A first-timer couple buying an HDB flat in 2026 can stack up to $120,000 in Enhanced CPF Housing Grant, and for a resale flat add a Family Grant of up to $80,000 and a Proximity Housing Grant of up to $30,000 on top. That is up to $230,000 in grants for a family buying resale, and up to $115,000 for an eligible single. The exact amount you get depends on your average monthly household income, who you buy with, whether the flat is new or resale, and how close you live to family. Every dollar goes into your CPF Ordinary Account, not your bank account. This guide breaks down each grant, the 2026 amounts, who qualifies, and how they fit together.
HDB runs several CPF housing grants, but for most first-time buyers three do the heavy lifting. The Enhanced CPF Housing Grant (EHG) is the biggest and applies to both new flats and resale. The Family Grant (officially the CPF Housing Grant for resale flats) and the Proximity Housing Grant (PHG) apply only when you buy a resale flat on the open market.
All three are paid into your CPF Ordinary Account, where they offset the flat price or reduce the loan you take. You never receive the money as cash. Only Singapore Citizens receive the grant amount; a Singapore Permanent Resident in the household reduces some grants, which we cover below.
The order people usually check them is EHG first, because it has the largest cap and applies to any flat type. Then, if the flat is resale, you add the Family Grant or Singles Grant, and finally the PHG if you are buying near family. A new BTO flat only ever attracts the EHG, since the other two are reserved for resale buyers on the open market. That gap matters when you compare a BTO at a subsidised launch price against a resale flat that comes with a larger pile of grants.
| Grant | Applies to | Maximum (family) | Maximum (single) |
|---|---|---|---|
| Enhanced CPF Housing Grant (EHG) | New flat or resale | $120,000 | $60,000 |
| Family Grant / CPF Housing Grant | Resale only | $80,000 | $40,000 (Singles Grant) |
| Proximity Housing Grant (PHG) | Resale only | $30,000 | $15,000 |
| Step-Up CPF Housing Grant | Second-timers, new or resale | $15,000 | Not applicable |
The EHG is the grant almost every first-timer should check first. It applies whether you buy a new BTO flat or a resale flat, and the amount is tied to your average gross monthly household income over the 12 months before your flat application. Lower income means a larger grant.
From August 2024, the maximum EHG was raised to $120,000 for families and $60,000 for singles, up from $80,000 and $40,000. The increase was sharpest at the lower income tiers, where the grant was meant to do the most. The income ceiling to qualify is $9,000 a month for families and $4,500 for singles (or $9,000 if you buy with other singles, or buy a resale flat with your parents).
The income figure HDB uses is the average gross monthly household income over the 12 months before your flat application, not your current pay. So a recent raise does not immediately push you into a smaller grant band, and a recent pay cut does not instantly help you. The grant amount is locked to the band your 12-month average falls into.
Use the HDB loan calculator to see how a grant of this size changes the loan you actually need and your monthly repayment.
The table below is the full EHG schedule for first-timer families, applicable from August 2024 and current in 2026. The grant steps down as income rises across 16 income bands.
Single first-timers aged 35 and above get half the family amounts, on income bands of $250 instead of $500. The maximum is $60,000 at the lowest income tier, falling to $2,500 just under the ceiling.
The EHG has a tighter set of conditions than the income ceiling alone. All buyers must be first-timers, meaning none of you has taken a housing subsidy before. At least one buyer must hold a Singapore Citizenship, and the grant is only credited to the citizen's CPF.
There is an employment test that catches people out. At least one buyer must have been working continuously for the 12 months before the flat application and still be working when you apply. HDB assesses your employment over a 12-month window ending two months before you submit your HFE letter application, so a recent job gap can disqualify you even if you are earning now.
Recent graduates, NSFs and people who finished full-time study or National Service in the last 12 months can use a deferred income assessment, which lets them qualify based on later income rather than the gap. The flat itself must have a remaining lease that covers the youngest buyer to age 95, or the grant is pro-rated. Before you start, sort out your eligibility through the HDB Flat Eligibility (HFE) letter process.
If you buy a resale flat instead of a new one, you can add the Family Grant (the CPF Housing Grant for resale flats) on top of the EHG. New BTO flats already carry a market subsidy, so this grant exists to level up resale buyers.
The amount depends on the flat size and the citizenship mix of the couple. A couple where both are Singapore Citizens gets the full amount. If one buyer is a Singapore Permanent Resident, the grant drops by $10,000. The income ceiling for this grant is $14,000 a month for families, higher than the EHG ceiling, so a household earning above $9,000 can still get the Family Grant even with no EHG.
Two flat-size brackets decide the amount. A 2-room to 4-room resale flat draws the larger grant, while a 5-room or bigger flat draws less, on the logic that smaller flats need more help. So a couple choosing between a 4-room and a 5-room resale flat gives up $30,000 of Family Grant by sizing up, which is worth weighing against the extra space.
| Flat size | Both Singapore Citizens | Citizen + PR couple |
|---|---|---|
| 2-room to 4-room | $80,000 | $70,000 |
| 5-room or bigger | $50,000 | $40,000 |
Single Singapore Citizens aged 35 and above buying a resale flat get the Singles Grant, which is half the family amount. The income ceiling is $7,000 a month.
A single can also combine the Singles Grant with the EHG (Singles) and the Proximity Housing Grant when buying resale, which is how the total reaches up to $115,000 for an eligible single buyer.
| Flat size | Singles Grant amount |
|---|---|
| 2-room to 4-room | $40,000 |
| 5-room | $25,000 |
The three big grants are first-timer territory. If you have already used a housing subsidy once, you are a second-timer and most of those doors close. The Step-Up CPF Housing Grant is the one exception that gives a second-timer family a fresh top-up.
It pays $15,000 and is aimed at families moving up from a small flat in a non-mature estate. You qualify if you currently own a 2-room subsidised flat in a non-mature estate and are buying a 3-room flat in a non-mature estate, whether new or resale. Second-timer families renting a flat from HDB can also claim it when they buy a 2-room or 3-room flat in a non-mature estate. The grant is built to help lower-income households take one step up the property ladder, not to subsidise a jump into a larger flat or a central location.
There is no Step-Up version for singles, and it does not stack with the EHG the way the first-timer grants stack with each other. If you are weighing whether to upgrade at all, the BTO versus resale comparison and the BTO affordability calculator are the better starting points than the grant figure alone.
The PHG rewards buying a resale flat close to family. It has no income ceiling, so any eligible resale buyer can claim it regardless of how much they earn, as long as they meet the distance and occupancy rules.
Families get $30,000 for buying a flat to live with parents or a married child, or $20,000 for buying within 4km of them. Singles get half: $15,000 to live together and $10,000 to live within 4km. You have to actually live there with the family member or near them for the duration of the occupation period, not just claim the address.
The 4km distance is measured as a straight line between the two flats or houses, not the driving route, so blocks that look far by road can still qualify. If you buy to live with the family member, both households are listed as occupants of the same flat. The PHG can only be used once, and only the citizen buyer's CPF receives it.
| Arrangement | Family | Single |
|---|---|---|
| Living with parents or child | $30,000 | $15,000 |
| Living within 4km | $20,000 | $10,000 |
The grants are designed to combine, which is why a resale flat can attract more total grant money than a new BTO flat even though the BTO carries a built-in subsidy. A first-timer family buying resale can claim the EHG, the Family Grant and the PHG together.
Take a couple, both Singapore Citizens, earning $4,000 a month combined, buying a 4-room resale flat to live within 4km of parents. They get $80,000 EHG (the $3,501 to $4,000 band), $80,000 Family Grant, and $20,000 PHG. That is $180,000 in grants. If they bought to live with the parents instead, the PHG rises to $30,000 and the total hits the $190,000 mark.
For a new BTO flat, only the EHG applies, since the Family Grant and PHG are resale-only. The trade-off is that BTO flats are priced below market to begin with, so the comparison is rarely grant-for-grant. The BTO versus resale comparison walks through the full cost picture rather than just the grant headline.
Every figure in this guide is a maximum or a band. The number that actually lands in your CPF comes from the HDB Flat Eligibility (HFE) letter, which you apply for through the HDB Flat Portal before you commit to any flat. HDB checks the income and details of everyone listed in the application and tells you upfront which grants you qualify for, the dollar amount, and how large an HDB loan you can take.
Getting the HFE letter first is the order that protects you. It is valid for six months, and you need a valid one to book a new flat, to be granted an Option to Purchase on a resale flat, or to take an HDB loan. Buyers who skip it and fall for a flat first can find their grant is smaller than the headline once HDB runs the real income assessment. The full walk-through sits in our HDB Flat Eligibility letter guide.
The income HDB assesses is the average gross monthly income of everyone in the application over the 12 months before you apply. Gross means before CPF deductions, and it counts more than salary: regular overtime, commissions, allowances, bonuses spread over the year, and rental or trade income all go in. A household where one partner earns commission can sit in a different grant band than the base salary suggests, so the HFE number is the one to plan around, not your payslip.
A grant only matters next to the loan it shrinks. The same HFE letter that confirms your grant also confirms whether you can take an HDB concessionary loan, which carries different terms from a bank loan. To qualify for an HDB loan, your average gross monthly household income must not exceed $14,000 for families, $21,000 for extended families, or $7,000 for singles buying under the Single Singapore Citizen Scheme.
Since 20 August 2024, the HDB loan covers up to 75% of the purchase price or valuation, lowered from 80% before that date. That leaves a 25% downpayment, which for an HDB loan can be paid entirely from your CPF Ordinary Account with no minimum cash portion. A bank loan also caps at 75% but requires at least 5% of the price in cash. The HDB loan rate is 2.6% a year for the first quarter of 2026, pegged at 0.1% above the CPF Ordinary Account rate and reviewed quarterly.
Your monthly repayment on an HDB loan cannot exceed 30% of your gross monthly income, the Mortgage Servicing Ratio. A grant helps here twice: it cuts the loan you need, and the lower loan brings the repayment under the 30% line more easily. Run your numbers through the HDB loan calculator with the grant included, and the HDB loan versus bank loan comparison if you are deciding between the two.
| Feature | HDB loan | Bank loan |
|---|---|---|
| Maximum loan (LTV) | 75% of price or valuation | 75% of price or valuation |
| Minimum cash downpayment | None (CPF OA can cover the 25%) | 5% in cash, balance CPF or cash |
| Interest rate | 2.6% p.a. (CPF OA rate + 0.1%) | Floating or fixed, set by the bank |
| Income ceiling to qualify | $14,000 family / $7,000 singles | No income ceiling |
| Repayment cap | MSR 30% of gross income | MSR 30% plus TDSR 55% |
Every CPF housing grant is credited to your CPF Ordinary Account, not paid in cash. You then use the grant, together with your existing OA savings, to pay for the flat. In practice it lowers the cash and loan you need at the point of purchase rather than landing as spendable money.
Because the grant sits in your CPF and is used like your own CPF savings, it is subject to the same accrued interest rule when you sell. If you use the grant (and your OA) to buy the flat, then sell later, the grant amount plus the interest it would have earned must be refunded to your CPF, not your pocket. This is the CPF accrued interest that surprises sellers who expected a bigger cash profit.
The grant is also clawed back if you breach the conditions, for example selling within the Minimum Occupation Period or renting out the whole flat too early. Treat the grant as a subsidy attached to living in the flat, not free money you keep no matter what.
One planning point follows from this. A larger grant lets you take a smaller HDB loan, which lowers your monthly repayment, but it also means more of your own CPF and grant money is tied up in the flat and accruing interest you owe back on sale. If you would rather keep CPF earning the Ordinary Account rate and take a slightly bigger loan, that is a valid choice too. The right balance depends on your loan rate, your other savings, and how long you plan to keep the flat.
A first-timer family buying a resale flat can get up to $230,000 in total: up to $120,000 Enhanced CPF Housing Grant, up to $80,000 Family Grant, and up to $30,000 Proximity Housing Grant. An eligible single can get up to $115,000. For a new BTO flat, only the EHG applies, up to $120,000 for families and $60,000 for singles.
The EHG income ceiling is $9,000 average gross monthly household income for families and $4,500 for singles. The grant amount is tiered, so lower income gets a larger grant, with $120,000 the maximum for families and $60,000 for singles.
No. Every CPF housing grant is credited to your CPF Ordinary Account, where it offsets the flat price and reduces your loan. You never receive it as cash. When you sell the flat later, the grant plus accrued interest must be refunded to your CPF account.
Yes. The Enhanced CPF Housing Grant applies to both new BTO flats and resale flats. For a resale flat you can also stack the Family Grant and the Proximity Housing Grant on top, which is why resale can attract more total grant money than a BTO flat.
Only Singapore Citizens receive the grant amount. For the Family Grant, a couple where one buyer is a Singapore Permanent Resident gets $10,000 less than a couple where both are citizens, so $70,000 instead of $80,000 for a 4-room or smaller resale flat.
The PHG gives resale buyers $30,000 (family) or $15,000 (single) to live with parents or a married child, and $20,000 (family) or $10,000 (single) to live within 4km of them. It has no income ceiling, so any eligible resale buyer can claim it regardless of income.
The grant is not a loan, but because it sits in your CPF and is used to buy the flat, the grant plus accrued interest is refunded to your CPF when you sell. The grant can also be clawed back if you breach conditions such as selling before the Minimum Occupation Period.
Yes, but only one. The Step-Up CPF Housing Grant pays $15,000 to second-timer families moving from a 2-room subsidised flat in a non-mature estate to a 3-room flat in a non-mature estate, or to second-timer families renting from HDB who buy a 2-room or 3-room flat in a non-mature estate. The EHG, Family Grant and Proximity Housing Grant are for first-timers.
Not while the wait-out applies. If you have owned or disposed of any private residential property, you and the people in your application must wait 30 months from the disposal date before you can buy a subsidised flat or receive CPF housing grants as a first-timer. Owning private property when you apply also rules out the first-timer grants.
HDB uses the average gross monthly income of everyone listed in your HFE letter application over the 12 months before you apply. Gross is before CPF deductions and includes regular overtime, commissions, allowances, annual bonuses spread over the year, and rental or trade income, not just basic salary.
To qualify for an HDB concessionary loan, average gross monthly household income must not exceed $14,000 for families, $21,000 for extended families, or $7,000 for singles. The loan covers up to 75% of the price or valuation, the rate is 2.6% a year for early 2026, and repayments cannot exceed 30% of gross monthly income.
Yes. Singapore Citizens aged 55 and above buying a flat, including a Community Care Apartment or 2-room Flexi flat, can qualify for the EHG (Seniors) based on income, and for the Proximity Housing Grant if they buy resale to live with or near family. First-timer and citizenship conditions still apply.
This is general financial information for Singapore, not personal financial advice. Figures change — verify current rates against the official sources above before acting. See our full disclaimer.