Yishun Glade BTO Review: October 2025's Cheapest 2-Room Flexi and 4-Room, Small, Quick, Finishes Included

If you hold a Yishun Glade queue number and your household fits a 2-room Flexi or a 4-room, book it: no project in HDB's October 2025 BTO exercise sold either flat type for less, and Glade's prices already cover the flooring, internal doors and sanitary fittings. Applications closed on 22 October 2025 and HDB has published its final rates. As of September 2026, the live questions are whether to use a number when your turn comes, and where to go if the ballot did not reach you.

The case, point by point:

• Cheapest in the exercise, flat type for flat type. The 38 sqm 2-room Flexi from $132,000 was the lowest 99-year price in the exercise, and Glade's 4-room, at $343,000 to $415,000, had both the lowest start and the lowest top of any 4-room in it. Per square metre, Glade's three price lines ($3,921, $4,010 and $4,075 at the midpoint) were the three lowest for any 99-year flat in the exercise, so the low prices are not just small flats. Buyers aged 55 and above could take the 2-room Flexi on a 15-year lease from $46,000, if the lease covers every buyer and spouse to 95: below any other short lease in the exercise, Fernvale Plains' Community Care Apartments included.
• Quick by HDB's measure. HDB estimates 31 months from flat selection, the joint shortest in the exercise with Chencharu Grove, and inside its Shorter Waiting Time label (under 36 months). HDB has published no completion date.
• Standard rules. A 5-year minimum occupation period (MOP), no subsidy recovery when you sell, and whole-flat letting after the MOP if the owner is a Singapore Citizen and HDB approves.
• Every rate shared with Chencharu Grove. HDB printed one Yishun row per flat type. In it, first-timer families filed 1.8 applications per 4-room flat set aside for them, just under HDB's 1.9 median for the exercise, and first-timer singles 4.9 per 2-room Flexi, below the 7.4 median.

Our recommendation, household by household.

• A first-timer family with a 4-room number inside the supply: book, if Yishun suits you and your HFE letter covers the price. No 4-room in the exercise started or topped out lower, and a first-timer family that turns down its turn is placed in the second-timer category for a year (unless 10 or fewer flats are left).
• A single aged 35 or above with a 2-room Flexi number: book, and price the 48 sqm Type 2 before settling on the smallest unit: its cheapest flat costs $2,000 more than the dearest 38 sqm Type 1.
• A senior right-sizing: HDB's brochure puts facilities for you among the blocks: a senior care centre, an elderly fitness station and a therapeutic garden, and senior-friendly fittings under HDB's Optional Component Scheme (OCS) for short-lease buyers. Choose a lease that covers every buyer and spouse to at least age 95.
• A household that needs a 3-room or a 5-room: look elsewhere; Glade sells neither. HDB's preliminary November 2026 list has 1,580 Yishun flats, including both.
• A second-timer family with a number inside the supply: use it. Second-timer families filed 19.1 applications per 4-room flat set aside for them in the Yishun row shared with Chencharu Grove, the highest second-timer rate of any Standard 4-room row in the October 2025 exercise, and a second-timer who lets the turn pass cannot apply in any exercise for a year.

Yishun Glade does two things and does them cheaply: if a 2-room Flexi or a 4-room is the flat you need, no October 2025 project sold it for less.

From HDB's October 2025 launch release and its Annex A price list, the Yishun Glade sales brochure and HDB's final October 2025 application rates.

Glade was the smallest Standard project in the October 2025 exercise, and most of it is 2-room Flexi: 238 of the smaller type and 168 of the larger, against 163 4-room flats.

What the brochure describes. HDB says the project's name is "Inspired by the nearby Sungei Khatib Bongsu Mangrove" and "reflects the vision of a sun-dappled sanctuary where ecosystems thrive". At the centre will run a green spine with a children's playground, an elderly fitness station and a therapeutic garden, which HDB says are there "to encourage multi-generational activities". A second green space, near the preschool, will have another playground and an adult fitness station. Glade "will also have a senior care centre", and the roof of the multi-storey car park will carry a garden with a community gardening area. HDB says the project's facilities will be open to the public, and notes that residential blocks may be completed ahead of the precinct facilities, so some of these could follow the keys.

How residents will get about, per the brochure. Residents "will be served by bus services along Yishun Street 31 and Yishun Ring Road, and Yishun MRT Station on the North-South Line". The brochure gives no walking time, and we give none either. HDB's own advice on its site plan is to visit the place before booking.

A compact precinct that HDB drew for grandparents and toddlers alike: playgrounds beside an elderly fitness station, and a senior care centre among the blocks.

HDB's Annex A, October 2025, 99-year lease. Prices include floor finishes, internal doors and sanitary fittings, and exclude grants, the resale levy and any additional payments; each unit carries its own price within the range. The price per square metre is PropKaki arithmetic on the midpoint of each range, over the floor area including the air-con ledge.

The 4-room, against every project in the exercise. Every October 2025 project sold a 4-room, which makes it the cleanest comparison:

HDB's Annex A and final rates, October 2025, ordered by the start of the 4-room range. Prices at Yishun Glade, Fernvale Plains, Chencharu Grove and Ping Yi Court include floor finishes, internal doors and sanitary fittings; the other six projects' prices do not.

• The start is a near tie; the top is not. Glade's $343,000 was the exercise's lowest 4-room price, but only $1,000 below Fernvale Plains' $344,000, both with finishes. At the top of the range the gap opens: Glade's dearest 4-room was $415,000, against $439,000 at Chencharu Grove and $472,000 at Fernvale Plains.
• Like for like with Teban Heights. Teban Heights' 4-room, from $397,000, leaves the finishes out. Without them, Glade's 4-room costs $335,000 to $407,000, lower at both ends.
• The 2-room Flexi. From $132,000 for the 38 sqm Type 1, no other project's 2-room Flexi started lower, whether or not its price included finishes. Without them, Glade's Type 1 would start at $128,000.

What the finishes add here. HDB printed a second price list, without floor finishes, internal doors and sanitary fittings:

HDB's Annex A note; the last column is PropKaki arithmetic, low end against low end and high end against high end.

The brochure spells out the bundle. A 4-room comes with vinyl strip flooring in the bedrooms, floor tiles in the living and dining area, kitchen, service yard, bathrooms and household shelter, bedroom doors, folding bathroom doors, and a wash basin, shower set and WC. A 2-room Flexi has vinyl strip flooring across the living, dining and bedroom areas, a sliding bedroom partition and a folding bathroom door, and the same sanitary fittings. The specifications list no kitchen cabinets or wardrobes for the 99-year flats, so those remain your fit-out; our BTO renovation guide covers what that involves.

Set beside the resale flats HDB chose. HDB set each flat type against resale flats of its own choosing nearby:

HDB's Annex A; the gap is PropKaki arithmetic. HDB: "The differences in attributes between the resale comparables and the new flats should be taken into account when making a comparison."

The dearest Glade 4-room, at $415,000, still cost less than the lowest of HDB's 4-room comparables, $560,000. HDB chose those flats and their prices are their own; Glade has never been sold, and nothing here says what it would fetch. For the February and June 2026 BTO price lists that followed, see our BTO prices guide.

On a 99-year lease, Glade priced lowest in October 2025 at the start, at the top and per square metre, for both flat types it sold.

HDB's own after-grant prices. HDB's October 2025 release printed one after-grant row per town and classification. For Yishun's Standard projects, the row's 2-room Flexi and 4-room starting prices are Yishun Glade's own, because Glade's started lower than Chencharu Grove's; the row's 3-room and 5-room prices belong to Chencharu Grove, the only Yishun project that sold them:

HDB's launch release, October 2025: "The starting prices after grant amounts are illustrative. The actual grant amount received will depend on the household's income and eligibility."

The exercise-wide line in the same release, "a 4-room Standard flat starting from $263,000", is the same figure as this row: Glade's cheapest 4-room less an $80,000 EHG. The $12,000 2-room Flexi assumes the full $120,000 EHG, which goes only to first-timer families earning up to $1,500 a month.

Where HDB's income ladder put Glade. The release also listed what households could buy "with little or no cash payment", on typical selling prices, with CPF servicing the mortgage. For a family earning $4,000 a month (EHG $80,000), the only 4-room flats it named were "a 4-room Standard flat in Yishun Glade and Chencharu Grove". At $7,000 (EHG $30,000), it named a 4-room in any of the Standard projects.

Our figures, at four household incomes. On HDB's EHG bands, the cheapest flat of each type for a first-timer family:

HDB sets the EHG by the household's average gross monthly income across the 12 months before its HFE application, pays none above $9,000, and pays the full amount only if the lease covers the youngest buyer to 95. October 2025 applicants were assessed on the income ceilings then in force: $7,000 a month for a 99-year 2-room Flexi, and $14,000 for a 4-room ($21,000 for extended families). For HFE letters applied for from 24 August 2026 those ceilings are $8,000, $16,000 and $24,000.

The income an HDB loan needs at Glade's prices. HDB sizes its loan at a 3.0% interest floor over 25 years and caps the instalment at 30% of income. For the full 75% loan, before any grant:

PropKaki arithmetic on HDB's loan rules. Grants lower the price you finance, HDB's actual loan rate is below the 3.0% floor used to size the loan, and the loan you can actually take is the one in your HFE letter.

Glade's cheapest 4-room matches HDB's exercise-wide $263,000 only with an $80,000 grant: on HDB's bands, a family earning $7,000 a month pays $313,000 for the same flat.

HDB's application rate divides one household type's applications by the flats reserved for that type, and HDB publishes it per town and flat type. In October 2025 that meant a single Yishun row for each flat type Glade sold, covering Glade and Chencharu Grove together. None of the figures below is Glade's alone.

HDB's final October 2025 application rates, application window 15 to 22 October 2025. A dash means the group cannot apply or HDB printed no rate. HDB's medians across the October 2025 exercise: 1.9 for first-timer families and 15.9 for second-timer families (3-room and bigger), and 7.4 for first-timer singles (2-room Flexi).

Whose flats sit in each row. Glade's 238 smaller and 168 larger 2-room Flexi flats made up most of the 639 in the 2-room Flexi row. Its 163 4-room flats, the smallest 4-room batch of any project in the October 2025 exercise, were the minority of the 439 in the 4-room row, with Chencharu Grove supplying the rest. HDB's figures do not show how the applications divided between the two projects, so read each rate as Yishun's.

Where the Yishun rows stood in October 2025 (see our application rates guide):

• First-timer families, 4-room, 1.8 (shared): just under HDB's 1.9 median. Among the Standard projects, Ping Yi Court's 4-room row ran lower (1.7) and Teban Heights' (2.0) and Fernvale Plains' (2.5) higher; the exercise's lowest was Oak Ville @ AMK's Plus row, at 0.7.
• Second-timer families, 4-room, 19.1 (shared): above HDB's 15.9 median, and the highest second-timer family rate of any Standard 4-room row in the exercise. Second-timer families get one ballot chance, and HDB sets aside only a small share of Standard 4-room flats for them.
• First-timer singles, 2-room Flexi, 4.9 (shared): below HDB's 7.4 median. Only Oak Ville @ AMK's 2-room Flexi row ran lower for singles that October; HDB printed no singles' rate for Fernvale Plains.
• First-timer families, 2-room Flexi, 0.2 (shared): fewer applications than the 2-room Flexi flats set aside for them. Seniors filed 2.6 per flat set aside for them.

HDB's rate file counts applications; it records no reasons, and we do not supply any.

What 1.8 does and does not tell you. It means about one 4-room flat set aside for first-timer families for every 1.8 first-timer family applications in the Yishun row. It is not a probability. HDB shortlists up to 200% of the flats, so some queue numbers sit beyond the supply and depend on others not booking. About 20% of applications, HDB says, come from households that applied in earlier launches and may still be waiting to book. And ballot weight differs within the group: under HDB's rules as its August 2026 release states them, First-Timer (Parents & Married Couples) families get three ballot chances, plus first priority under the Family and Parenthood Priority Scheme for a 4-room or smaller flat in a Standard project, which at Glade covers both flat types; other first-timer families get two chances and second-timer families one.

If your appointment is still ahead of you. HDB's booking starts from 4 weeks after the ballot results and takes several months to work through the queue. At the appointment you pay an option fee of $500 for a 2-room Flexi or $2,000 for a 4-room. Cancel after booking and you lose the option fee; cancel after signing the Agreement for Lease and you lose 5% of the price instead; either way, a 1-year wait follows before you can apply again. Letting your turn pass has a cost too: first-timer families are "placed in the second-timer category for a 1-year period", and singles and second-timer families "will not be able to participate in any sales exercises for a 1-year period", unless "10 or fewer BTO flats" were left to choose from. Our step-by-step guide walks through the appointment.

Glade has no rate of its own: 1.8 and 4.9 describe two Yishun projects applied for side by side, and only HDB knows how the queue divided.

All three, which matters because the 2-room Flexi is most of the project: 238 flats of 38 sqm and 168 of 48 sqm, against 163 4-rooms.

Singles aged 35 and above. Singles pay an extra $15,000, which HDB folds into the flat price, taking Glade's cheapest 2-room Flexi to $147,000. The EHG for singles reaches $60,000 and stops above $4,500 of the single's own income:

On HDB's EHG (Singles) bands. October 2025 applicants faced a singles' income ceiling of $7,000 a month for a 99-year 2-room Flexi; for HFE letters applied for from 24 August 2026 it is $8,000.

Singles filed 4.9 applications per 2-room Flexi set aside for them, in the Yishun row shared with Chencharu Grove, below HDB's 7.4 median. Two things to know before booking. A 2-room Flexi may never let out a bedroom, on any lease, so plan the budget on your own income. And the two sizes nearly meet on price: the cheapest 48 sqm Type 2, at $168,000, costs $2,000 more than the dearest 38 sqm Type 1, at $166,000, for 10 more square metres. If both types are still available when your turn comes, compare the top of one range with the bottom of the other.

Seniors aged 55 and above. Glade's 2-room Flexi also came on short leases:

HDB's Annex A, October 2025. The lease must cover every buyer and spouse to at least age 95, so the shortest leases suit only the oldest buyers.

The 15-year lease from $46,000 was the lowest short-lease price in the October 2025 BTO exercise, below Fernvale Plains' Community Care Apartments as well as every other project's 2-room Flexi. Short-lease buyers can opt in for senior-friendly and other fittings under the OCS, at a cost "added to the price of the flat", and the brochure lists grab bars in short-lease 2-room Flexi flats. HDB's October 2025 release added that eligible seniors who right-size to a 2-room Flexi flat "may apply for the enhanced Silver Housing Bonus (SHB) of up to $40,000 when the enhancement takes effect in December 2025". Seniors filed 2.6 applications per 2-room Flexi set aside for them, in the shared row. Around them, the brochure places a senior care centre, an elderly fitness station and a therapeutic garden.

Parents buying near a child. From October 2025, HDB's Family Care Scheme (Joint Balloting) lets parents and their child(ren) "jointly apply for two units in the same BTO project, where there are 2-room Flexi or 3-room flats offered", setting aside "up to 15% of the 2-room Flexi and 3-room flats" for the parents and "up to 15% of the 2-room Flexi to 5-room flats" for the child(ren). A 2-room Flexi for the parents and a 4-room for the young family is exactly what Glade sold. HDB's figures do not say how many households used the scheme here.

Glade is at heart a 2-room Flexi project with a 4-room wing, and for a single, a senior or a parent moving near family, that makes it the main offer rather than a sideline.

Glade is a Standard project, so it carries the lightest rules in HDB's three-tier framework, with one difference between its two flat types.

HDB's rules on selling, renting out bedrooms, renting out a whole flat and income ceilings.

A whole-flat letting also needs HDB's approval or registration, occupancy is capped by flat type, and once the non-citizen quota is reached, the flat can be let only to Singaporeans and Malaysians. Spare bedrooms are a different rule: a citizen or permanent resident owner of the 4-room can let them without waiting for the MOP, while a 2-room Flexi owner cannot let a bedroom at any point.

The October 2025 alternatives show what Standard spares you. Oak Ville @ AMK was Plus, and Bishan Terraces, Redhill Peaks, Berlayar Residences and Mount Pleasant Crest were Prime: each carries a 10-year MOP and can never be let as a whole, and the owner who first sells it pays HDB a share of the resale price or valuation, whichever is higher, however long they have held it. A future buyer of a Glade flat inherits none of that.

Nor do we quote a rent or a resale price for Glade: the blocks are unbuilt, nobody has let or sold a flat there, and a number would be a forecast dressed as data. For how Standard flats have fared as they reach their MOP, see our MOP guide.

Five years in, a Glade owner can sell with no clawback, and a buyer who skips the CPF Housing Grant faces no income ceiling; the one lasting limit is the 2-room Flexi's ban on letting a bedroom.

HDB estimates 31 months, about 2 years and 7 months. The clock runs from the median month of flat selection to the median month the blocks are projected to be completed, so it starts at booking, not at your application, and describes the project rather than your block.

HDB's Annex A, October 2025.

Glade shares the exercise's shortest estimate with Chencharu Grove, and at 31 months it falls inside HDB's Shorter Waiting Time label, which covers projects under 36 months; the brochure puts it as "a shorter waiting time of less than 3 years". HDB's release counted 3,294 Shorter Waiting Time flats that October, at Ping Yi Court, Fernvale Plains, Yishun Glade and Chencharu Grove, and said they "make up more than a third of the flats launched in this sales exercise". Those four were also the exercise's projects with finishes in the price.

HDB publishes no completion date for Glade. Adding 31 months to a launch or booking month would turn HDB's estimate into a date HDB never gave, so we leave that sum undone. The brochure also notes that the residential blocks may be completed ahead of the precinct facilities, so some of the facilities it describes may open after the blocks. Once you have booked, follow HDB's own updates on your flat; our waiting times guide explains where to find them.

Thirty-one months is the joint-fastest estimate of October 2025, and it starts at flat selection, so your wait from the day you applied is longer.

Both routes are open. HDB's preliminary list for its November 2026 exercise, about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun, includes 1,580 Yishun flats across 2-room Flexi, 3-room, 4-room and 5-room. HDB names no project or classification before launch, so nothing yet says those flats will match Glade's prices or wait (our BTO launch schedule tracks the announcement).

For a first-timer family, your Glade application still counts. Under HDB's rules as its August 2026 release states them, a first-timer family unsuccessful in two or more BTO applications for Standard flats gets one more ballot chance for each later Standard application, up to five chances in total for First-Timer (Parents & Married Couples) families and four for other first-timer families. Glade was Standard, so an unsuccessful Glade application counts; applications for Plus or Prime flats do not. HDB's own advice is to "consider applying to projects with lower application rates, such as those with an application rate of around one or lower". Past rates do not predict the next exercise.

No balance-flat sale on the calendar. HDB's last Sale of Balance Flats, in February 2026, offered 4,320 flats; as at 18 September 2026 HDB had announced no other.

Buying into Yishun now. PropKaki's analysis of HDB resale registrations in Yishun, July 2025 to June 2026:

Every figure here is another flat's sale. A lease-from-2015 median belongs to the streets named beside it, and an all-ages median blends every age and lease length. Glade itself has had no resale, and has no resale price or rent.

Check where the sales were before trusting a median. The young 4-room figure, $608,000 from 278 resales, leans on Yishun Avenue 4, Yishun Street 51 and Yishun Avenue 11. Yishun Street 31, one of the two roads bounding Glade, appears among the top three streets only for 3-room resales, a flat type Glade does not sell. In the 2-room market, 50 of the 66 resales were flats with a lease from 2015. A resale Standard flat bought without the CPF Housing Grant has no income ceiling; with the grant, the family ceiling is $16,000 a month for HFE letters applied for from 24 August 2026.

Losing the Glade ballot does not shut you out of Yishun: November's preliminary list puts 1,580 new flats in the town, in more flat types than Glade sold.

What we worked from. HDB's October 2025 launch release, for the Shorter Waiting Time count, the joint-balloting and seniors' measures, the after-grant starting prices and the income ladder; the release's Annex A price list, for flat types, sizes, prices with and without finishes, short-lease prices, the estimated waiting time and HDB's resale comparables; the Yishun Glade sales brochure, for the blocks, setting, facilities, transport and finishes; HDB's final application rates for the October 2025 exercise; property_rules, PropKaki's register of HDB rules, for the Enhanced CPF Housing Grant bands, income ceilings, ballot chances, the MOP and the letting rules; HDB's booking rules, for option fees, the non-selection rule and cancellation; and PropKaki's analysis of HDB resale registrations in Yishun from July 2025 to June 2026. The other October 2025 projects' figures come from the same Annex A and results page.

Our own sums. The price per square metre, the square-foot conversions, the with-and-without-finishes differences, the midpoint gap to HDB's comparables, the after-grant prices on HDB's EHG bands and the loan table are PropKaki arithmetic on HDB's figures. The rankings within the October 2025 exercise compare those figures across its ten projects.

What we deliberately left out. No completion date: HDB published none, and a launch month plus 31 months would be an inference. No resale price, rent or forecast for Yishun Glade, which has not been built and has never been sold or let; the Yishun resale figures and HDB's comparables describe other flats. No probabilities: application rates describe a closed exercise, are shared here with Chencharu Grove, and do not predict the next one. No reasons for how applicants behaved beyond what HDB's figures show. Grant and loan figures are illustrations on HDB's bands and rules; your HFE letter decides yours. This is a desktop analysis of HDB's documents, not a site or showflat visit, and it is not financial advice: verify every figure with HDB before you act.