HDB BTO Nov 2026 Overview

HDB November 2026 BTO launch: All seven projects have waiting times of under four years

The Housing and Development Board (HDB) launched 7,964 flats across seven projects in the November 2026 Build-to-Order (BTO) exercise. The projects span Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun and include three Standard, three Plus and one Prime project.

All seven projects have estimated waiting times of under four years. Sembawang Anchor has the shortest wait at two years and 10 months, while buyers at Bayshore Oasis in Bedok and Plantation Dew in Tengah can expect to wait around three years and two months.

Key Highlights

About one in six flats has a waiting time of under three years

Of the 7,964 flats on offer, 1,310 units (16.4%) are classified as Shorter Waiting Time (SWT) flats. All are at Sembawang Anchor, where buyers looking to move in sooner can choose from 2-room Flexi, 3-room, 4-room and 5-room flats.

2-room Flexi flats make up more than a third of the launch

2-room Flexi flats account for more than one in three units and are available across all seven projects, giving eligible singles and seniors a choice across all six towns. This is also the first BTO exercise under the higher monthly income ceilings of S$16,000 for families and S$8,000 for singles.

Seniors have another option at Toa Payoh Hillside, where HDB is offering 256 Community Care Apartments (CCAs). This is the first CCA project since HDB lowered the minimum eligibility age from 65 to 55.

5-room flats are available at all three Standard projects

Families looking for more space can find 5-room flats at Sembawang Anchor, Plantation Dew and Chencharu Acres. Before grants, prices start at S$479,000 in Sembawang, S$484,000 in Yishun and S$494,000 in Tengah.

Plantation Dew also offers 3Gen flats from S$551,000 before grants for eligible multigenerational families. Buyers who want more flexibility over their layout can opt for a White flat in the 3-room, 4-room or 5-room flat types at the same project.

BTO Projects Breakdown

Standard Projects

• Sembawang Anchor (Sembawang)
• Plantation Dew (Tengah)
• Chencharu Acres (Yishun)

Plus Projects

• Bayshore Sails (Bedok)
• Bayshore Oasis (Bedok)
• Merpati Meadow (Geylang)

Prime Project

• Toa Payoh Hillside (Toa Payoh)

HDB November 2026 BTO Prices

The starting prices below are illustrative after the Enhanced CPF Housing Grant (EHG). Your actual grant depends on your household income and eligibility. A dash in the nearby resale range means HDB did not list comparable transactions for that flat type.

Standard Project Pricing (After Enhanced CPF Housing Grant)

• 2-room Flexi
  Price (After EHG): From S$36,000
  Nearby Resale Range: S$370,000 – S$400,000
• 3-room
  Price (After EHG): From S$169,000
  Nearby Resale Range: S$500,000 – S$528,888
• 4-room
  Price (After EHG): From S$232,000
  Nearby Resale Range: S$588,888 – S$635,000
• 5-room
  Price (After EHG): From S$424,000
  Nearby Resale Range: S$760,000 – S$823,000

• 2-room Flexi
  Price (After EHG): From S$11,000
  Nearby Resale Range: S$322,500 – S$388,000
• 3-room
  Price (After EHG): From S$161,000
  Nearby Resale Range: S$475,000 – S$532,000
• 4-room
  Price (After EHG): From S$259,000
  Nearby Resale Range: S$570,888 – S$705,888
• 5-room
  Price (After EHG): From S$439,000
  Nearby Resale Range: S$729,888 – S$858,000
• 3Gen
  Price (After EHG): From S$496,000
  Nearby Resale Range: –

• 2-room Flexi
  Price (After EHG): From S$31,000
  Nearby Resale Range: –
• 3-room
  Price (After EHG): From S$192,000
  Nearby Resale Range: S$470,000 – S$530,000
• 4-room
  Price (After EHG): From S$273,000
  Nearby Resale Range: S$548,000 – S$660,000
• 5-room
  Price (After EHG): From S$429,000
  Nearby Resale Range: S$660,000 – S$775,000

Plus Project Pricing (After Enhanced CPF Housing Grant)

HDB groups the starting prices for the two Bayshore projects in its price table. The 3-room flats are at Bayshore Sails.

• 2-room Flexi
  Price (After EHG): From S$88,000
  Nearby Resale Range: –
  Subsidy Recovery: 9%
• 3-room (Bayshore Sails)
  Price (After EHG): From S$319,000
  Nearby Resale Range: S$662,000 – S$705,000
  Subsidy Recovery: 9%
• 4-room
  Price (After EHG): From S$504,000
  Nearby Resale Range: S$905,000 – S$985,000
  Subsidy Recovery: 9%

• 2-room Flexi
  Price (After EHG): From S$133,000
  Nearby Resale Range: –
  Subsidy Recovery: 8%
• 4-room
  Price (After EHG): From S$490,000
  Nearby Resale Range: S$920,000 – S$1,100,000
  Subsidy Recovery: 8%

Prime Project Pricing (After Enhanced CPF Housing Grant)

Toa Payoh Hillside has a subsidy recovery rate of 11% for flats subject to resale subsidy recovery. HDB’s price table lists the following starting price for a Community Care Apartment.

• Community Care Apartment (40-year lease)
  Price (After EHG): From S$31,000
  Nearby Resale Range: –

The Community Care Apartment price includes pre-installed senior-friendly fittings. Buyers pay separately for the mandatory Basic Service Package and any optional services they choose.

Affordability by Income Level

HDB’s examples below show how eligible first-timer families may use their CPF contributions to cover monthly mortgage payments, with little or no cash needed for those payments. The examples use typical selling prices.

• Monthly household income of S$4,000
  With an EHG of S$80,000, families may be able to cover monthly mortgage payments for a 3-room or 4-room flat at any of the three Standard projects using CPF contributions.

• Monthly household income of S$7,000
  With an EHG of S$30,000, families may be able to use CPF contributions for monthly payments on a 3-room flat at any Standard project or at Bayshore Sails, or a 4-room or 5-room flat at any Standard project.

• Monthly household income of S$9,000
  With an EHG of S$5,000, families may be able to use CPF contributions for monthly payments on a 3-room flat at any Standard project or at Bayshore Sails, a 4-room flat at any project offering that flat type, or a 5-room flat at any Standard project.

Housing options for Singles and Seniors

• First-timer singles
  Eligible first-timer singles earning S$3,500 a month can receive an EHG of S$15,000. In HDB’s example, they may be able to cover monthly mortgage payments for a 2-room Flexi flat at any Standard project using CPF contributions, with little or no cash needed. At a monthly income of S$4,500, eligible singles can receive an EHG of S$2,500 and may also be able to cover monthly payments for a 2-room Flexi flat at either Bayshore Plus project on the same basis.

• Seniors aged 55 and above
  Eligible seniors can consider a short-lease 2-room Flexi flat or one of the 256 Community Care Apartments at Toa Payoh Hillside. This is the first Community Care Apartment launch since HDB lowered the minimum eligibility age from 65 to 55.

HDB Flat Supply in 2026

With the November BTO launch, HDB has offered 23,928 new flats in 2026. This includes 19,608 BTO flats and 4,320 Sale of Balance Flats (SBF) from the February exercise.

Application Process and Important DatesApplication Period
Applications are open from 4 to 11 November 2026 on the HDB Flat Portal. HDB shortlists applicants by computer ballot, so you can apply at any time during the eight-day window.

HDB Flat Eligibility (HFE) Letter
You must have a valid HFE letter when you submit your flat application. HDB is prioritising applicants who submitted all required HFE documents by 25 September 2026. HDB will continue processing existing applications while the HFE application e-service is temporarily unavailable from 4 to 11 November. The service resumes on 12 November.

Loan Conditions
The Loan-to-Value (LTV) limit for HDB housing loans is 75%.

Application Restrictions
You may apply for one flat type in one town. HDB updates application rates on the Flat Portal several times a day. If you have some flexibility, HDB suggests considering options with an application rate of around one or lower to improve your chances of securing a flat.

Bedok Projects

Bayshore Sails (Bayshore Road and Bayshore Drive)

  
• Estimated waiting time: 3 years and 8 months
  
• Classification: Plus

Bayshore Sails is the larger of the two Bedok projects in this launch, with 1,637 units across 2-room Flexi, 3-room and 4-room flats. It is also the only one of the two to offer 3-room flats. The site sits along Bayshore Road and Bayshore Drive, next to Bayshore MRT station on the Thomson-East Coast Line.

Within the development, plans include an eating house, shops and two preschools. There are also plans for an active ageing centre and a dialysis centre, bringing more day-to-day services closer to home.

Bayshore Oasis (Bayshore Drive and Bayshore Walk)

  
• Estimated waiting time: 3 years and 2 months
  
• Classification: Plus

Bayshore Oasis will offer 855 units of 2-room Flexi and 4-room flats across four residential blocks. Its estimated wait is six months shorter than Bayshore Sails, giving buyers who are considering either flat type a quicker option in the same neighbourhood. A preschool, minimart and shops are planned within the project.

Residents will have access to Bayshore MRT station, and the upcoming Bedok South MRT station will give the wider estate another connection to the Thomson-East Coast Line. HDB also plans a park next to the development, while walking and cycling paths will link the neighbourhood to East Coast Park.

Geylang Project

Merpati Meadow (Jalan Anggerek)

  
• Estimated waiting time: 3 years and 3 months
  
• Classification: Plus

Merpati Meadow will offer 438 units of 2-room Flexi and 4-room flats, making it the smallest project in the November launch. The site is bounded by Jalan Anggerek and the future Merpati Road, close to Mattar MRT station.

Mattar MRT station gives residents access to the Downtown Line, while MacPherson MRT station, one stop away, connects to the Circle Line. The location gives buyers who commute by train a choice of two lines for trips across the island.

Sembawang Project

Sembawang Anchor (Admiralty Lane and Sembawang Drive)

  
• Estimated waiting time: 2 years and 10 months (SWT)
  
• Classification: Standard

Sembawang Anchor has the shortest waiting time in the November launch. The project sits in the new Sembawang North housing area and will offer 1,310 units across 2-room Flexi, 3-room, 4-room and 5-room flat types. It will span six residential blocks, one of which will include both flats for sale and public rental flats.

A preschool, eating house, supermarket and shops are planned within the development. HDB also plans a neighbourhood centre and a one-hectare park nearby. In the wider town, Sembawang Mart and Sun Plaza offer shopping and dining, while Bukit Canberra brings together a hawker centre, polyclinic and sports facilities. Buyers who take the train regularly may want to factor in the bus connection to Sembawang MRT station.

Tengah Project

Plantation Dew (Tengah Garden Avenue and Plantation Walk)

  
• Estimated waiting time: 3 years and 2 months
  
• Classification: Standard

Plantation Dew will offer 710 flats in Tengah’s Plantation District, ranging from 2-room Flexi flats to 3Gen flats. Buyers of 3-room, 4-room and 5-room units can also opt for a White Flat, which gives them the flexibility to plan their own living and bedroom spaces without the usual internal partition walls. This is the first time HDB has offered the layout for 5-room flats.

The development will have a preschool, eating house, minimart and shops, with a future park next to the site. HDB also identifies the upcoming JE2 station on the Jurong Region Line as being within walking distance, giving residents a rail connection once the station opens.

Toa Payoh Project

Toa Payoh Hillside (Toa Payoh Rise)

  
• Estimated waiting time: 3 years and 9 months
  
• Classification: Prime

Toa Payoh Hillside is the only Prime project in the November exercise. It will offer 1,432 homes, comprising 1,176 units of 2-room Flexi and 4-room flats, as well as 256 Community Care Apartments (CCAs). The CCAs feature senior-friendly fittings and support services. They are the first to be offered since HDB lowered the minimum eligibility age from 65 to 55.

The project sits next to Caldecott MRT interchange, giving residents access to both the Circle Line and the Thomson-East Coast Line. Plans for the development include a food court, supermarket, shops, a preschool and an active ageing centre, so residents will have several everyday services within the estate.

Yishun Project

Chencharu Acres (Yishun Walk and Yishun Avenue 2)

  
• Estimated waiting time: 3 years and 3 months to 3 years and 5 months
  
• Classification: Standard

Chencharu Acres will offer 1,582 units across 2-room Flexi, 3-room, 4-room and 5-room flats. It sits at Yishun Walk and Yishun Avenue 2, opposite HomeTeamNS Khatib and about a five-minute walk from Khatib MRT station on the North-South Line.

Two preschools are planned within the development. In the surrounding area, residents can head to Yishun Sport Centre for sports facilities or to Lower Seletar Reservoir Park for a walk by the water.

Editor’s note: We update this guide as new information about the November 2026 BTO launch becomes available. [Last updated on 4 November 2026]