5 things to know about the November 2026 BTO exercise

If you've been working out how old you'll be when you finally get your BTO keys, this November's launch has a shorter answer in Sembawang. HDB will offer 1,310 flats at Sembawang Anchor in the November 2026 BTO exercise, and you'd wait two years and 10 months for one. HDB shared the plans on 1 November. It's the last BTO exercise of the year, and the one where the higher income ceilings from August finally apply to BTO flats. HDB hasn't announced the exact date yet. Here's what's on offer, who can now apply and what to check before it opens.

How soon could you get keys at Sembawang Anchor?

In two years and 10 months, if you book one of its 1,310 flats. They're shorter waiting time flats, with completion set for around 2029.

Bea cheers with both arms up — Me, seeing a BTO wait that starts with a two

The project is in the new Sembawang North estate, on a site bordered by Admiralty Lane and Sembawang Drive. You can pick from two-room Flexi, three-room, four-room and five-room flats. There are six blocks, and one of them also has rental flats.

You'd have a preschool, an eating house, a supermarket and shops on site. A new neighbourhood centre and a park are planned nearby. If you're weighing up this part of town, our guide to the June 2026 Sembawang BTO has the prices from that launch.

Our guide to shorter waiting time flats explains how these flats differ from a regular BTO.

What about the Bayshore and Tengah projects?

Both have a wait of three years and two months. With Sembawang Anchor, the three projects make up 2,875 of the roughly 7,960 flats in this exercise.

If you'd rather live in the east, Bayshore Oasis is in the new Bayshore estate in Bedok, near Bayshore MRT station. It has 855 two-room Flexi and four-room flats in four blocks, and one block also holds rental flats. You'd get a preschool, a minimart and shops on site.

A second Bayshore project, which doesn't have a name yet, sits right next to it. That one adds 1,640 two-room Flexi, three-room and four-room flats.

Plantation Dew is the first BTO project in Tengah since October 2023. Its 710 flats come as two-room Flexi, three-room, four-room, five-room and three-generation flats, in five blocks with rental flats among them. You'd be a five- to 10-minute walk from two stations on the Jurong Region Line. The line is set to open in stages between 2028 and 2029.

The exercise's other four projects are in Bedok, Geylang, Toa Payoh and Yishun.

Sembawang Anchor, Bayshore Oasis and Plantation Dew side by side
Project	Estate	Flats	Flat types	Wait
Sembawang Anchor	Sembawang North	1,310	2-room Flexi, 3-, 4- and 5-room	2 years 10 months
Bayshore Oasis	Bayshore, Bedok	855	2-room Flexi and 4-room	3 years 2 months
Plantation Dew	Tengah	710	2-room Flexi, 3-, 4-, 5-room and 3Gen	3 years 2 months

What is a white flat at Plantation Dew?

A white flat comes without the inside walls between the living room and the bedrooms. That lets you plan bigger bedrooms, a wider living and dining space, or a corner to work from home.

Plantation Dew is the third BTO project with white flats, after Crawford Heights and Mount Pleasant Crest. Until now the option covered only three-room and four-room flats. This is the first project to offer it on five-room flats too.

When do you have to choose the white flat layout? When HDB invites you to book a flat. Skip it and you'll get the standard layout with walls.

So, do the higher income ceilings apply this November?

Yes, and this is the first BTO exercise to use them. The new ceilings took effect on 24 August. HDB moved this exercise from October to November so you'd have time to get an HDB Flat Eligibility (HFE) letter under them.

What changed before the November 2026 BTO

For families, the monthly household income ceiling went up from S$14,000 to S$16,000. For singles aged 35 and above, it went from S$7,000 to S$8,000. The last change to the ceilings was in 2019.

At S$16,000, about eight in 10 Singaporean households stay eligible for a subsidised flat. So if your household earns between S$14,000 and S$16,000 a month, you're now within the BTO ceiling.

Our guide to HDB income ceilings covers the rules for BTO, EC and resale flats. If you're single, our guide to HDB grants for singles sets out what you could get.

Is HDB still on track for its shorter waiting time target?

It is on track: with Sembawang Anchor, HDB will have launched 4,661 shorter waiting time flats in 2026, beating its promise of more than 4,000 this year.

That's about one in four of the BTO flats on sale this year. Counting this exercise, HDB has offered 9,351 such flats so far, against its target of 12,000 from 2025 to 2027.

For how the February launch priced its flats, see our February 2026 BTO review.

Who is affected and who is not?

The higher ceilings and the shorter wait matter more to some buyers than to others.

Families earning between S$14,000 and S$16,000 a month: you're now within the ceiling for a BTO flat.
Singles aged 35 and above earning between S$7,000 and S$8,000 a month: the same goes for you.
Buyers who want keys sooner: Sembawang Anchor has a wait of two years and 10 months.
Buyers who want to plan their own rooms: Plantation Dew offers the white flat option, now on five-room flats too.
First-timer families with or expecting children: the extra ballot chance for each child starts from the February 2027 sales exercise, not this one.
Families earning more than S$16,000 a month: you're still above the BTO ceiling.

What should you check before the exercise opens?

HDB hasn't announced the date of the November exercise yet, so you have a little time to get ready.

Your household income: add up what everyone on your application earns a month and compare it with S$16,000, or S$8,000 if you're single.
The flat types in each project: Bayshore Oasis has only two-room Flexi and four-room flats, for example.
Your budget: the BTO affordability calculator and the BTO payment timeline calculator help you plan what you can pay and when.
This week: find your HFE letter and check its date against 24 August, when the new ceilings took effect.

Frequently asked questions

When is the November 2026 BTO sales exercise?

It's in November 2026, but HDB hasn't announced the exact date yet. It was first planned for October and moved so buyers had time to get an HFE letter under the higher income ceilings.

What is the income ceiling for the November 2026 BTO?

It's S$16,000 a month for families, up from S$14,000, and S$8,000 a month for singles aged 35 and above, up from S$7,000. The new ceilings took effect on 24 August 2026.

Which November 2026 BTO project has a wait under three years?

Sembawang Anchor in Sembawang North, with 1,310 flats and a wait of two years and 10 months. Bayshore Oasis in Bedok and Plantation Dew in Tengah each have a wait of three years and two months.

Can you get a white flat in the November 2026 BTO?

Yes, at Plantation Dew in Tengah, the first project to offer the white flat option on five-room flats. You choose it when HDB invites you to book, or you get the standard layout with walls.

Sources

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