Summary
Families buying an HDB resale flat to live with their parents or a child can receive a Proximity Housing Grant (PHG) of S$30,000, or S$20,000 if they buy within 4 km of them, according to CPF Board's guide to the grant. First-time buyers can also receive the Enhanced CPF Housing Grant (EHG) of up to S$120,000 on a new or resale flat, depending on household income.
On a resale flat, first-timer citizen families can also receive the CPF Housing Grant of up to S$80,000, HDB says. That grant's household income ceiling is S$16,000 a month, while the EHG ceiling is S$9,000.
The three grants at a glance
| Grant | Flat | Families | Singles |
|---|---|---|---|
| Proximity Housing Grant (PHG) | Resale only | S$30,000 to live with parents or a child; S$20,000 to live within 4 km | S$15,000 to live with them; S$10,000 to live within 4 km |
| Enhanced CPF Housing Grant (EHG) | New or resale | Up to S$120,000, by income; ceiling S$9,000 | Up to S$60,000, by income; ceiling S$4,500 alone |
| CPF Housing Grant | Resale only | Up to S$80,000; ceiling S$16,000 | S$40,000 or S$25,000; ceiling S$8,000 alone |
<i>Sources: HDB grant pages (updated 20 and 23 Aug 2026); CPF Board, guide to the EHG and PHG.</i>
The Proximity Housing Grant
Parents or a child who move in must be listed in the flat application and live in the flat throughout the minimum occupation period (MOP), and their names cannot be removed during that time, CPF Board says.
For the S$20,000 grant, parents or a child must live in an HDB flat or private home within 4 km of the resale flat. If they do not own that home, it must be owner-occupied by immediate family members such as a child, parents, in-laws or siblings. They must keep to the proximity rule during the MOP.
Married couples and families can use the PHG on any resale flat. Single citizens living near their parents can use it on a 2- to 5-room resale flat. Singles living with their parents or a child, and buyers purchasing with a non-resident spouse, can use it on any resale flat.
The Enhanced CPF Housing Grant
The EHG is for first-time Singapore Citizen and permanent resident buyers of a new Build-To-Order flat or a resale flat. HDB's EHG page, last updated on 20 Aug 2026, sets the monthly household income ceiling for first-timer households at S$9,000. On a resale flat, buyers must first qualify for the CPF Housing Grant. The buyer or spouse must have worked continuously for 12 months before applying and still be working at the time of application.
HDB's August 2024 table sets the grant in 16 income bands.
| Average monthly household income | EHG for first-timer families |
|---|---|
| Up to S$1,500 | S$120,000 |
| S$1,501 to S$2,000 | S$110,000 |
| S$2,001 to S$2,500 | S$105,000 |
| S$2,501 to S$3,000 | S$95,000 |
| S$3,001 to S$3,500 | S$90,000 |
| S$3,501 to S$4,000 | S$80,000 |
| S$4,001 to S$4,500 | S$70,000 |
| S$4,501 to S$5,000 | S$65,000 |
| S$5,001 to S$5,500 | S$55,000 |
| S$5,501 to S$6,000 | S$50,000 |
| S$6,001 to S$6,500 | S$40,000 |
| S$6,501 to S$7,000 | S$30,000 |
| S$7,001 to S$7,500 | S$25,000 |
| S$7,501 to S$8,000 | S$20,000 |
| S$8,001 to S$8,500 | S$10,000 |
| S$8,501 to S$9,000 | S$5,000 |
<i>Source: HDB, EHG amounts for couples and families (August 2024).</i>
A first-timer buying with a second-timer is assessed on half of the household's average income, which must not exceed S$4,500, and can receive up to S$60,000, according to HDB's table and CPF Board.
Single first-timers can receive up to S$60,000. HDB sets their income ceiling at S$4,500, or S$9,000 when buying with other singles or buying a resale flat with their parents. Singles buying with a non-resident spouse face a S$9,000 ceiling, with half the income not exceeding S$4,500. Up to two first-timer singles buying together may receive up to S$120,000.
Buyers aged 55 and above can still qualify, but if the flat's remaining lease does not cover the youngest buyer to age 95, the EHG is pro-rated, CPF Board says.
The CPF Housing Grant for resale flats
| Resale flat | Two citizens | Citizen and permanent resident |
|---|---|---|
| 2- to 4-room | S$80,000 | S$70,000 |
| 5-room or bigger | S$50,000 | S$40,000 |
<i>Source: HDB, CPF Housing Grants for Resale Flats (Families), updated 23 Aug 2026.</i>
The household income ceiling for families is S$16,000 a month, or S$24,000 for an extended or multi-generation family, HDB says.
Singles can receive a Singles Grant of S$40,000 for a 2- to 4-room resale flat and S$25,000 for a 5-room flat. The income ceiling is S$8,000 when buying alone and S$16,000 when buying with family or other singles.
What this means for Singapore home buyers
A resale flat bought with or near family can attract all three grants, while a new flat can attract only the EHG. For a first-timer citizen family buying a 2- to 4-room resale flat, that adds up to as much as S$230,000. Households earning between S$9,001 and S$16,000 a month are above the EHG ceiling but can still receive the CPF Housing Grant on a resale flat.
Grant amounts and ceilings can change, and the figures that count for a purchase are those HDB confirms for each household. CPF Board advises buyers to apply for an HDB Flat Eligibility (HFE) letter, which tells them upfront whether they qualify for CPF housing grants.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- Apply for an HFE letter before you shortlist a flat.
- Work out your 12-month average household income and find your EHG band.
- If your parents or children live nearby, check each shortlisted resale flat against the 4 km limit.
- Compare resale homes for sale: proprkey.com/en/properties?segment=buyer&mode=buy
- Ask a verified mortgage adviser to check your financing before you commit: proprkey.com/en/pros?segment=legalFinance