Quick Answer: HDB Grants in Singapore 2026
- There are 8 main HDB grants available to Singapore Citizens and PRs in 2026, administered jointly by HDB and CPF Board.
- Enhanced Housing Grant (EHG): up to S$120,000 for first-timer families; up to S$60,000 for first-timer singles. Income ceiling: S$9,000/mth (families), S$4,500/mth (singles). Applicable to BTO and resale flats.
- Family Grant: S$50,000–S$80,000 for SC-SC couples buying resale (S$40,000–S$60,000 for SC-SPR couples). Income ceiling S$14,000/mth combined.
- Singles Grant: S$25,000–S$40,000 for first-timer singles aged 35+ buying resale. Income ceiling S$7,000/mth.
- Proximity Housing Grant (PHG): up to S$30,000 (families) or S$20,000 (singles) for buying near or with parents. No income ceiling.
- Fresh Start Housing Grant: S$50,000 for second-timer families with children under 18 buying a 2–4 room resale flat.
- Silver Housing Bonus: up to S$30,000 for seniors aged 55+ downsizing to a smaller flat — proceeds top up the CPF Retirement Account.
- All grants are disbursed to CPF OA and applied against the flat price — no cash payout. EHG applies to both BTO and resale; all others apply to resale only.
Singapore’s HDB grant system is one of the most comprehensive housing subsidy frameworks in the world. For first-time buyers, the combination of the Enhanced CPF Housing Grant (EHG), the Family Grant (for resale flats), and the Proximity Housing Grant (PHG) can reduce the effective purchase price of an HDB resale flat by S$130,000–S$190,000 — a significant figure when median 4-room resale prices hover around S$600,000–S$650,000 nationally.
This guide covers every HDB grant available in 2026 — who qualifies, how much, which flats are eligible, and how the grants stack. It includes a full worked example with CPF-financing calculations and a summary reference table. For grants specific to singles, see also our dedicated HDB Grants for Singles Guide.
I. Enhanced CPF Housing Grant (EHG) — The Foundation Grant
The Enhanced CPF Housing Grant, introduced on 11 September 2019 and enhanced in August 2024, is the cornerstone of Singapore’s housing subsidy architecture. Unlike the Family Grant (which applies only to resale flats), the EHG applies to both BTO and resale HDB flats, making it the primary grant for most first-time buyers regardless of how they are entering the market.
The EHG is administered by the CPF Board and disbursed into the buyer’s CPF Ordinary Account at completion. Key conditions are:
- At least one buyer must be a Singapore Citizen.
- All buyers must be first-timers — no prior ownership of or housing subsidy for an HDB flat, DBSS flat, or EC unit.
- At least one buyer must have been in continuous employment for the 12 months prior to the flat application.
- Families and couples: average monthly gross household income must not exceed S$9,000. Singles: average monthly gross income must not exceed S$4,500.
- Flat must be bought to occupy — not for investment or rental.
Grant amounts are income-graduated. For families, the EHG ranges from S$20,000 (income S$5,001–S$9,000) to S$120,000 (income S$1,500 or below), scaled in S$10,000 steps across 11 income brackets. The August 2024 enhancement increased the maximum grant from S$80,000 to S$120,000 for the lowest-income tier — a 50% increase.
II. Family Grant — Resale Flat Buyers
The Family Grant is an HDB subsidy for Singapore Citizens and PRs buying a resale HDB flat as their first home. It is distinct from the EHG (which covers BTO and resale) and stacks on top of the EHG for resale flat buyers. Amounts vary by the citizenship mix of the buying unit and by flat type:
| Flat Type | SC-SC Couple / Family | SC-SPR Couple / Family |
|---|---|---|
| 2-Room or 3-Room | S$50,000 | S$40,000 |
| 4-Room or larger (incl. 5-Room, Executive, 3Gen) | S$80,000 | S$60,000 |
Income ceiling: combined average monthly gross income of all buyers and occupiers must not exceed S$14,000. The Family Grant is available to Singapore Citizens purchasing with a Singapore Citizen or PR spouse, family members (parents, siblings), or children. It is not available to buyers purchasing alone — singles use the Singles Grant instead (Section III).
III. Singles Grant and Half-Housing Grant
Singapore Citizens aged 35 and above purchasing a resale HDB flat for the first time as a single (unmarried, widowed, or divorced) are eligible for the Singles Grant. Grant amounts are:
| Flat Type | Non-Mature Estate | Mature Estate |
|---|---|---|
| 2-Room or 3-Room | S$40,000 | S$25,000 |
| 4-Room | S$40,000 | S$25,000 |
| 5-Room or larger | S$20,000 | S$15,000 |
Income ceiling: S$7,000 per month (single purchaser) or S$14,000 combined (joint single purchasers). Two eligible singles purchasing together may each claim the Singles Grant — this is sometimes referred to as the Half-Housing Grant arrangement, effectively delivering S$40,000–S$80,000 between two buyers for a non-mature estate 4-room flat.
IV. Proximity Housing Grant (PHG)
The Proximity Housing Grant rewards buyers who choose to live near or with their parents or married child. It is available to all buyers (not just first-timers) purchasing a resale flat, with no income ceiling. Conditions and amounts are:
| Condition | PHG (Families) | PHG (Singles) |
|---|---|---|
| Living WITH parents / married child (same address) | S$30,000 | S$20,000 |
| Living NEAR parents / married child (within 4km) | S$20,000 | S$10,000 |
Note that second-timers are also eligible for the PHG — it is the only major grant available to households that have previously received a housing subsidy. Buyers must remain in the purchased flat (and the parents/child must remain at their current address) for a minimum period to comply with the grant conditions. PHG is disbursed into CPF OA at completion and applied against the purchase price.
V. Fresh Start Housing Grant — Second-Timer Families
The Fresh Start Housing Grant was introduced to help second-timer families with at least one Singapore Citizen child under 18 who previously purchased a subsidised flat and wish to own their home again. These families may apply for a resale flat of up to 4 rooms in any estate. The grant amount is S$50,000, paid into CPF OA. Income ceiling: S$7,000 per month combined. The grant is designed to prevent young families in difficult circumstances — divorce, family breakdown — from being permanently priced out of homeownership after their first HDB flat was sold or lost.
VI. Step-Up CPF Housing Grant — 2-Room Flexi Upgraders
The Step-Up CPF Housing Grant of S$15,000 is available to second-timer families who previously purchased a 2-Room Flexi flat under HDB’s short-lease scheme and are now upgrading to a larger resale flat. Income ceiling: S$7,000/mth. It provides a modest but meaningful subsidy for families whose circumstances have improved since their first flat purchase.
VII. Silver Housing Bonus — For Seniors Downsizing
The Silver Housing Bonus (SHB) assists Singaporean seniors aged 55 and above who are right-sizing from a larger to a smaller flat. Upon selling a 4-room or larger flat and buying a 3-room or smaller flat (or a 2-room Flexi on a short lease), qualifying seniors receive a CPF RA top-up of up to S$30,000. Income ceiling: S$14,000/mth combined for all flat owners. The RA top-up then generates monthly CPF LIFE payouts, effectively converting some of the property value into a guaranteed income stream. This is distinct from the HDB Lease Buyback Scheme — see our HDB Lease Buyback Scheme Guide for a full comparison.
VIII. Grant Reference Table — All HDB Grants 2026
IX. Worked Example — First-Timer SC-SC Couple, 4-Room Resale, Yishun
Mr and Mrs Wong are a Singapore Citizen married couple, both first-timers. Combined average monthly gross income: S$5,800. They are buying a 4-room HDB resale flat in Yishun (non-mature estate) for S$580,000 and are purchasing within 4km of Mrs Wong’s parents in Sembawang. Here is the full grant calculation:
| Item | Amount | Notes |
|---|---|---|
| Purchase Price | S$580,000 | Agreed resale price |
| Buyer’s Stamp Duty (BSD) | S$13,800 | 1%×S$180k + 2%×S$180k + 3%×S$220k |
| ABSD | Nil | First property, SC-SC — ABSD exempt |
| EHG (income S$5,800 → S$5,501–S$6,000 tier) | –S$40,000 | CPF Board disbursement to CPF OA |
| Family Grant (SC-SC, 4-room, non-mature) | –S$80,000 | HDB disbursement to CPF OA |
| PHG (within 4km of parents) | –S$20,000 | HDB disbursement to CPF OA |
| Total Grants | S$140,000 | All credited to CPF OA |
| Net Effective Price | S$440,000 | Before financing |
| HDB Loan (80% of S$580k) | S$464,000 | At 2.60% p.a. concessionary rate |
| CPF OA Down Payment (20%) | S$116,000 | Covered by grants + existing CPF OA balance |
| Monthly Repayment (HDB loan, 25yr) | ~S$2,118/mth | CPF OA deductible |
| MSR | 36.5% | Within 30%? Yes — S$2,118 / S$5,800 = 36.5%… EXCEEDS MSR |
At S$580,000 on an income of S$5,800, the MSR of 36.5% exceeds the 30% cap for HDB loans. The Wongs have two options: (1) negotiate the purchase price down to approximately S$520,000 (which brings the monthly repayment to approximately S$1,898 on an 80% HDB loan, or 32.7% MSR — still slightly above); or (2) consider a bank loan, where the MSR does not apply (only the 55% TDSR). On a bank loan at 3.40% over 30 years at 75% LTV (S$435,000 loan), the monthly repayment would be approximately S$1,925, giving a TDSR of 33.2% — well within the 55% limit. This illustrates a common planning nuance: the MSR applies only to HDB-loan-financed HDB flat purchases; a bank loan removes the MSR constraint but requires a larger cash/CPF down payment (25% vs 20%) and typically carries a higher interest rate.
X. What Might Change — Grant Outlook
The August 2024 enhancement to the EHG (from S$80,000 to S$120,000 maximum) was significant. Given the PAP government’s stated commitment to keeping homeownership accessible ahead of the 2025 General Election, and with HDB resale prices moderating slightly in H1 2026 (Resale Price Index 202.7, marginally down from the peak), a further grant enhancement in the near term appears unlikely. However, any sharp resumption in price growth — or a change in government housing policy priorities — could prompt a review. Buyers should check hdb.gov.sg for the most current grant amounts and eligibility criteria before committing to a purchase.
Frequently Asked Questions
Can I get both the EHG and the Family Grant for a resale flat?
Yes. For first-timer families buying a resale HDB flat, the EHG and the Family Grant are both applicable and stack on top of each other. Together with the PHG (if proximity conditions are met), a first-timer SC-SC family can receive up to S$120,000 (EHG) + S$80,000 (Family Grant) + S$30,000 (PHG) = S$230,000 in total grants — assuming the lowest EHG income tier and the maximum PHG condition. This is the theoretical maximum; most buyers in the S$5,000–S$9,000 income range would receive considerably less.
Do HDB grants apply to BTO flats?
The EHG applies to both BTO and resale flats. The Family Grant, Singles Grant, Proximity Housing Grant, Fresh Start Grant, Step-Up Grant, and Silver Housing Bonus apply only to resale flats. For BTO buyers, the EHG is the primary grant, plus a Staggered Down Payment Scheme that reduces the upfront cash commitment. The effective maximum subsidy for BTO purchases is thus lower than for resale (EHG only vs EHG + Family Grant + PHG for resale), but BTO prices are inherently lower due to HDB’s pricing methodology.
Can a Singapore PR receive HDB housing grants?
PRs may receive the EHG only if they are purchasing as part of a household where at least one buyer is a Singapore Citizen. A SC-SPR couple buying their first resale flat together can claim the EHG (paid into the SC’s CPF OA) and the Family Grant at the SC-SPR rate (S$40,000–S$60,000). Pure PR households — where all buyers are PRs — are not eligible for EHG or the Family Grant. PRs who subsequently take up Singapore citizenship may apply for grants on a subsequent flat purchase, subject to first-timer status being intact.
Are grants paid in cash or to CPF?
All HDB grants — without exception — are disbursed into the buyer’s CPF Ordinary Account and applied directly against the purchase price at completion. There is no cash payout component. This means buyers cannot use the grant proceeds for stamp duty, renovation costs, or other expenses — only for the flat purchase itself. If the CPF OA grant credit, together with existing CPF OA savings, is sufficient to fully cover the down payment, no cash outlay for the down payment is required. BSD and legal fees, however, must be funded separately (either from existing CPF OA or cash).
What happens to the grant if I sell my flat before the Minimum Occupation Period?
You cannot legally sell your HDB flat during the Minimum Occupation Period (MOP) of 5 years. If, however, you are compelled to return the flat to HDB early (e.g., due to a court order in divorce proceedings), the outstanding grant amount — typically prorated — is recovered by HDB from the CPF OA or from the sale proceeds. Selling during MOP without HDB approval is not permitted; attempting to do so would invalidate the transaction and subject buyers to potential legal consequences. Grant clawback conditions are set out in the Terms and Conditions of the Grant at the time of purchase.
Can second-timers access any HDB grants?
Second-timers — households that have previously received a housing subsidy for an HDB flat, DBSS flat, or EC — have much more limited access to grants. The Proximity Housing Grant (PHG) is the main grant available to second-timers purchasing a resale flat (up to S$30,000 for families living with or near parents, with no income ceiling). The Fresh Start Housing Grant (S$50,000) is available to second-timer families with a young child who sold or lost their first flat under difficult circumstances. The EHG and Family Grant are not available to second-timers. The Silver Housing Bonus is available to eligible seniors regardless of whether they are first or second-timers.
How is “average monthly household income” calculated for grant purposes?
For most HDB grants, average monthly gross household income is calculated as the 12-month average of gross monthly income from all sources for all buyers and essential occupiers listed in the flat application. This includes salary, bonuses (averaged over 12 months), commissions, rental income, and director’s fees. CPF contributions (employer and employee) are excluded. Self-employed persons use their trade income as declared to IRAS, averaged over 12 months. For buyers who have not been employed for 12 months (e.g., recent graduates, returning NS men), HDB applies a 3-month or otherwise available period average. Zero income is counted at face value — so a one-income household has its grant assessed on the single working member’s income alone, which often results in a higher EHG entitlement.
Related Articles
- HDB Grants for Singles in Singapore 2026 — Complete Guide
- HDB CPF Usage Guide 2026 — What You Can and Cannot Use CPF For
- HDB BTO vs Resale — Which Should You Buy in 2026?
- HDB Resale Checklist 2026 — Step-by-Step Process
- Singapore Property Stamp Duty Calculator Guide 2026
- ABSD Singapore Complete Guide 2026
Disclaimer
This guide is produced by LovelyHomes Editorial for general informational purposes only. Grant amounts, income ceilings, and eligibility conditions are correct as published by HDB and CPF Board as of August 2026 and are subject to change without notice. Readers must verify current grant amounts directly with HDB (hdb.gov.sg) and CPF Board (cpf.gov.sg) before making any financial decisions. The worked example is for illustrative purposes only and does not constitute financial advice. For advice tailored to your specific circumstances, consult a licensed financial adviser and a HDB-registered property agent registered with the Council for Estate Agencies (CEA).
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