat and the parents move in — PHG of S$30,000 applies to the Wongs’ purchase.)
- Total grants: S$125,000
- Flat price (illustrative): S$520,000 → after grants: effective purchase price S$395,000.
- HDB loan (80% LTV on S$395,000 net): approximately S$316,000 → monthly instalment ~S$1,444/month at 2.6% p.a. over 25 years, payable from CPF OA.
- Minimum cash required at exercise: 1% OTP deposit = S$5,200. Balance 19% from CPF OA (S$93,800 less grants already applied).
This example demonstrates the transformative effect of grant stacking for lower-income first-timers. Without grants, the Wongs would need to fund S$104,000 (20% of S$520,000) from CPF and cash, plus service a S$416,000 loan at S$1,901/month — an 80% higher monthly payment than the grant-assisted scenario.
How Grants Interact with CPF OA Savings and Accrued Interest
One nuance that many buyers miss: grants reduce the flat price at the point of purchase, but they do not attract CPF accrued interest. Your CPF OA savings used toward the flat, however, do attract the prevailing CPF OA interest rate (2.5% p.a.) on the amount withdrawn, compounded annually. When you eventually sell the flat, the CPF Board requires you to refund the principal withdrawn plus the accrued interest back into your CPF OA before you receive any net cash proceeds.
Because grants are not CPF OA funds but Government subsidies, no accrued interest accumulates on the grant portion. The practical implication: using grants to reduce your flat price is strictly better than using CPF OA savings, because the grant portion carries zero future repayment obligation.
Second-Timer Grant Restrictions and the 30-Month Rule
Second-timer buyers — those who have previously purchased a subsidised HDB flat or received a housing grant — face reduced or nil grant eligibility for a second HDB purchase. HDB’s general rule is that second-timers must wait 30 months from the date of disposal of the first subsidised flat before purchasing another HDB flat with subsidies. Some grant schemes (Family Grant, Step-Up Grant) are available to second-timers under specific conditions; the EHG is not available to second-timers. Always verify your second-timer status via the HDB HFE letter before budgeting on grants.
What Might Come Next: Grant Evolution in Singapore’s Housing Policy
As at July 2026, Singapore’s CPF housing grant framework has been relatively stable since the EHG’s introduction in 2019. However, two policy pressures suggest evolution is possible: rising resale flat prices in prime estates (where even lower-income buyers face S$600,000–S$800,000 price points), and the expanding Prime Location Public Housing (PLH) model which restricts resale to Singapore Citizens only for 10 years. There is ongoing discussion among housing researchers about whether the PHG could be extended to BTO purchases to encourage multi-generational flat selection from the outset. No announcement has been made as at this guide’s publication date.
Related Articles
- HDB HFE Letter Guide Singapore 2026: How to Apply and Use Your Letter
- HDB Upgrader’s Guide Singapore 2026: How to Upgrade from HDB to Private Property
- Buyer’s Stamp Duty (BSD) Singapore: Complete Guide 2026
- ABSD Singapore 2026: Complete Guide to Additional Buyer’s Stamp Duty
- Singapore Property Ownership Types 2026: Tenure, Title & Restrictions
- Singapore Freehold vs Leasehold Property Guide 2026
Frequently Asked Questions
Can I use CPF housing grants to buy a private condominium?
No. CPF housing grants — the EHG, Family Grant, PHG, Step-Up Grant, and all related HDB schemes — apply exclusively to HDB flat purchases. They cannot be used toward a private condominium, landed property, or Executive Condominium after the EC has been privatised. If you are buying a new EC (before privatisation), a scaled-down EHG may apply, but the Family Grant and PHG do not. Private property buyers may still use their CPF Ordinary Account savings toward the purchase, but those savings attract accrued interest obligations, not grants.
Do I need to repay CPF housing grants if I sell my HDB flat?
No. CPF housing grants are non-repayable Government subsidies. Unlike CPF OA savings (which must be refunded with accrued interest to your CPF OA account when you sell), grants do not need to be repaid. However, if you sell a subsidised HDB flat and then buy another subsidised flat, the second purchase will typically not attract the same grants (particularly the EHG), because most grants are available only to first-timers. Selling and buying again does not “reset” your grant entitlement unless HDB explicitly designates a new category for second-timers.
Can singles receive CPF housing grants?
Yes, but with restrictions. Single Singapore Citizens aged 35 and above may receive the EHG for singles (up to S$40,000) when buying a 2-Room Flexi BTO flat or any size resale flat. The income ceiling for singles is S$4,500/month. Singles are not eligible for the Family Grant or PHG (which require a family nucleus), but may apply for a reduced PHG under certain conditions if moving near their parents. The Step-Up Grant is available to eligible singles who own a 2-Room Flexi flat and are upgrading.
What is the income used to calculate CPF housing grants?
HDB uses the gross monthly household income for the 12 months immediately preceding the flat application. This includes all income sources: employment income, self-employment income, rental income, and overseas income. The 12-month average is calculated and compared against the income ceiling. Bonuses, director’s fees, and commission income are included. CPF contributions (both employee and employer) are not deducted for this calculation — HDB uses the gross figure before CPF deduction. Individuals with zero income (e.g., homemakers) are recorded at zero; the total is the combined household figure of all persons listed on the flat application.
Can both the buyer and seller of a resale flat receive grants in the same transaction?
Grant eligibility is assessed independently for buyer and seller. The buyer of a resale flat may receive the EHG, Family Grant, and/or PHG as applicable to their profile. The seller has no grant entitlements in relation to the sale — grants are a buyer-side benefit. If the seller is using their sale proceeds to purchase another subsidised HDB flat, they would apply for grants in that subsequent purchase. The fact that the buyer receives S$125,000 in grants does not affect the sale price negotiation — grants reduce the effective cost to the buyer but do not change what the seller receives.
How are grants disbursed — cash or CPF?
CPF housing grants are credited directly to your CPF Ordinary Account at the point of flat booking (for BTO) or upon completion (for resale). They are not paid in cash. The credited amount is then used toward the flat purchase together with your other CPF OA savings, reducing the loan quantum required. Because grants are added to your CPF OA rather than paid directly to the seller, they are subject to standard CPF housing withdrawal rules — you must have sufficient CPF OA balance to cover the required down payment after the grant is applied. Critically, because grants arrive in your CPF OA, they also carry no accrued interest obligation when the flat is eventually sold.
What happens to my CPF housing grants if my flat application is cancelled?
If you cancel a BTO flat application before booking (i.e., before grants are formally disbursed), your grant entitlement is preserved — cancellation at the application stage does not consume your first-timer grant status. However, if you have already booked a flat and grants have been credited to your CPF OA, then you cancel or forfeit the flat, the situation becomes more complex: HDB will recover the grant from your CPF OA, and depending on the circumstances, your first-timer status and future grant eligibility may be affected. For resale transactions, if the OTP lapses before completion, grants that have not been formally disbursed are simply not paid. Always check with HDB directly if you are in a cancellation scenario.
Disclaimer
This article is for general informational purposes only. CPF housing grant amounts, income ceilings, and eligibility conditions are subject to revision by the Singapore Government. Always verify current grant entitlements directly with the Housing & Development Board (HDB) and the CPF Board through the HDB My Flat Journey portal and your HDB Flat Eligibility (HFE) letter. This article does not constitute financial, legal, or housing advice.
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