HDB’s November 2026 BTO exercise offered 7,964 flats across seven projects in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Applications ran from 4 to 11 November 2026. It was the first exercise since household income ceilings rose to $16,000 for families and $8,000 for singles.
The exercise replaced the usual October launch, which HDB moved so buyers had time to get eligibility letters under the new limits. Shortlisted applicants will hear their queue positions in January 2027.
November 2026 BTO Projects and Starting Prices
According to HDB’s launch release and its price annex:
| Project (town) | Class | Est. wait | 4-room from (before grants) |
|---|---|---|---|
| Sembawang Anchor (Sembawang) | Standard | 34 months | $312,000 |
| Plantation Dew (Tengah) | Standard | 38 months | $339,000 |
| Chencharu Acres (Yishun) | Standard | 39 to 41 months | $353,000 |
| Bayshore Sails (Bedok) | Plus | 44 months | $580,000 |
| Bayshore Oasis (Bedok) | Plus | 38 months | $559,000 |
| Merpati Meadow (Geylang) | Plus | 39 months | $545,000 |
| Toa Payoh Hillside (Toa Payoh) | Prime | 45 months | $558,000 |
Indicative prices on 99-year leases. Sembawang Anchor’s prices include floor finishes, internal doors and sanitary fittings.
Every project includes 2-room Flexi flats, which HDB says make up more than one in three flats in this launch. Tengah’s Plantation Dew also offers 3Gen flats from $551,000 and “White flat” layouts without internal partition walls, priced $6,000 to $9,000 lower.
Shorter Waits, Higher Subsidy Recovery
Shorter Waiting Time flats. The 1,310 flats at Sembawang Anchor have an estimated wait of under three years. HDB said that brought its 2026 total of such flats to 4,661, against a commitment of more than 4,000.
Plus and Prime rules. Flats in the four Plus and Prime projects receive extra subsidies, so owners must repay a share of the resale price or valuation, whichever is higher, when they sell after the 10-year Minimum Occupation Period:
| Project | Subsidy recovery |
|---|---|
| Merpati Meadow | 8% |
| Bayshore Sails, Bayshore Oasis | 9% |
| Toa Payoh Hillside | 11% |
On an illustrative resale at $900,000, an 11% recovery is $99,000 paid to HDB. That matters for anyone planning to sell later; our guide on how housing grants are treated when you sell covers the related CPF refund rules.
The short version: The November 2026 BTO exercise offered 7,964 flats, with 4-room Standard flats from $312,000 before grants and 4-room Plus and Prime flats from about $545,000. Queue numbers come in January 2027, booking from March 2027, and the next launch is in February 2027.
What the Grants Do to the Price
Eligible first-timer families can receive the Enhanced CPF Housing Grant of up to $120,000, depending on income. HDB’s own illustration puts a 4-room Standard flat from $232,000 after grants and a 3-room Standard flat from $161,000.
An illustrative couple, our own figures: they buy a 4-room flat at Plantation Dew for $339,000 and receive an $80,000 grant, so the net price is $259,000. With a 75% HDB loan of $194,250 over 25 years at the current 2.6% concessionary rate, the instalment is about $881 a month. Total interest over 25 years would be about $70,100 if the rate stays at 2.6%. Illustration only; the actual grant depends on household income.
HDB’s 2.6% rate is pegged at 0.1% above the CPF Ordinary Account rate and stays at 2.6% until 31 December 2026, CPF Board said on 22 September. Check other rates in our mortgage repayment calculator.
Community Care Apartments From Age 55
Toa Payoh Hillside includes 256 Community Care Apartments on 40-year leases from $151,000 before grants. It is the first such project since HDB lowered the minimum age from 65 to 55. See our report on Community Care Apartments from 55.
Key Dates After the Launch
From HDB’s administrative annex:
- January 2027: queue positions released. HDB shortlists beyond 100% and potentially up to 200% of supply.
- March 2027 (tentative): flat booking starts. The option fee is $500 for a Community Care Apartment or 2-room Flexi, $1,000 for a 3-room and $2,000 for a 4-room, 5-room or 3Gen flat.
- Declining a flat: first-timer families who do not book when flats are available may be moved to the second-timer category for a year.
February 2027 exercise. HDB plans about 4,300 BTO flats in Bishan, Tampines, Tengah and Toa Payoh, with a Sale of Balance Flats exercise of about 5,000 flats. Our report on the Toa Payoh West master plan covers the homes planned around Toa Payoh. Applicants should submit HFE documents by 15 December 2026. From that exercise, first-timer families with or expecting children get an extra ballot chance per Singapore Citizen child aged 18 and below.
What To Do Next
- If you applied, set aside cash for the option fee and plan for the downpayment due when you sign the Agreement for Lease.
- If you missed this round, apply for an HFE letter and submit documents by 15 December 2026 for February 2027; see the new HDB income ceilings.
- Test what you can afford with the home affordability calculator, and compare HDB loan vs bank loan.
- Check project details and application rates on the HDB Flat Portal.
