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| Starts | 23 Jul 2025 (Wed) | Ends | 30 Jul 2025 (Wed) |
|---|---|---|---|
| Location | Not Specified |
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2,171 BTO flats with waiting times of 3 years or less on offer in Bukit Panjang, Clementi, and Sembawang, 1,733 SBF flats on offer are completed flats
HDB launched 10,209 flats for sale today, under the July 2025 Build-To-Order (BTO) and Sale of Balance Flats (SBF) exercises. This includes:
- 5,547 BTO flats offered across 8 projects in Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, and Woodlands; and
- 4,662 SBF units, located islandwide[1], which are offered for sale under the concurrent SBF exercise.
In this BTO sales exercise, 7 out of 10 BTO flats have waiting times of 4 years or less. This includes 1,396 Shorter Waiting Time (SWT) flats at Bangkit Breeze and Clementi Emerald, with waiting times of less than 3 years. Another 775 flats at Sembawang Beacon, the first BTO project to be launched in the new Sembawang North neighbourhood, will have a waiting time of 3 years. Flat buyers who are looking to move into their homes sooner can also consider applying under the SBF exercise, where 1,733 units or more than one-third of the SBF flats are already completed.
- Flat Supply and Applications Received for the Build-To-Order Exercise
- Flat Supply and Applications Received for the Sale of Balance Flats Exercise
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- Wide Selection of Affordable Flats for Different Budgets and Needs
- Housing Options for Different Household Incomes
- Subsidy Recovery Upon Resale for Prime Flats
- Supporting Singaporeans’ Housing Aspirations
- Second Sale of Balance Flats Exercise in 2025
- Advice for Flat Buyers
- Applications Open from 23 to 30 July 2025
- Next BTO Exercise in October 2025
Wide Selection of Affordable Flats for Different Budgets and Needs
A wide selection of flat types, ranging from 2-room Flexi to 3Gen flats, is available to cater to the diverse housing needs and budgets of Singaporeans. There are 4 Standard projects offered in Bukit Panjang, Sembawang, Tampines, and Woodlands. The remaining 4 projects are Prime projects in Bukit Merah, Clementi, and Toa Payoh.
| Classification | Project | Town |
|---|---|---|
| Standard Projects | Bangkit Breeze | Bukit Panjang |
| Sembawang Beacon | Sembawang | |
| Simei Symphony | Tampines | |
| Woodlands North Grove | Woodlands | |
| Prime Projects | Alexandra Peaks | Bukit Merah |
| Alexandra Vista | ||
| Clementi Emerald | Clementi | |
| Toa Payoh Ascent | Toa Payoh |
To ensure affordability, all new flats are priced with significant market discounts. On top of the market discounts, Prime flats which command higher market values given their more favourable locational attributes, receive additional subsidies to ensure that they remain affordable, accessible, and inclusive to Singaporeans across a wider range of income levels. Hence, the selling prices for these new flats are substantially lower than the transacted prices of comparable resale flats. Correspondingly, Prime flats come with additional restrictions, including subsidy recovery upon first resale.
Eligible first-timer (FT) families can also benefit from the Enhanced CPF Housing Grant (EHG) of up to $120,000. With the EHG, homebuyers can purchase a 3-room Standard flat starting from $162,000, or a 4-room Standard flat starting from $248,000. See Table 1 for the starting prices of the BTO flats before and after grants. More details on the BTO flat prices and nearby resale transactions can be found in Annex A.
Table 1: Flat Prices in July 2025 BTO Exercise
| Town | Project | Flat Type | Selling Price (Excluding Grants) | Selling Price (Including Grants ^) | Transacted Prices of Resale Flats Nearby # |
|---|---|---|---|---|---|
| Standard Projects | |||||
| Bukit Panjang | Bangkit Breeze~ | 2-room Flexi | From $149,000 | From $29,000 | – |
| 3-room | From $289,000 | From $184,000 | $480,000 – $513,000 | ||
| 4-room | From $362,000 | From $282,000 | $585,000 – $639,800 | ||
| 5-room | From $518,000 | From $463,000 | $685,000 – $745,888 | ||
| Sembawang | Sembawang Beacon | 2-room Flexi | From $148,000 | From $28,000 | $338,000 – $395,000 |
| 3-room | From $267,000 | From $162,000 | $510,000 – $548,888 | ||
| 4-room | From $328,000 | From $248,000 | $570,000 – $690,000 | ||
| 5-room | From $487,000 | From $432,000 | $745,000 – $830,000 | ||
| 3Gen | From $497,000 | From $442,000 | – | ||
| Tampines | Simei Symphony | 2-room Flexi | From $193,000 | From $73,000 | – |
| 4-room | From $529,000 | From $449,000 | $648,000 – $715,000 | ||
| 5-room | From $658,000 | From $603,000 | $712,000 – $888,000 | ||
| Woodlands | Woodlands North Grove | 2-room Flexi | From $160,000 | From $40,000 | $370,000 – $400,000 |
| 3-room | From $305,000 | From $200,000 | $520,000 – $540,000 | ||
| 4-room | From $388,000 | From $308,000 | $660,000 – $720,000 | ||
| 5-room | From $517,000 | From $462,000 | $755,888 – $825,000 | ||
| Prime Projects | |||||
| Bukit Merah | Alexandra Peaks Alexandra Vista | 2-room Flexi | From $205,000 | From $85,000 | – |
| 3-room | From $403,000 | From $313,000 | $628,000 – $838,000 | ||
| 4-room | From $547,000 | From $492,000 | $970,000 – $1,155,000 | ||
| Clementi | Clementi Emerald~ | 2-room Flexi | From $214,000 | From $94,000 | – |
| 3-room | From $388,000 | From $298,000 | $775,000 – $840,000 | ||
| 4-room | From $562,000 | From $507,000 | $963,000 – $1,130,888 | ||
| Toa Payoh | Toa Payoh Ascent | 2-room Flexi | From $212,000 | From $92,000 | – |
| 3-room | From $406,000 | From $316,000 | $780,000 – $830,000 | ||
| 4-room | From $583,000 | From $528,000 | $1,070,000 – $1,170,000 | ||
Note: Selling prices are rounded up to the nearest thousand dollars.
^ Unless otherwise stated, the starting prices of the flats are based on 99-year leases. For illustration purposes, the assumed EHG amounts are:
i) 2-room Flexi flat: $120,000
ii) 3-room flat: $105,000 (Standard project) and $90,000 (Prime project)
iii) 4-room flat: $80,000 (Standard project) and $55,000 (Prime project)
iv) 5-room/3Gen flat: $55,000 (Standard project)
The starting prices after grant amounts are illustrative. The actual grant amount received will depend on the household’s income and eligibility. Read more about EHG on the HDB InfoWEB.
~ Prices include the costs of floor finishes, internal doors and sanitary fittings.
# Details on the comparable resale flats can be found on the HDB Flat Portal. The differences in attributes between the comparable resale flats and the BTO flats should be taken into account when making a comparison.
Housing Options for Different Household Incomes
Interested flat applicants will be able to choose from a wide selection of flats to suit their budgets and preferences. For example, based on typical selling prices:
- Eligible FT families with a monthly household income of $4,000 can receive an EHG of $80,000. With this, they can purchase a 3-room flat in any of the Standard projects, or a 4-room Standard flat in Sembawang Beacon, using their CPF contributions to service their monthly mortgage payments, with little or no cash payment.
- Eligible FT families with a monthly household income of $7,000 can receive an EHG of $30,000. They can purchase a 3-room Standard or Prime flat in any of the projects, a 4-room Standard flat in Bangkit Breeze, Sembawang Beacon and Woodlands North Grove, or a 5-room Standard flat in Bangkit Breeze and Sembawang Beacon, using their CPF contributions to service their monthly mortgage payments, with little or no cash payment.
- Eligible FT families with a monthly household income of $9,000 can receive an EHG of $5,000. They can purchase a 3-room or a 4-room Standard or Prime flat in any of the projects, or a 5-room Standard flat in Bangkit Breeze, Sembawang Beacon and Woodlands North Grove using their CPF contributions to service their monthly mortgage payments, with little or no cash payment.
Subsidy Recovery Upon Resale for Prime Flats
To maintain fairness across all BTO flat owners, Prime flat owners are subject to a subsidy recovery upon resale and they will be required to pay HDB a percentage of the resale or valuation price (whichever is higher) of the flat upon selling it, after meeting the 10-year Minimum Occupation Period (MOP).
For this sales exercise, HDB will increase the additional subsidies for the Prime flats at Alexandra Peaks, Alexandra Vista, Toa Payoh Ascent and Clementi Emerald to keep the flats affordable for more Singaporeans. The subsidy recovery rates will be 11% for Alexandra Peaks, Alexandra Vista and Toa Payoh Ascent, and 12% for Clementi Emerald. They are commensurate with the extent of the additional subsidies provided for the respective projects.
Supporting Singaporeans’ Housing Aspirations
To help more Singaporeans fulfil their home ownership aspirations, prospective home buyers can look forward to the following changes from the July sales exercises:
- The new Family Care Scheme (Proximity) will provide priority access to parents and their children, married or single, when they are applying for a new flat to live with or near each other.
- The allocation quota for second-timer (ST) families buying 3-room and bigger BTO flats will be increased by 5% points to support their upgrading aspirations and right-sizing plans.
- The Deferred Income Assessment (DIA) scheme for young couples will be expanded such that only one of the two parties needs to be a recent or current full-time student or National Serviceman. Previously, both parties needed to meet this requirement.
- The Fresh Start Housing Grant will be increased to $75,000 (up from $50,000) to support eligible second-timer families to buy a new 2-room Flexi or 3-room Standard BTO or SBF flat on a shorter lease.
Second Sale of Balance Flats Exercise in 2025
In addition to the BTO flats, HDB will offer 4,662 balance flats across various locations in a concurrent SBF sales exercise, providing greater options for home buyers. This is more than the 3,000 SBF units initially committed. Together with the 5,590 SBF flats launched in February 2025, this brings the total SBF supply this year to more than 10,200 flats – the largest annual supply of SBF flats since 2016. This reflects HDB’s continued efforts to meet the strong housing demand and support buyers with more urgent housing needs.
Like BTO flats, the SBF flats are heavily subsidised and priced considerably lower than comparable resale flats. The starting prices before and after the EHG are set out in Table 2.
Table 2: Starting Flat Prices of July 2025 SBF Exercise
| Flat Type | Selling Prices | |
|---|---|---|
| Before EHG | After EHG ^ | |
| Community Care Apartment (CCA) # (30-year Lease) | From $81,000 | From $5,000 * |
| 2-room Flexi (99-year / Remaining Lease) | From $111,000 | From $6,000 * |
| 3-room | From $163,000 | From $58,000 |
| 4-room | From $224,000 | From $144,000 |
| 5-room | From $351,000 | From $296,000 |
| 3Gen | From $524,000 | From $469,000 |
| Executive | From $645,000 | From $645,000 |
Note:
– Selling prices are rounded up to the nearest thousand dollars. To check the remaining lease of each block, please refer to HDB Flat Portal.
^ Unless otherwise stated, the starting prices of the flats are based on 99-year leases / remaining leases. For illustration purposes, the assumed EHG amounts are:
i) CCA/2-room Flexi flat: $120,000
ii) 3-room flat: $105,000
iii) 4-room flat: $80,000
iv) 5-room/3Gen flat: $55,000
The starting prices after grant amounts are illustrative. The actual grant amount received will depend on the household’s income and eligibility. Read more about EHG on the HDB InfoWEB.
# CCA prices include costs of pre-installed senior friendly fittings and features, and do not include the costs of the mandatory Basic Service Package and optional services.
* Buyers need to pay 5% of the published price using their CPF and/or cash savings when their EHG amount exceeds 95% of the published price.
12 Under the new flat classification framework, eligible FT singles can apply for new 2-room Flexi flats islandwide across all projects, i.e. any Standard, Plus or Prime flats. The new flat classification framework will not apply to the SBF units that are re-offered for this SBF sales exercise, as these flats were first launched before the October 2024 BTO sales exercise when the new flat classification was implemented. However, eligible FT singles can still apply for any of the 2-room Flexi SBF flats islandwide in this SBF sales exercise.
Advice for Flat Buyers
Applicants who wish to participate in the July 2025 BTO and SBF exercises must have a valid HDB Flat Eligibility (HFE) letter[2] when they submit their flat application. HDB had earlier announced that potential flat applicants should apply for an HFE letter and submit all required documents by 15 May 2025, to ensure that they can obtain their HFE letters on time to participate in the July 2025 sales exercises.
While HDB continues to process HFE letter applications, priority will be given to those who submitted all required documents by 15 May 2025. As earlier announced in May 2025, the HFE letter application e-Service will be temporarily unavailable from 23 to 30 Jul 2025, to enable HDB to prioritise their resources to support the sales exercises during this short but intense 8-day application period. Flat buyers with a valid HFE letter, or those who have already submitted an HFE letter application will not be affected. The HFE letter application e-Service will resume after 30 July 2025. More information on the HFE letter is available on the HDB InfoWEB.
Applicants are encouraged to plan their finances carefully and select a suitable flat based on their budget and needs. Flat buyers should also take into consideration the revised Loan-to-Value (LTV) limit for HDB housing loans, which has been lowered from 80% to 75% since the October 2024 sales exercise.
Flat applicants may apply for 1 flat type in 1 town during the 8-day application period under either the BTO or SBF exercise, but not both. Applicants who wish to improve their chances of securing a flat are encouraged to apply for Standard BTO projects, where at least 90% of the 4-room and bigger flats are set aside for FT families and to monitor the flat application rates of the different HDB projects over the sales launch period, with the view of applying to projects with lower application rates, e.g. application rate of 1 or below. Information on application rates of projects is available on the HDB Flat Portal, and this is updated several times a day throughout the 8-day application window.
Applications Open from 23 to 30 July 2025
Flat applications can be made online via HDB Flat Portal from today (23 July 2025) to 30 July 2025. There is no need to visit HDB Hub to get the information or make an application. HDB will shortlist applicants using a computer ballot, and not on a first-come-first-served basis. Hence, applicants do not need to rush to submit applications within the first few hours or even the first few days of the application period and can submit their applications any time during the 8-day launch period. More details on the application procedures can be found in Annex B.
All the information on the flats offered is available on the HDB Flat Portal or through scanning the QR code below.
- First-time visitors: You will be directed to a transition page to verify the go.gov.sg URL. Upon verification, you will be directed to a link which contains gov.sg
- Repeat visitors : You will be directed straight to a link which contains gov.sg
Applicants without Internet access may seek support from their family members. Those who need further assistance, such as seniors without family support, may call the HDB Sales/ Resale Customer Service Line at 1800 – 866 3066.
Next BTO Exercise in October 2025
In the next BTO exercise to be held in October 2025, HDB will launch about 9,100 flats across 8 towns located islandwide, in Ang Mo Kio, Bedok, Bishan, Bukit Merah, Jurong East, Sengkang, Toa Payoh, and Yishun. Seniors can also look forward to a fifth Community Care Apartment (CCA) project, which will be offered in Sengkang. Interested flat buyers must have a valid HFE letter. HDB encourages all flat buyers to apply for an HFE letter early and submit all required documents by 15 September 2025, if they wish to participate in the October 2025 sales exercise. More details on the projects including their classification categories will be shared during the October 2025 sales exercise.
HDB will continue to monitor the housing demand closely, making adjustments where necessary. With the planned offer of about 19,600 BTO flats in 2025, HDB will launch about 102,300 BTO flats from 2021 to 2025.
[1] The new flat classification framework will not apply to existing HDB flats and non-Prime Location Public Housing flats launched before the October 2024 BTO exercise, when these units are re-offered for sale in SBF exercises.
[2] The HFE letter will inform flat buyers upfront of their eligibility for a new or resale flat purchase, CPF housing grants, and HDB housing loan, including the respective grant and loan amounts.
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