NDR 2026: Higher income ceiling for BTO flats, ECs; more ballot chances for first-timers with kids

SINGAPORE - The income ceiling for Build-To-Order (BTO) flats will be increased to $16,000 for families and $8,000 for singles, so more Singaporean couples can have access to subsidised public housing.

For buyers of executive condominiums (ECs), it will be increased to $18,000, Prime Minister Lawrence Wong said in his National Day Rally speech on Aug 23.

The current income ceiling for BTO flats is $14,000 for families and $7,000 for singles. It is $16,000 for ECs.

For HDB buyers, this will take effect for those applying for an HDB Flat Eligibility (HFE) letter from Aug 24.

The new EC income ceiling will apply to developments with land sale tender closing dates from Aug 24. It will not apply to balance units in existing ECs.

Explaining the increase, PM Wong noted that Singaporeans have been marrying later.

“By the time they settle down, many are further along in their careers and earning more. So more young couples are crossing the current income ceilings,” he said.

“We want to ensure that the vast majority of Singaporean couples can continue to have access to subsidised public housing.”

The monthly household income ceiling for BTO flats was last raised in September 2019 - from $12,000 to $14,000 for families, and from $6,000 to $7,000 for singles.

The Ministry of National Development and HDB said on Aug 23 that the higher income ceiling will also apply to those buying an HDB resale flat with the CPF Housing Grant and Singles Grant.

The CPF Housing Grant gives up to $80,000 for first-timer families buying a two- to four-room resale flat, and up to $50,000 for those buying a five-room or larger resale flat.

Singles are eligible for $40,000 in grants when buying a two- to four- room resale flat, and $25,000 for a five-room or larger resale flat, under the Singles Grant.

Eligible buyers under the new income ceiling can also get an HDB housing loan for a new or resale flat.

National Development Minister Chee Hong Tat first said the BTO income ceiling was being reviewed in August 2025.

He said then that when the policy change is made, “we will not end up with a situation where there is insufficient supply”.

In May, he added that HDB will likely exceed its target of launching 55,000 BTO flats from 2025 to 2027, as current trends show a strong demand for housing.

PM Wong said “encouraging results” have been seen from the Government’s efforts to ramp up housing supply.

Success rates for booking BTO flats are higher, waiting times are shorter and the resale market has stabilised, he said.

HDB resale prices had declined in the second quarter of 2026. They dipped for the first time in close to seven years in the first quarter of the year.

In 2025, the median household market income for resident households was $12,446, up from $9,099 in 2020, according to the General Household Survey released by the Department of Statistics in June. Market income refers to income from employment and non-employment sources, such as rental and investment earnings.

The income ceiling for the Parenthood Provisional Housing Scheme, which is currently the same as that for singles, will be raised. The same applies to schemes for second-timer families such as the Fresh Start Housing Scheme and Step-Up CPF Housing Grant.

Schemes for seniors such as the Lease Buyback Scheme, Silver Housing Bonus and community care apartments, will also see the income ceiling increased.

First-timer families with children get more help to secure a flat

During his Rally speech, PM Wong also said first-timer families with children will get one additional ballot chance for every child they have or are expecting, to significantly improve their chances of getting a flat in BTO or Sale of Balance Flat exercises.

This will take effect from the February 2027 BTO sales exercise.

Noting that married or engaged couples already have priority access, PM Wong added: “But once you have children, I believe you should receive even greater priority.”

Currently, eligible families under the First-Timer (Parents and Married Couples) category receive three ballot chances. They also get first priority under the Family and Parenthood Priority Scheme when applying for a four-room or smaller BTO flat in Standard projects.

Those who have been unsuccessful in two or more BTO applications for Standard flats - those with a five-year minimum occupation period and no subsidy clawback upon resale - get an extra ballot chance for each subsequent application. This is capped at five ballot chances in total.

There is no cap on the ballot chances first-timer families with children can receive for every child they have.

PM Wong added: “So the more children you have, the more ballot chances you will receive – because we want to help these growing families secure a home sooner.”

MND and HDB said that the next BTO sales exercise will be held in November instead of October, to give buyers enough time to review their housing plans and apply for an HFE letter.

It advised buyers who are keen to participate in the upcoming exercise to apply for an HFE letter by Sept 25.

HDB is expected to roll out about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun in the next exercise.

Assisted living flats, also known as community care apartments, will also be offered in Toa Payoh. These flats come with senior-friendly fittings, such as wheelchair-accessible bathrooms and other health and community services.

Watch PM Wong’s National Day Rally speech here: