CPF Housing Grants in 2026: What You Can Get
Singapore’s CPF housing grants can offset a significant portion of your home purchase — up to S$230,000 for eligible couples buying an HDB resale flat. Whether you are a first-timer or a second-timer, these grants can shave tens of thousands of dollars off your effective purchase price.
In this guide, we break down every grant available in 2026, show you how to stack them, and walk through two worked examples so you can see the real dollar impact. Use our Affordability Calculator alongside this guide to see how grants change your purchasing power.
Enhanced CPF Housing Grant (EHG)
The EHG is the largest single grant, designed to help lower- and middle-income first-time buyers. It applies to both BTO and resale HDB flats.
| Buyer Profile | Max Grant | Income Ceiling |
|---|---|---|
| Couples / Families (first-timer) | S$120,000 | S$9,000/month avg |
| Singles (first-timer, 35+) | S$60,000 | S$9,000/month avg |
| Mixed couples (one first-timer, one second-timer) | Up to S$120,000 | S$4,500/month avg |
The grant amount scales with income — lower income means a higher grant. The income is calculated as the average monthly household income over the preceding 12 months, including bonuses, overtime, and allowances. This is a critical detail: it is not your current month’s salary but the trailing 12-month average that determines your eligibility and grant quantum.
CPF Housing Grant (for Resale)
This grant is specifically for HDB resale flat purchases. It does not apply to BTO flats.
| Buyer Profile | Max Grant |
|---|---|
| Families (first-timer) | S$80,000 |
| Families (second-timer) | S$40,000 |
| Singles (first-timer, 35+) | S$40,000 |
First-timer families get the highest amount at S$80,000. If you are a second-timer (i.e., you previously owned a subsidised flat), you can still receive S$40,000 — a fact many people overlook. Singles aged 35 and above buying under the Single Singapore Citizen scheme qualify for S$40,000.
Proximity Housing Grant (PHG)
The PHG encourages families to live near their parents or children. The best part: there is no income ceiling for this grant, making it available to all eligible buyers regardless of how much you earn.
| Living Arrangement | Grant Amount |
|---|---|
| Within 4 km of parents/child | S$20,000 |
| Living with parents/child (same flat) | S$30,000 |
You cannot have received the PHG previously. Both new and resale HDB flats qualify. The 4 km distance is measured as a straight line between postal codes, not driving distance. You can check the distance on OneMap before committing.
Step-Up CPF Housing Grant
The Step-Up Grant is designed for second-timer families buying a smaller resale flat in a non-mature estate, recognising that some families need to right-size their housing.
| Criteria | Details |
|---|---|
| Grant amount | S$15,000 |
| Income ceiling | S$7,000/month average |
| Flat type | 4-room or smaller resale HDB |
| Location | Non-mature estate only |
| Buyer status | Second-timer families |
This grant is stackable with the CPF Housing Grant (second-timer, S$40,000) and the PHG (up to S$30,000), giving second-timer families a potential total of S$85,000 in grants. It is not stackable with the EHG, since the EHG requires first-timer status.
Maximum Grant Stack: S$230,000
For a first-timer couple buying an HDB resale flat near parents, the maximum possible grant stack in 2026 is:
| Grant | Amount |
|---|---|
| Enhanced CPF Housing Grant (EHG) | S$120,000 |
| CPF Housing Grant (Resale) | S$80,000 |
| Proximity Housing Grant (living with parents) | S$30,000 |
| Total | S$230,000 |
Grant Eligibility Quick-Check
Use this table to quickly identify which grants you may qualify for based on your citizenship, buyer status, and property type:
| Buyer Profile | Property Type | EHG | CHG (Resale) | PHG | Step-Up |
|---|---|---|---|---|---|
| SC + SC couple, first-timer | BTO | Up to S$120K | No | Up to S$30K | No |
| SC + SC couple, first-timer | Resale | Up to S$120K | S$80K | Up to S$30K | No |
| SC + PR couple, first-timer | Resale | Up to S$120K | S$80K | Up to S$30K | No |
| SC + SC couple, second-timer | Resale | No | S$40K | Up to S$30K | S$15K* |
| Single SC (35+), first-timer | Resale | Up to S$60K | S$40K | Up to S$30K | No |
| SC + SC couple, first-timer | EC (BTO) | Up to S$120K | No | No | No |
| Both PR couple | Any HDB | No | No | No | No |
*Step-Up grant requires income ≤ S$7,000/month, 4-room or smaller resale, non-mature estate only.
Worked Example 1: First-Timer Couple Near Parents
Meet Wei Jie (28) and Hui Ling (27). They are both Singapore Citizens, first-time buyers, with a combined average monthly income of S$7,000 over the past 12 months. They are looking at a 4-room resale flat in Tampines for S$520,000, and Hui Ling’s parents live two blocks away.
| Item | Amount |
|---|---|
| Purchase price | S$520,000 |
| Less: EHG (income S$7,000 → approx. grant) | −S$105,000 |
| Less: CPF Housing Grant (first-timer resale) | −S$80,000 |
| Less: PHG (within 4 km of parents) | −S$20,000 |
| Effective price after grants | S$315,000 |
With S$205,000 in grants, their effective price drops to S$315,000. Using an HDB concessionary loan at 2.6% over 25 years, their estimated monthly mortgage is approximately S$1,430. With a combined CPF OA balance of S$60,000 for the downpayment, they may not need any cash outlay at all — a 39% discount before they have even negotiated.
Try plugging these numbers into the Affordability Calculator to see how much flat you can afford with your own income and grant eligibility.
Worked Example 2: Second-Timer with Step-Up Grant
Consider Ah Kow (42) and Mei Ling (40), a married couple who previously owned a 5-room BTO flat which they sold after the MOP. They now want to downsize to a 3-room resale flat in Woodlands (non-mature estate) for S$350,000. Their combined average monthly income is S$6,500. Mei Ling’s elderly mother lives in Woodlands as well.
| Item | Amount |
|---|---|
| Purchase price | S$350,000 |
| Less: CPF Housing Grant (second-timer resale) | −S$40,000 |
| Less: Step-Up Grant (3-room, non-mature, income ≤ S$7K) | −S$15,000 |
| Less: PHG (within 4 km of parent) | −S$20,000 |
| Effective price after grants | S$275,000 |
Even as second-timers, they receive S$75,000 in grants — over 21% off. With proceeds from their previous flat sale, they may pay entirely from CPF with little to no mortgage. The Step-Up Grant is a powerful and often overlooked tool for right-sizing families.
Grants for Executive Condominiums (EC)
EC buyers can receive the EHG (up to S$120,000) during the BTO phase. However, the grant picture is more limited compared to HDB resale:
- Household income ceiling for EC eligibility is S$16,000/month, but the EHG itself uses the stricter S$9,000/month ceiling. So if your household earns between S$9,001 and S$16,000, you can buy an EC but will not receive the EHG.
- The CPF Housing Grant and PHG are not available for EC purchases.
- After the 5-year Minimum Occupation Period, the EC becomes fully private property — no further grant implications.
If you are considering the HDB-to-condo upgrade path, factor in that you will not be able to stack grants on an EC the way you can on a resale flat.
What Happens to Grants When You Sell
A common concern is whether you have to “return” your housing grants when you sell the flat. Here is how it works:
- After MOP (5 years): You do not need to return the grant. It is yours to keep. The grant amount stays in your CPF OA as part of your housing usage, but there is no clawback.
- Before MOP: If you sell within the Minimum Occupation Period (which requires HDB approval and is rare), the grant must be returned to your CPF OA with accrued interest at 2.5% per annum.
- Accrued interest on grants: Grants themselves do not attract accrued interest during the time you own and live in the flat. This is different from your own CPF OA withdrawals, which do accrue interest at 2.5% p.a. and must be refunded upon sale. Read more about this in our CPF for Property guide.
- Second property: If you later buy a second subsidised flat (e.g., after divorce or other qualifying change), your grant history may affect your eligibility for future grants.
Common Mistakes When Applying for Grants
Avoid these common errors and you could save yourself tens of thousands of dollars.
- Miscalculating the 12-month income average. Many buyers look only at base salary and forget HDB includes bonuses, commissions, overtime, and rental income. Pull your CPF contribution history and compute the average yourself before applying.
- Applying too early after a high-bonus month. If you received a large bonus in March, your 12-month average will be inflated until March rolls off. Waiting a few months could bring your average below S$9,000, unlocking a much larger EHG.
- Forgetting property ownership conditions. You must not own any other property — local or overseas — at the time of application. This includes investment properties, inherited property, and land. Dispose of them first.
- Not claiming the Proximity Housing Grant. The PHG has no income ceiling and is worth S$20,000–S$30,000, yet some buyers simply forget to apply for it. If your parents or married child live within 4 km, claim it.
Eligibility Checklist
Confirm you meet all of the following at the time of your flat application:
- Citizenship: At least one buyer must be a Singapore Citizen. SC + PR couples are eligible; both-PR couples are not.
- First-timer status: You must not have previously owned or disposed of a subsidised flat, or received a CPF housing grant. Second-timers qualify for reduced grant amounts.
- Lease requirement: The remaining lease of the resale flat must cover the youngest buyer to age 95 and be at least 20 years.
- Ownership: You must not own any other property (local or overseas) at the time of application.
- Income: Your average monthly household income over the past 12 months must be at or below the relevant grant’s ceiling (S$9,000 for EHG, S$7,000 for Step-Up).
- Occupation: You must physically occupy the flat after purchase. Renting out the entire flat within the MOP will void your grant eligibility.
How to Apply
- Check eligibility on the HDB Grants page. HDB provides an online eligibility tool where you can input your household details and get a preliminary assessment.
- Submit application via the HDB Flat Portal during your flat purchase application. For resale, the grant application is bundled into the resale application process. For BTO, grants are assessed automatically based on the information you provide.
- Grant disbursement happens at key collection (BTO) or completion (resale). The grant is credited directly to your CPF OA and then applied toward the flat purchase. You do not receive cash in hand.
Frequently Asked Questions
Can I get grants if I’m buying a private condo?
No. CPF housing grants are only for HDB flats (BTO and resale) and Executive Condominiums during the BTO phase. Private condo purchases do not qualify for any CPF housing grants. If you are planning a condo purchase, explore the CPF for Property guide to understand how to maximise your CPF OA usage instead.
Do CPF housing grants attract accrued interest?
No. Unlike your own CPF OA withdrawals (which accrue interest at 2.5% p.a. and must be refunded upon sale), housing grants do not accrue interest. You only need to return the grant if you sell within the Minimum Occupation Period or breach a condition.
Can PRs get housing grants?
PRs alone cannot. At least one applicant must be a Singapore Citizen. In a SC + PR couple, the couple can qualify for EHG, CPF Housing Grant, and PHG. However, a couple where both are PRs is not eligible for any CPF housing grants.
What if my income drops after I submit the application?
The grant quantum is assessed based on your 12-month average at the point of application. A subsequent drop will not retroactively increase your grant, and a subsequent rise will not reduce it. The snapshot is taken at application time.
Can I get grants for a second HDB flat?
Yes, at reduced amounts. Second-timers can get the CPF Housing Grant (S$40,000), PHG (up to S$30,000), and potentially the Step-Up Grant (S$15,000 if buying 4-room or smaller resale in a non-mature estate, income ≤ S$7,000). The EHG is not available to second-timers.
Do grants count toward my CPF withdrawal limit?
No. The CPF Withdrawal Limit applies to your own CPF OA funds. Housing grants are credited to your CPF OA but applied separately and do not reduce your available withdrawal limit.
What if my income exceeds S$9,000 now but was below earlier?
EHG uses your average monthly income over the past 12 months. If the 12-month average is at or below S$9,000, you qualify even if recent months are higher. Strategic timing — applying before a promotion takes full effect — can make a material difference.
Can I apply for the PHG if I live near my in-laws (not my own parents)?
Yes. The PHG covers proximity to your parents, your spouse’s parents, or your married child. In-laws count. The flat you are purchasing must be within 4 km of (or the same flat as) the qualifying family member’s home.