
Buying an HDB resale flat comes with its perks — one of it being the generous HDB resale grants you can qualify for.
In 2019, HDB raised the income ceiling for the CPF Family Grant from S$12,000 to S$14,000 and launched the new Enhanced CPF Housing Grant (EHG). This enables more resale buyers to qualify for housing grants and get a higher maximum grant amount of up to S$160,000.
Around four years later in 2023, in a bid to make HDB resale flats more affordable for first-timer families and singles, HDB increased the Family Grant and Singles Grant amounts.
Flat type |
Previous grant amount |
Current grant amount |
|
Family Grant |
2- to 4-room |
S$50,000 |
S$80,000 |
5-room or larger |
S$40,000 |
S$50,000 |
|
Singles Grant |
2- to 4-room |
S$25,000 |
S$40,000 |
5-room or larger |
S$20,000 |
S$25,000 |
These changes could mean that HDB resale flats may turn out to be cheaper than a Build-to-Order (BTO) flat after all, even though BTO flats are sold by HDB at a discount. After all, the Family Grant and Proximity Housing Grant are not applicable for BTO flats.
Plus, the key perks of buying a resale flat are an unlimited choice of locations and the fact that resale flats are already completed and ready for moving in. Resale flats also typically have well-developed amenities, such as schools and eateries, surrounding them.
Now, it’s time to know your HDB resale grants. This article will cover:
- Types of HDB resale grants
- For first-timer applicants, including couples/families, singles and newly married couples with an existing flat
- For second-timer applicants
- How the resale grants work (the application process etc.)
- How to find your ideal resale flat
And we’ve created a chart to help you determine the grant amount you’ll get as well, if you’re a first-timer. Scroll down to see it.
Types of HDB resale grants
Get ready, it’s quite a long list. (There’s a handy infographic below, too.)
For first-timer applicants
To be considered a first-timer applicant, you must:
- Not be the owner of an HDB flat bought from HDB
- Not be the owner of an Executive Condominium (EC) unit or a Design, Build and Sell Scheme (DBSS) flat bought from a developer
- Not have received any CPF Housing Grants for an HDB resale flat
- Not received other forms of housing subsidy, e.g. benefitted under the Selective En bloc Redevelopment Scheme (SERS), HUDC estate privatisation
For couples/families
Family Grant (FG)
How much:
- S$80,000 if buying a 2- to 4-room HDB resale flat
- S$50,000 if buying a 5-room or larger HDB resale flat
Income ceiling:
To qualify for the Family Grant, the buyers’ household income must not exceed S$14,000. The exception is when applying to live with extended families; for this, the income ceiling is S$21,000.
The higher grant amount is to encourage older couples or working adults to live with their extended families — including siblings and parents.
Note: The income ceiling for this and other grants is calculated by taking the monthly average of your total household income for the past 12 months, calculated up to two months before the HFE letter application (more on this later).
Who can qualify for the Family Grant:
- Married/engaged couples or families who are first-timer applicants buying an HDB resale flat, and do not exceed the income ceiling
If one party is a Singapore Permanent Resident (SPR), they will receive S$10,000 less (i.e. S$70,000 for 2- to 4-room; S$40,000 for 5-room or larger).
Additional criteria:
- Remaining lease of the flat must be more than 20 years
Enhanced CPF Housing Grant (EHG)
How much:
- A maximum of S$80,000
Income ceiling:
To qualify for the Enhanced CPF Housing Grant (EHG), the buyers’ household income must not exceed S$9,000. This is also a tiered grant, meaning that the lower your income, the higher the EHG amount you may be eligible for.
(To know how much in EHG you can get for a specific household income, see our infographic below.)
You can qualify for the EHG if you meet all of the following criteria:
- You are already receiving the Family Grant but wish to receive additional grants, and do not exceed the EHG income ceiling
- At least one of the applicants or essential occupiers must have worked continuously for at least 12 months (calculated up to two months before the HFE letter application), and still be working at the point of the HFE letter application
Additional criteria:
- Remaining lease of the flat must be more than 20 years
- The flat must have sufficient lease to cover the youngest buyer or essential occupier to the age of 95. Otherwise, the EHG will be pro-rated.
Proximity Housing Grant (PHG)
How much:
- S$20,000 if living near your parent’s/children’s home (within 4km)
- S$30,000 if living with your parents/children in the same resale flat
Income ceiling:
Good news, the PHG has no income ceiling restrictions!
Additional criteria:
- Applicants for this grant must not have previously received the PHG
- Read more about the PHG in this article
Here’s the breakdown of the HDB resale grants in a handy infographic

You can use the infographic to find out, at a glance, how much HDB resale grants you may be eligible for. Here’s an example:
Let’s say you and your spouse are first-time applicants, and would like to buy a 5-room HDB resale flat near your parents’ home. With one child and a baby on the way, living near your parents will give you peace of mind. You will receive:
- S$20,000 in PHG, as you are living within 4km of your parents’ but not with them.
You are earning S$5,000/month, and your spouse is earning S$3,500/month. The average gross monthly household income is S$8,500. This means:
- You have met the income ceiling and are therefore eligible for the Family Grant. As you are purchasing a 5-room flat, you will receive S$50,000 in Family Grants.
- You have also met the income ceiling and are eligible for the EHG. According to the S$8,500 household income, you will receive S$10,000 in EHG Grants.
In this scenario, you’re eligible for a total of S$80,000 in HDB resale grants. Not bad!
[Psst, there’s more about BTO/resale grants for couples in this article, which includes a flowchart to help you see what grants you may be eligible for.]For singles
First of all, you need to be aged 35 and above to buy an HDB flat as a single.
Singles Grant
How much:
- S$40,000 if buying a 2- to 4-room HDB resale flat
- S$25,000 if buying a 5-room or larger HDB resale flat*
*Singles applying under the Single Singapore Citizen Scheme will not qualify for the Singles Grant if the flat size exceeds a 5-room flat (e.g. an executive flat).
Income ceiling:
To qualify for the Singles Grant, your average household income for the past 12 months (calculated up to two months before the HFE letter application) must not exceed S$7,000 if you’re buying under the Single Singapore Citizen Scheme.
If you’re buying with family members or other singles with the Joint Singles Scheme, the income ceiling is S$14,000.
Additional criteria:
- Remaining lease of the flat must be more than 20 years
- Here are HDB’s full terms and conditions for the Singles Grant
Enhanced CPF Housing Grant (EHG) for Singles
How much:
- A maximum of S$40,000
Income ceiling:
To qualify for the Enhanced CPF Housing Grant (EHG) for Singles, the buyer’s household income must not exceed S$4,500. This is also a tiered grant; the lower your income, the higher the EHG amount you may be eligible for.
You can qualify for the EHG for Singles if you meet all of the following criteria:
- You are already receiving the Singles Grant but wish to receive additional grants, and do not exceed the EHG for Singles income ceiling
- You and/or a co-application or essential occupier must have worked continuously for at least 12 months (calculated up to two months before the HFE letter application) and still be working at the point of the HFE letter application
Additional criteria:
- Remaining lease of the flat must be more than 20 years
- The flat must have sufficient lease to cover you, the sole owner (or the youngest co-application/ essential occupier), to the age of 95. Otherwise, the EHG will be pro-rated.
Proximity Housing Grant (PHG)
How much:
- S$10,000 if living near your parent’s/children’s home (within 4km)
- S$15,000 if living with your parent’s/children in the same resale flat
Income ceiling:
Good news, the PHG has no income ceiling restrictions!
Additional criteria:
- Applicants for this grant must not have previously received the PHG
- Read more about the PHG in this article
For newly married couples
Previously received a grant as a single but got married? HDB lets you top up your grant!
Top-Up Grant
How much:
- The amount of the Family Grant amount you are eligible for currently, minus the Singles Grant amount you had previously received
Income ceiling:
The combined income of the household must not be more than S$14,000 a month, based on the average income for the past 12 months*.
You can qualify for the Top-Up Grant if you meet the following criteria:
- You have previously received a Singles Grant to buy a resale flat or bought a 2-room BTO flat under the Single Singapore Citizen Scheme, Joint Singles Scheme, or with family members or non-resident spouse
Here are HDB’s full terms and conditions for the Top-Up Grant.
Citizen Top-Up Grant
For Singapore citizen/ Singapore Permanent Resident (SC/SPR) households with a household member obtaining Singapore citizenship status, they are eligible for a Citizen Top-Up Grant of S$10,000.
This household member can either be:
- The SPR spouse originally listed in the flat application gets Singapore citizenship
- An SC child who is born to the SC applicant/owner and spouse listed in the flat application
- The SPR parent/child/sibling listed in the flat application gets Singapore citizenship
There are no maximum household income restrictions, although you’ll need to submit your application within six months of getting your Singapore citizenship.
For second-timer applicants
Yes, there are grants for you too.
Step-Up CPF Housing Grant
How much:
- S$15,000 grant based on your current and future flat types.
Income ceiling:
The combined income of the household must not be more than S$7,000 a month, based on the average income for the past 12 months, calculated up to two months before the HFE letter application.
For who?
- Only those currently living in a public rental flat OR a 2-room subsidised flat in a non-mature estate are eligible
Here are the full terms and conditions.
Family Grant (for first-timer/ second-timer)
How much:
- S$40,000 if buying a 2- to 4-room HDB resale flat
- S$25,000 if buying a 5-room or larger HDB resale flat
Income ceiling:
The combined income of the household must not be more than S$14,000 a month, based on the average income for the past 12 months, calculated up to two months before the HFE letter application.
For who?
- For couples where one spouse/fiancé/fiancee is a second-timer
Previously called the Half-Housing Grant, the amount for this grant is basically half the amount of the Family Grant for first-timers. It’s reserved for first-time applicants whose spouse/fiancé/fiancee has previously received a housing subsidy.
Like the Family Grant, the average monthly income should not exceed S$14,000 or, for those applying to live with extended families, S$21,000.
Here are the full terms and conditions.
The maximum amount of HDB resale grants you can get is S$190,000.
With the three main grants — Family Grant, EHG and PHG — available for resale flats, you may be eligible to receive a total of S$190,000. Pretty impressive, huh?
In comparison, the typical BTO applicants will be eligible for a total maximum of S$80,000 in grants, as they may only be eligible for the EHG. BTO applicants do not qualify for the Family Grant or the Proximity Housing Grant.
And if you are wondering why the large gap, it is because resale flats are generally sold at market value. On the other hand, BTO flats are sold by HDB at a discounted amount. The discount is mainly due to the additional waiting time involved for a BTO flat to be built.
For certain locations and towns, if you factor in the higher HDB grants available for a resale flat, the cost of buying an HDB resale flat can be even lower than a BTO flat.
(Of course, the catch is that the cheaper HDB resale flat may have a lower remaining lease, whereas a BTO flat comes with a fresh 99-year lease.)
How do HDB resale grants work?
How to apply for HDB resale grants?
You’ll need to apply for the HFE letter before the owner issues you an option to purchase (OTP) a resale flat.
Based on certain criteria such as income, HDB will determine your eligibility to
- Buy an HDB flat (BTO or resale)
- Receive grants you qualify for and the respective grant amounts
- Get an HDB housing loan and the loan amount
One thing to note is that the income assessment period is 12 months, calculated up to two months before the HFE letter application. This may affect your eligibility to get certain grants that have an income ceiling.
Moreover, the HFE letter will be processed within 21 working days. So you may want to apply for the HFE letter before starting your home-hunting journey to get a better picture of how much you can afford.
After you’ve received the HFE letter, you can proceed with searching for your dream home.
For a quicker look at how much you can afford, use 99.co’s affordability calculator!
Once you and the sellers have agreed on the asking price, and have exercised the OTP, you will then need to submit a resale application via the HDB Resale Portal (your agent may assist you on this).
On your resale application, you’ll be asked to specify which housing grants you are applying for.
How will you get the HDB resale grants?
Once approved, the housing grants are disbursed to your CPF Ordinary Account (CPF OA) to pay for your HDB resale flat upfront. The grant amount is first used to cover any outstanding downpayment of the flat, before being used to reduce the amount you need to loan.
Find out which suits you better: HDB loan or bank loan.
But here’s the catch. When you eventually sell the flat you received these grants for, you will need to return them, as well as a 2.5% per annum interest for every year you’ve had your flat, back to your CPF OA. The good news is that you can use it for your next home purchase.
To find out more about accrued interest, read this article: How the CPF accrued interest can affect your property sale proceeds.
Next step, find your ideal HDB resale flat
Now that you’re all caught up with HDB resale grants, it’s time to start looking for a home. Property portal 99.co has a number of search filters to help you with your search:
- Travel Time lets you narrow down listings by travel time. If you hate commuting or want to find the sweet spot in between up to five locations, use this to find your ideal resale flat.
- Radius Filter lets you search for listings within 4km of an address. This is helpful if you want to qualify for the Proximity Housing Grant (PHG).
- School Filter lets you see listings within 1km of any primary school in Singapore.
- Remote Viewing lets you see listings that are available for online viewings. This allows to you get a feel of the respective flats, before coming down for a physical viewing. A time-saver, if you ask us!

Have a question on HDB resale grants? Ask us in the comments below!
If you found this article useful, 99.co recommends How much do you need to earn to buy an HDB resale flat? and COV Singapore — What is Cash Over Valuation (COV) of a resale HDB flat?
Frequently asked questions
Depending on your eligibility, there are a few main grants available: the CPF Housing Grant, Enhanced CPF Housing Grant and Proximity Housing Grant. Other grants include Top-Up Grant and Step-Up Grant.
If you’re buying an HDB resale flat as a couple/family, you can receive up to S$190,000 with the three main grants — Family Grant, EHG and PHG.
Housing grants are disbursed to your CPF Ordinary Account (CPF OA) to pay for your HDB resale flat upfront. The grant amount is first used to cover any outstanding downpayment of the flat, before being used to reduce the amount you need to loan.
Sorry, if you sell the flat you received these grants for, you’ll need to return them, as well as a 2.5% per annum interest for every year you’ve had your flat, back to your CPF OA. The good news is that you can use it for your next home purchase.
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Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
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My daughter is 25 this year can she buy a resale flat n me as a second owner…we actually staying in one room rental flat n asking for transfer for 2 rooms rented flat…as advice the hdb branch officer ask my daughter to buy a flat coz its not worth of renting coz the renting will be higher as my daughter pay is about $2500…so the hdb branch officer ask my daughter reconsider to buy a house…my daughter ever went to hdb n my daughter couldnt get any grant coz i ever bought a house n ever use grant before…can you pls help can my daughter buy a house n can she get any grant…my daughter n i ever go to hdb n the officer say my daughter can buy house only if my name under occupier pls advice if my daughtet can get the grant n buy house with her age now …thk u
Hi Rozita, thanks for your query. As a single, your daughter can only buy a HDB flat when she turns 35. If you’re just listed as an occupier, she will still. However, if you’re currently living in a one-room rental flat, you may be eligible for the Step-up grant of $15,000. Also, depending on what grants you have taken before, you + your daughter may be eligible for the EHG (Singles), and also the Proximity Housing Grant of up to $30,000. You can get more info from this article: Quick Guide to BTO and Resale HDB Grants for Couples [2020 Edition]
Hi I bought my resale 3rm HDB in 2013 at the time both of us PR. I converted to singapore citizen on 2018. Is it consider first time application for my situation now? My pay is ard $3500 and my wife not working. May i know how much grant I can get?
Hi Kok Weng, you are considered a first timer as long as you didn’t take any grant from HDB for your resale flat. Otherwise, you’ll be a second timer. You may refer to this article for more information on possible grant amounts: Quick Guide to BTO and Resale HDB Grants for Couples [2020 Edition]
Regarding the grant amount deposited into our OA, it’ll be used to offset the down-payment, that’s clear. However, what if you’re taking a bank loan and your EXISTING OA balance already covers the 20% requirement, does that mean the purpose of the grant is simply to reduce the amount taken off your OA (hence, you can compound a greater OA balance) and it ultimately has no difference towards your loan amount and mortgage?
For example (Bank loan)
Prop price: 100000
Downpayment: 25000
OA balance before grant: 25000
Downpayment by cash: 5000
Downpayment by CPF: 20000
Loan amount: 75000
Grant amount: 20000
In this case, the loan amount is still the same as without grant, right? The only diff is my OA won’t start from zero.
Kinda confused, so thanks in advance.
Hi Dave, yes, you are right. The existing CPF-OA amount will remain untouched if the cash + grant amount covers the downpayment fully and your bank loan is in place. You may also choose not to apply for the grant.
How can my brother purchase a flat ? He’s divorced and single now. No dependents. Is he entitled to purchase a balance flats from the 2 bedroom flexi flats?
Hi there,
I’m a Singaporean and my wife is a foreigner holding an LTVP.
We just had our first child a few weeks ago.
Under what scheme will we fall under? Foreign spouse scheme?
If so how much grants can I receive.
Hi I am divorced and in my 2nd marriage.
Bought 1st HDB resale with 1st timer grant. 2nd HDB bought from open market. Divorced and gave away entirely unit to my ex- wife. Remarried and current with is PRC and on Long Term Visit Pass . What grant can i take up if i were to buy from open market. If i apply for BTO, will HDB waive the levy as I am no more interest in the earlier property and did not profit and in fact given away my entire OA.
I am a male, divorced about 6 years ago, age 47, may I know what Grant’s is applicable to me when I buy a resale flat? I am not allowed to buy flat directly from HDB? Can I use my CPF to service my bank loan? And can I take a loan from HDB? The above are some of the queries that I have, need advice…thks.
Hi there, wanted to clarify as my spouse is currently a LTVP holder, am i still eligible to buy a resale flat? (understand that i am not eligible for a BTO flat). Would also hope you can answer some of my queries below :
1. Currently i have a joint ownership with my father in my current flat, if i remove my ownership form the current flat, am i eligible to purchase a resale flat?
2. If i am eligible, which type of grant can i take? Current flat i did not take any grant fyi.
3. Also, what is the payment procedures like when purchasing a resale flat?
Hello, does all 3 applies if my spouse is a non SC?
EHG, Family grant and PHG, if i stay near my parents. Appreciate the reply. Thanks!!
My parents just divorced. I am 27 year old and planning to buy a 3 room resale flat with my mother. Am I able to buy a resale flat together with my mum as I am less than 35 year old? Also if I am able to do that, what are the grants we are eligible for if my mother have not taken any grants before. Thanks in advance!
Can I get these grants for a Executive Apartment as well?
Good article! We are linking to this great article on our site. Keep up the good writing.
Currently I am applying for HDB resale hse. My property agent didn’t know of the 6 mth rule of the self employ and do a submission of the application in 22 October 2020. Thus HDB rejected my single grant of 25000 as they wanted april to Sept 2020 income which 8k but my may to October 2020 is 6k. In this situation, what shall I do?
Hi, I and my ex-wife bought 4rm resale flat many years ago as PR in joint tenancy. Now we are divorced. She agreed to transfer the flat to me, and refund her CPF and accrued interests about $30k. I am above 35 years old and now converted to Singaporean. Can I apply for the HDB single grands and enhanced grant to pay for the $30k CPF refund to my ex-wife? Thanks.
We are family of four of which myself ,my wife and my youngest son are all SPR except for my oldest son is now an SC. We’ve been SPR since 2006. May I enquire where we can fit-in to apply for a resale flat. Is there a waiting period for HDB approval,. We can only use our CPF for this purpose.
Thank you
Hi.as am singaporean,are we entitle for 2nd time for hdb housing loans…?
We had bought am 2nd hand EC,about 8years old.still not yet privatise yet.that loans is from ocbc. in singapore,buying am EC, is consider,am private apt/condo. Are thay no different derive from minimun stay of 5 years.them allow to sell to singaporean/pr.but not to foreigner,unlike private condo.can sell anytime to foreigner.i buy am EC, is till not privatise.still under the hdb guideline.not privatise guideline…wat is that going to do with 2nd timer entitle hdb housing loans .and those who ever buy amEC,that took bank loans .instead of hdb loans.am i believe many singaporeans is facing this issue….where is local born singaporean given any choice of priviledge.for hdb loans.is for all singsporean/pr. Must be entitle for hdb loans,this is national democratics by our’s belove ,LKY. Thanks.