BTO vs resale HDB calculator
By MoneyBees
Compare buying a BTO flat versus a resale HDB flat in Singapore, side by side, including the grants each side gets, the net price, and the trade-offs in wait time and lease.
Calculator
Your options
For grant eligibility. EHG ceiling is $9,000; Family Grant ceiling is $16,000 (from 24 Aug 2026).
Enhanced CPF Housing Grant, up to $120,000 by income. Check HDB's grant calculator for your amount.
Most grants are for first-timers
BTO net price
$400,000
after $0 grant
Resale net price
$520,000
after $80,000 grants
BTO cheaper by
$120,000
on net price
Side by side
| BTO | Resale | |
|---|---|---|
| Flat price | $400,000 | $600,000 |
| EHG | - $0 | - $0 |
| Family Grant | n/a | - $80,000 |
| Proximity Housing Grant | n/a | - $0 |
| Net price | $400,000 | $520,000 |
| Wait time | ~3 to 5 years | Move in now |
| Lease | Fresh 99 years | Balance of 99 years |
| Availability | Ballot, by luck | Open market, your pick |
| Minimum Occupation Period | 5 yrs (10 for Plus/Prime) | 5 yrs (10 for Plus/Prime) |
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CPF housing grants: BTO vs resale
First-timer citizen households. Resale flats can stack more grants, which narrows the price gap with a BTO.
| Grant | Up to | BTO / Resale |
|---|---|---|
| Enhanced CPF Housing Grant (EHG) | S$120,000 | Both (by income) |
| Family Grant | S$80,000 (≤4-rm) / S$50,000 (5-rm+) | Resale only |
| Proximity Housing Grant (PHG) | S$30,000 (with) / S$20,000 (near) parents | Resale only |
Grant amounts are for citizen households and lower for SC/PR couples and singles; all are subject to income ceilings (EHG S$9,000, Family Grant S$16,000). Verify with HDB and your HFE letter.
Standard, Plus and Prime BTO flats
The new classification (from late 2024) replaced mature/non-mature estates.
| Model | MOP | Subsidy clawback on resale |
|---|---|---|
| Standard | 5 years | None |
| Plus (choicer locations) | 10 years | Yes, set per project + resale restrictions |
| Prime (central/prime) | 10 years | Yes, higher + tighter resale restrictions |
The clawback percentage for Plus/Prime is set per BTO launch. Check the specific project for its rate, since it is not a fixed figure.
BTO or resale, the trade-off
- BTO is sold at a subsidised price and comes with a fresh 99-year lease, but you ballot for it and wait around 3 to 5 years to move in (newer Plus and Prime flats carry a 10-year MOP and a subsidy clawback when you sell).
- Resale costs more, but you can move in now, choose the exact location, and stack more grants, first-timers can get the EHG plus the CPF Housing (Family) Grant of up to $80,000 and the Proximity Housing Grant of up to $30,000, which can total up to $230,000.
- Watch the remaining lease on a resale flat, a shorter lease can limit how much CPF and loan you can use and affects future value.
- Grants are for first-timer citizen households and subject to income ceilings (EHG $9,000, Family Grant $16,000 from 24 Aug 2026). Confirm your amounts with HDB and apply for an HFE letter.
- Figures are estimates. Size up your loan and cash with the BTO affordability calculator and budget the renovation with the renovation cost calculator.
Sources
Figures checked 5 Oct 2026.
- HDB: Enhanced CPF Housing Grant for families (updated 20 Aug 2026)
- HDB: CPF Housing Grants for resale flats (updated 23 Aug 2026)
- HDB: Proximity Housing Grant (updated 20 Aug 2026)
- HDB: eligibility for couples and families (income ceilings, fiance/fiancee rules; updated 23 Aug 2026)
- HDB: increase in income ceilings from 24 Aug 2026 (news, 23 Aug 2026)
- HDB: conditions after buying a new flat (MOP, resale levy; updated 18 Aug 2026)
- HDB: conditions after buying a resale flat (MOP; updated 28 Jul 2026)
- HDB: Standard, Plus and Prime housing framework (updated 24 Jul 2026)
- HDB: request for value of a resale flat (updated 28 Apr 2026)
Frequently asked questions
Is a BTO or resale flat cheaper?
A BTO flat is sold at a subsidised price, so it is usually cheaper to buy. But a resale flat can stack more grants (EHG plus the Family Grant and Proximity Housing Grant), which narrows the gap. Enter both prices above to compare the net cost.
What grants can I get for a resale flat that I can't for a BTO?
First-timer families buying resale can get the CPF Housing (Family) Grant of up to $80,000 (up to 4-room) or $50,000 (5-room and bigger), plus the Proximity Housing Grant of up to $30,000 for living with or near parents. BTO buyers only get the Enhanced CPF Housing Grant.
How long do I wait for a BTO versus resale?
A BTO typically takes about 3 to 5 years to build, though Shorter Waiting Time flats and Sale of Balance Flats are quicker. A resale flat you can move into almost immediately after the purchase completes.
Does the remaining lease on a resale flat matter?
Yes. A shorter remaining lease can limit how much CPF and housing loan you can use, and affects the flat's future value, especially as the lease runs down. A BTO comes with a fresh 99-year lease.
What is the catch with the new Plus and Prime BTO flats?
They are more subsidised and in choicer locations, but come with a 10-year Minimum Occupation Period and a subsidy recovery (clawback) of a percentage of the resale price when you eventually sell. The exact clawback rate is set per project, so check the specific BTO launch.
What is Cash-Over-Valuation (COV) on a resale flat?
COV is the amount a resale flat sells for above its official HDB valuation. It must be paid in cash (you cannot use CPF or your housing loan for it), so it's a hidden cost of buying resale. BTO flats have no COV. Valuation is only requested after you have an Option to Purchase.
What is the HDB resale levy?
If you already enjoyed a housing subsidy (e.g. a previous BTO) and buy a second subsidised flat, you pay a resale levy. This is typically S$15,000 to S$50,000 depending on your first flat type. It's meant to reduce the subsidy on your second flat. First-timers don't pay it.
Is there an income ceiling to buy a resale flat?
Standard resale flats have no income ceiling to buy, so higher earners above the S$16,000 BTO ceiling can still buy one. Plus resale flats have a S$16,000 ceiling and 2-room Prime resale flats S$8,000. The resale grants and the HDB loan have income ceilings too.
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These calculators provide general estimates for educational purposes only and are not personalised financial advice. Results may rely on rates and rules that change over time, so verify against official sources (IRAS, CPF Board, HDB, MAS) or consult a licensed financial adviser before making decisions.
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