SgPropertyInvesting guide
November 2026 BTO: what HDB has confirmed so far
Last updated 17 Oct 2026
HDB's next BTO exercise is set for November 2026, with about 7,960 flats in six towns. Here's what is confirmed, what isn't yet, and the rules and payments that apply whatever the final details are.
Last checked against official sources: 17 October 2026 (HDB, MND, CPF, MAS). This page will be updated when HDB launches the exercise. General information only, not financial, legal or tax advice.
What's confirmed
- About 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Community Care Apartments will be offered in Toa Payoh. Source: HDB, 1 October 2026.
- The exercise moved from October to November 2026, so buyers had time to get an HFE letter under the higher income ceilings. Source: MND/HDB, 23 August 2026.
- HDB asked buyers to submit their HFE letter application and documents by 25 September 2026 (MND/HDB, 23 August 2026). HDB hasn't announced the application dates yet.
Not announced yet
As of 17 October 2026, HDB has not published the launch date, project names, Standard/Plus/Prime classification, prices, unit counts per project, or estimated completion dates. HDB says these details will come at the launch (MND/HDB; HDB). We won't fill the gaps with estimates.
Flat types by town
HDB's Flat Portal lists seven upcoming projects. Bedok has two.
| Town | Flat types listed |
|---|---|
| Bedok (project 1) | 2-room Flexi, 4-room |
| Bedok (project 2) | 2-room Flexi, 3-room, 4-room |
| Geylang | 2-room Flexi, 4-room |
| Sembawang | 2-room Flexi, 3-room, 4-room, 5-room |
| Tengah | 2-room Flexi, 3-room, 4-room, 5-room, 3Gen |
| Toa Payoh | Community Care Apartment, 2-room Flexi, 4-room |
| Yishun | 2-room Flexi, 3-room, 4-room, 5-room |
Source: HDB Flat Portal, "Upcoming Build-To-Order", last updated 15 October 2026, checked 17 October 2026.
Median 4-room resale prices by town are in HDB resale price trends by town.
Eligibility and income ceilings
- You need a valid HDB Flat Eligibility (HFE) letter before you can apply. It's valid for 9 months (HDB, HFE letter).
- For HFE letters applied for from 24 August 2026, the monthly household income ceiling for families is S$16,000 (up from S$14,000) for 3-room and bigger flats, Community Care Apartments and short-lease 2-room Flexi flats, and S$8,000 (up from S$7,000) for 2-room Flexi flats on a 99-year lease. Extended families can earn up to S$24,000. Eligible singles aged 35 and above buying a 2-room Flexi flat: S$8,000 (up from S$7,000). For executive condominiums, the ceiling rises from S$16,000 to S$18,000 only for EC sites whose tender closed on or after 24 Aug 2026. Sources: HDB, Annex A (PDF); HDB, Couples and Families.
- Singles can buy a new 2-room Flexi flat in Standard, Plus and Prime projects (HDB, Standard, Plus and Prime).
Standard, Plus and Prime: what changes
| Standard | Plus | Prime | |
|---|---|---|---|
| Minimum occupation period | 5 years | 10 years | 10 years |
| Subsidy recovery when you sell | No | Yes (less than Prime) | Yes |
| Rent out the whole flat | After MOP | Not allowed | Not allowed |
| Rent out spare rooms | Allowed for 3-room or bigger | Allowed for 3-room or bigger | Allowed for 3-room or bigger |
The subsidy recovery percentage is announced when a Plus or Prime project goes on sale. Short-lease 2-room Flexi flats and Community Care Apartments can't be rented out or sold on the open market. Source: HDB, Standard, Plus and Prime Housing Framework; HDB, Conditions after buying a new flat.
Ballot and priority
- You apply online during the application period. There's a S$10 non-refundable fee per application. All eligible applications go into a computer ballot that sets the queue order. Results come by email within 2 months after the application period closes (HDB, Application for a new flat).
- Ballot chances: First-Timer (Parents & Married Couples) families get three when applying for a 4-room or smaller flat in a Standard project. Other first-timer families get two, and second-timer families get one. First-timers who have failed in two or more Standard BTO applications get one extra chance for each later Standard application, capped at five chances in total for First-Timer (Parents & Married Couples) and four for other first-timer families (MND/HDB).
- The Family and Parenthood Priority Scheme sets aside up to 40% of BTO flats for eligible first-timer couples (HDB, Priority schemes).
- The extra ballot chance for each Singapore Citizen child starts from the February 2027 exercise, not this one (MND/HDB).
What you pay, and when
| Stage | HDB loan or no loan | Bank loan (75% LTV) |
|---|---|---|
| Application | S$10 admin fee | S$10 admin fee |
| Booking (option fee) | S$2,000 for 4-room and bigger, S$1,000 for 3-room, S$500 for 2-room Flexi | Same |
| Signing the Agreement for Lease | 10% of price | 20% of price (at least 5% in cash) |
| Key collection | 15% of price, then the loan covers the rest | 5% of price, then the loan covers the rest |
The option fee forms part of the downpayment. Stamp duty on the Agreement for Lease and legal fees are paid at signing too. The calculator applies the current IRAS stamp duty rates to a price you enter. You're invited to sign within 9 months of booking an uncompleted flat. The table shows the standard schedule. HDB's Sign Agreement for Lease page also covers the Staggered Downpayment Scheme and the amounts for a bank loan at 55% LTV. Sources: HDB, Application; HDB, Booking of flat; HDB, Sign Agreement for Lease.
Before you collect keys, see our guide on whether a paid defect inspection is worth it.
Loans: an HDB loan is up to 75% of the price (HDB, Credit to finance a flat purchase). For an HDB flat, the loan instalment must stay within 30% of gross monthly income (MSR). A bank loan must also keep total debt within 55% (TDSR) (MAS, MSR and TDSR rules). CPF Ordinary Account savings can go towards the downpayment, the loan, and stamp and legal fees (CPF Board). Your HFE letter shows the grants and HDB loan amount you qualify for.
Grants: the Enhanced CPF Housing Grant (EHG) is up to S$120,000 for first-timer families earning up to S$9,000 a month, and up to S$60,000 for first-timer singles aged 35 and above buying on their own and earning up to S$4,500. HDB's 24 August changes raised the income ceilings for buying a flat, the CPF Housing Grant for resale flats and the HDB loan; EHG isn't among them, and HDB's EHG pages still show the rules from 20 August 2024. The amount falls as income rises, and your HFE letter states your exact amount. The Family Grant (CPF Housing Grant for resale flats) and the Proximity Housing Grant are for resale flats only, so they don't apply to a BTO. Sources: HDB, EHG (Families); HDB, EHG amounts by income (PDF); HDB, EHG (Singles); HDB, CPF Housing Grants for resale flats; MND/HDB, 23 Aug 2026.
Common questions
When is the November 2026 BTO launch?
HDB has not announced the exact date yet. Its 1 October 2026 update says only that the exercise will be in November 2026.
When does the November 2026 BTO open?
HDB has said only that it will be held in November 2026. As of 17 October 2026 it has not announced the exact date or the application window.
Which projects are Standard, Plus or Prime?
Not announced. HDB says the classification will be shared at the launch. Any labels you see before then are guesses.
How much will the flats cost?
Not announced. HDB publishes prices on launch day.
Can I still apply if I haven't got an HFE letter?
You need a valid HFE letter to apply. The HFE e-service is suspended during the application period of a sales exercise. HDB says this doesn't affect buyers who already have a valid HFE letter or applied for one before the exercise. Source: HDB, During a sales exercise.
Does the new S$16,000 ceiling apply to this exercise?
Yes, if you applied for your HFE letter from 24 August 2026. HDB's Annex B (PDF), linked from its 23 Aug 2026 news release, covers people who already held an HFE letter before then.
Do the extra ballot chances per child apply?
No. They start from the February 2027 sales exercise.
Get the update when HDB launches
We'll update this page with launch-day prices and classifications. The weekly email has the official URA, HDB, IRAS and MAS figures.
Subscribe free →