Complete Guide to HDB Resale Grants in 2026
Quick Answer
- First-timer families buying an HDB resale flat can receive up to S$230,000 across three CPF housing grants: the CPF Housing Grant for Resale Flats, the Enhanced CPF Housing Grant (EHG), and the Proximity Housing Grant (PHG).
- First-timer singles buying alone can receive up to S$115,000 in combined grants.
- The CPF Housing Grant for Resale Flats gives Singapore Citizen (SC) couples up to S$80,000 (2- to 4-room flats) or S$50,000 (5-room or larger); SC-PR couples receive S$70,000 or S$40,000 respectively.
- EHG is income-tested: families earning S$1,500 or less a month can get up to S$120,000, sliding down to S$80,000 at S$3,501–S$4,000 household income, and phasing out above a S$9,000 household income ceiling.
- Grants are credited directly into your CPF Ordinary Account — no cash is disbursed to you.
- You must apply for a Housing and Financing Eligibility (HFE) letter before you can confirm which grants you qualify for.
Introduction
Grants are the single biggest lever HDB resale buyers have to reduce their out-of-pocket cost, yet most residents only discover the full grant stack — CPF Housing Grant, EHG and PHG — after they've already started house hunting, by which time they may have anchored on a flat outside their real budget. Because grant amounts depend on household income, citizenship combination, flat size and proximity to parents, two families looking at the same flat can qualify for very different total support. This guide breaks down every resale grant available in 2026, shows how they stack, and walks through a real worked example so you know your numbers before you make an offer.
What Grants Are Available for HDB Resale Flats
There are three main CPF housing grants for first-timer resale buyers in 2026.
1. CPF Housing Grant for Resale Flats (Families and Singles)
This is the base grant for first-timer buyers purchasing a resale flat on the open market.
| Household Structure | 2- to 4-room resale flat | 5-room or larger resale flat |
|---|---|---|
| SC + SC couple | S$80,000 | S$50,000 |
| SC + PR couple | S$70,000 | S$40,000 |
| Single SC (buying alone) | S$40,000 | S$25,000 |
| Single + Single (joint singles purchase) | S$50,000 | S$40,000 |
Household income ceiling: S$14,000 for couples/families, S$21,000 if buying with extended family members such as parents.
2. Enhanced CPF Housing Grant (EHG)
EHG is available to first-timer applicants buying either a new BTO flat or a resale flat, and is layered on top of the base CPF Housing Grant for resale purchases.
| Average Monthly Household Income | EHG for First-Timer Families |
|---|---|
| ≤ S$1,500 | S$120,000 |
| S$1,501 – S$2,000 | S$110,000 |
| S$2,001 – S$2,500 | S$105,000 |
| S$2,501 – S$3,000 | S$95,000 |
| S$3,001 – S$3,500 | S$90,000 |
| S$3,501 – S$4,000 | S$80,000 |
The EHG household income ceiling is S$9,000 for families with at least two first-timer applicants. If applying as a first-timer with a second-timer, the ceiling is halved to S$4,500.
For singles, EHG (Singles) offers up to S$60,000, subject to a S$4,500 monthly income ceiling (or S$9,000 if buying with another single or with parents on a resale flat). You must also be employed continuously for 12 months before your flat application and remain employed when applying.
3. Proximity Housing Grant (PHG)
PHG rewards buyers who live with or near their parents or married children.
| Household | Living with parents/child | Living within 4km of parents/child |
|---|---|---|
| Married couples/families | S$30,000 | S$20,000 |
| Single citizens | S$15,000 | S$10,000 |
How the Grants Stack: Maximum Totals
- First-timer families: CPF Housing Grant (up to S$80,000) + EHG (up to S$120,000) + PHG (up to S$30,000) = up to S$230,000.
- First-timer singles: CPF Housing Grant (up to S$40,000) + EHG Singles (up to S$60,000) + PHG Singles (up to S$15,000) = up to S$115,000.
These are ceiling figures — your actual amount depends entirely on your household income band, flat size, and proximity choice.
Worked Example: Young Couple Buying Their First Resale Flat
Profile: A newly married SC-SC couple, combined monthly household income of S$4,800, buying a 4-room resale flat, and choosing to live within 4km of the wife's parents.
- CPF Housing Grant for Resale Flats: 4-room flat, SC-SC couple → S$80,000.
- EHG: Household income of S$4,800 falls outside the table bands shown above (which cap out at S$4,000 for the highest listed tier), so the couple should check the full EHG income schedule up to the S$9,000 ceiling via their HFE letter — for illustration, assume a mid-range EHG amount applies given their income level.
- PHG: Living within 4km of parents → S$20,000.
Combined, this couple is looking at CPF Housing Grant (S$80,000) + PHG (S$20,000), plus an EHG amount determined by their income band, illustrating how even a middle-income couple can access well over S$100,000 in grants credited straight into their CPF Ordinary Account to offset the flat price and reduce their loan quantum.
BTO vs Resale Grants: Key Differences
| Factor | BTO Flat | Resale Flat |
|---|---|---|
| Grants available | EHG, Step-Up CPF Housing Grant | CPF Housing Grant for Resale Flats, EHG, PHG |
| Total grant ceiling (families) | Up to S$120,000 (EHG only) | Up to S$230,000 (all three grants) |
| Waiting time | Typically 3–5 years | Immediate to a few months |
| Price certainty | Fixed at launch | Subject to market and Cash-Over-Valuation (COV) |
| Location choice | Limited to launch sites | Full island choice |
Common Mistakes Residents Make
- Assuming grant ceilings apply to everyone: The advertised maximums (S$230,000 or S$115,000) only apply to the lowest income bands. Many households qualify for significantly less once their actual income is factored in.
- Not applying for an HFE letter first: Without an HFE assessment, you won't know your real grant eligibility or loan ceiling, and may end up making an offer you can't actually finance.
- Forgetting the income ceiling cliff-edge: Crossing from S$9,000 to S$9,001 in household income can disqualify you entirely from EHG — timing bonuses or salary increments around your application matters.
- Ignoring PHG's 4km definition: "Living near" parents is a specific 4km radius, not a subjective notion of "nearby" — always verify addresses before assuming eligibility.
- Not accounting for Cash-Over-Valuation (COV): Grants offset the flat price, but any COV must typically be paid in cash, not CPF, which can catch first-timers by surprise.
Frequently Asked Questions
Can I use both EHG and the CPF Housing Grant for Resale Flats together? Yes. First-timer families and singles can combine the CPF Housing Grant for Resale Flats, EHG, and PHG, subject to meeting each grant's individual eligibility criteria.
Do grants get paid to me in cash? No. All CPF housing grants are credited directly into the recipient's CPF Ordinary Account and used to offset the purchase price or reduce your housing loan — they are never disbursed as cash.
What happens if my household income is above S$9,000? You will not qualify for EHG, though you may still be eligible for the CPF Housing Grant for Resale Flats if your income is below its S$14,000 (or S$21,000) ceiling.
Is the PHG amount different if I live with my parents versus near them? Yes. Living with parents/child qualifies for a higher grant (S$30,000 for families) than living within 4km (S$20,000 for families).
Can second-timers get any resale grants? Second-timers have access to a more limited set of grants, such as the Step-Up CPF Housing Grant in specific circumstances, but are generally not eligible for the first-timer CPF Housing Grant, EHG, or PHG at the same levels as first-timers.
How do I find out exactly how much grant I qualify for? Apply for a Housing and Financing Eligibility (HFE) letter through HDB, which will assess your income, citizenship, and household structure to confirm your exact grant amounts.
Do singles get lower grants than families? Yes. Singles buying alone generally receive roughly half the grant amount of a family/couple applying jointly, reflecting the lower household size.
Key Takeaways
- Resale grants can total up to S$230,000 for families and S$115,000 for singles, but actual amounts depend heavily on household income.
- The three main grants — CPF Housing Grant for Resale Flats, EHG, and PHG — can be combined but each has its own income ceiling and eligibility rules.
- Always secure an HFE letter before house hunting so your grant expectations match reality.
- Grants are credited to CPF, not cash, and do not cover any Cash-Over-Valuation.
Sources
- Housing & Development Board (HDB) — CPF Housing Grants for Families Buying Resale Flats
- CPF Board — A Guide to the Enhanced CPF Housing Grant and Proximity Housing Grant
- Together for Better (gov.sg) — Young Adults housing grants overview
- PropertyGuru — HDB Resale Grants 2026 guide
- Ohmyhome — The Ultimate Guide to CPF Housing Grant in 2026
