Summary
The Housing & Development Board (HDB) put 7,964 Build-To-Order (BTO) flats on sale on 4 November 2026, across seven projects in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. It is the first sales exercise since the monthly household income ceiling rose to S$16,000 for families, from S$14,000, and to S$8,000 for singles, from S$7,000. The higher ceilings apply to flat eligibility applications submitted from 24 August 2026, HDB says on its My Nice Home site.
Three projects are classified Standard, three Plus and one Prime. Before grants, prices run from S$131,000 for a 40 sqm 2-room Flexi flat at Plantation Dew in Tengah to S$832,000 for a 4-room flat with a balcony at Toa Payoh Hillside, according to HDB's pricing annex. Sembawang Anchor's 1,310 flats have an estimated waiting time of 34 months, the only project under three years. Applications close on 11 November, HDB says.
What this means for Singapore buyers
The seven projects
| Project | Town | Classification | Flats | Flat types | Estimated wait |
|---|---|---|---|---|---|
| Sembawang Anchor | Sembawang | Standard | 1,310 | 2-room Flexi to 5-room | 34 months |
| Plantation Dew | Tengah | Standard | 710 | 2-room Flexi to 5-room, 3Gen | 38 months |
| Chencharu Acres | Yishun | Standard | 1,582 | 2-room Flexi to 5-room | 39 or 41 months |
| Bayshore Sails | Bedok | Plus | 1,637 | 2-room Flexi, 3-room, 4-room | 44 months |
| Bayshore Oasis | Bedok | Plus | 855 | 2-room Flexi, 4-room | 38 months |
| Merpati Meadow | Geylang | Plus | 438 | 2-room Flexi, 4-room | 39 months |
| Toa Payoh Hillside | Toa Payoh | Prime | 1,432 | 2-room Flexi, 4-room, Community Care Apartments | 45 months |
Sources: HDB, November 2026 Sales Launch, My Nice Home (updated 4 Nov 2026); HDB, Annex A to its 4 Nov 2026 release. HDB's annex gives two estimated waits for Chencharu Acres without saying which blocks each covers; its waits run to the median projected completion of a project's blocks.
Prices against nearby resale flats
HDB's annex sets each project's prices beside resale transactions of similar flats nearby. For 4-room flats, before grants:
| Project | BTO 4-room | Nearby resale 4-room | Resale lease left |
|---|---|---|---|
| Sembawang Anchor | S$312,000 to S$428,000 | S$588,888 to S$635,000 | About 93 years |
| Plantation Dew | S$339,000 to S$445,000 | S$570,888 to S$705,888 | About 91 years |
| Chencharu Acres | S$353,000 to S$428,000 | S$548,000 to S$660,000 | About 90 years |
| Bayshore Sails | S$580,000 to S$758,000 | S$905,000 to S$985,000 | About 82 years |
| Bayshore Oasis | S$559,000 to S$786,000 | S$905,000 to S$985,000 | About 82 years |
| Merpati Meadow | S$545,000 to S$726,000 | S$920,000 to S$1,100,000 | About 92 years |
| Toa Payoh Hillside | S$558,000 to S$796,000 | S$820,000 to S$1,200,000 | About 91 years |
Source: HDB, Annex A (Nov 2026). Toa Payoh Hillside's BTO range is for units without a balcony. The annex does not state the period of the resale transactions.
The gap is not a like-for-like saving, and HDB says differences in flat attributes should be taken into account. A resale flat can be lived in once the sale completes, while these flats have estimated waits of 34 to 45 months. Plus and Prime flats also carry a 10-year minimum occupation period and a subsidy recovery when they are sold, paid as a percentage of the resale price or valuation, whichever is higher: 11% at Toa Payoh Hillside, 9% at the two Bayshore projects and 8% at Merpati Meadow, HDB says.
Smaller flats and seniors
- 2-room Flexi. More than one in three flats in this launch are 2-room Flexi flats, available in all seven projects, HDB says. Citizens aged 55 and above can choose a lease of 15 to 45 years, in five-year steps, as long as it covers every buyer and any spouse to at least age 95.
- Community Care Apartments. Toa Payoh Hillside has 256 of these flats, on 40-year leases, priced at S$151,000 to S$192,000. The price includes senior-friendly fittings but not the Basic Service Package, which every resident must take up. It is HDB's sixth Community Care Apartment project and the first with the eligibility age lowered to 55 from 65, HDB says.
- White flats. At Plantation Dew, buyers who choose a layout without internal partition walls pay S$6,000 less for a 3-room flat, S$8,600 less for a 4-room flat and S$9,000 less for a 5-room flat.
Grants, and the next exercise
The annex prices exclude grants. First-timer couples buying a BTO flat may receive an Enhanced CPF Housing Grant of up to S$120,000, and first-timer singles up to S$60,000, according to HDB. For the next exercise, in February 2027, HDB plans about 4,300 BTO flats in Bishan, Tampines, Tengah and Toa Payoh, alongside a Sale of Balance Flats exercise of about 5,000 flats, HDB says.
What to do next
- Applications close on 11 November, and applicants need a valid HDB Flat Eligibility (HFE) letter. An HFE letter can take about a month or more to process at peak times, and HDB encourages buyers planning to apply in February 2027 to apply early and submit all required documents by 15 December 2026.
- Weigh the wait as well as the price: Sembawang Anchor has an estimated wait of 34 months, Toa Payoh Hillside 45.
- Before choosing a Plus or Prime flat, factor in the 10-year minimum occupation period and the subsidy recovery when you sell.
- Read next: HDB income ceiling in 2026, BTO priority schemes and ballot chances, HDB Plus and Prime flats, HDB grants in 2026 and, for buyers over 55, Right-sizing in Singapore
- Planning for key collection: find verified trades and build pros at https://proprkey.com/en/pros?segment=trades, or a verified mortgage adviser at https://proprkey.com/en/pros?segment=legalFinance
- Contractors, interior designers and mortgage advisers: apply for a verified ProprKey Pro listing: https://proprkey.com/en/onboarding