NDR 2026: BTO income ceiling to go up to S$16,000; Executive condos ceiling to S$18,000
The new ceilings take effect from Aug 24; the ceilings were last adjusted in 2019
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[SINGAPORE] The monthly household income ceiling for HDB Build-to-Order (BTO) flats will be raised from S$14,000 to S$16,000, while that for executive condominiums (ECs) will also go up from S$16,000 to S$18,000.
This was announced by Prime Minister Lawrence Wong at the National Day Rally on Sunday (Aug 23) evening, marking the first time since 2019 that income ceilings have been adjusted.
Explaining the rationale, he said that the housing supply has steadily increased over the years and there have been encouraging results.
“Success rates for booking BTO flats are higher (and) waiting times are shorter). And the resale market has stabilised. These improvements give us confidence to do more,” he said.
PM Wong noted that Singaporeans are marrying later these days, and many are further along in their careers and earning more by the time they eventually settle down.
“More young couples are crossing the current income ceilings. We want to ensure that the vast majority of Singaporean couples can continue to have access to subsidised public housing,” he said.
Extra ballots for first-timer families
In his speech, PM Wong also announced measures to help first-timer families with children to secure a flat sooner.
From the February 2027 sales exercise, these families who are applying for a flat will receive one additional ballot chance for every Singaporean child they have who is aged 18 and below, or if they are expecting a child. This will apply to all BTO and Sale of Balance Flats applications.
“This will significantly improve their chances of getting a flat. So the more children you have, the more ballot chances you will receive – because we want to help growing families secure a home sooner,” said PM Wong.
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He added that while priority is already given to couples who are engaged as well as married couples, there should be “even greater priority” when they have children.
As for the concerns of larger families, PM Wong revealed that he has already asked National Development Minister Chee Hong Tat to “consider additional housing support” for larger families as they often want bigger homes, which cost more.
In a joint media release on Sunday, the Ministry of National Development and HDB said the new BTO monthly household income ceiling of S$16,000 will apply to eligible families who apply for an HDB Flat Eligibility (HFE) letter from Aug 24, 2026.
This letter will be to either buy a new subsidied flat from HDB; buy a resale flat on the open market with the CPF Housing Grant, or obtain an HDB housing loan for the purchase of a new or resale flat.
Correspondingly, MND and HDB said the monthly household income ceiling for eligible singles aged 35 and above purchasing a subsidised flat or obtaining an HDB housing loan will be raised from S$7,000 to S$8,000.
Meanwhile, the revised income ceiling for the purchase of ECs will apply to new units with land sale tender closing dates on or after Aug 24, 2026.
The higher ceiling of S$18,000 will not apply to balance units in existing ECs, or new units in ECs with land sale tenders awarded before Aug 24.
Chistine Sun, chief researcher and strategist of Realion (OrangeTee & ETC) Group, said the increase in the income threshold for BTOs will widen the pool of potential buyers for new flats.
“The higher income ceiling could lead some to buy larger or pricier BTO flats, thus diverting more buyers away from larger, higher-priced flats in the resale market. Previously, many of these buyers could have been limited by the current income ceiling, which restricted their eligibility to buy directly from the BTO market,” she said.
As for the higher ceiling for ECs, Sun noted that this may help slightly more HDB upgraders to purchase a new EC.
“However, we do not expect a major impact on the market, as recent policy changes will likely continue to have a significant impact on the market. These include the removal of the deferred payment scheme and the lengthening of the minimum occupation period,” she added.
Next BTO sales exercise in Nov 2026
MND and HDB said that the next BTO sales exercise will be held in November this year, a month later than originally planned. This is to give potential flat buyers sufficient time to review their housing plans and apply for an HFE letter under the revised income ceilings.
About 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun willl be launched at this next sales exercise. Community care apartments will also be offered in Toa Payoh.
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