BTO Prices 2026: What Every Flat Type Costs, How Big It Is, and How Far Below Resale
Every 2026 BTO flat type by price, size and classification, from HDB's February and June launches. What Standard, Plus and Prime change, how new flats compare with resale flats nearby, and what you need to earn for an HDB loan.
In HDB's February and June 2026 BTO launches, 4-room flats cost $302,000 to $600,000 in Standard projects, $455,000 to $746,000 in Plus and $534,000 to $810,000 in Prime, before grants. The cheapest 99-year flat was a 2-room Flexi from $137,000; 3-room flats started at $250,000 and 5-room flats at $420,000. A 4-room flat is 89 to 94 sqm including the air-con ledge. In every comparison HDB published, the new flats were priced below HDB's resale comparables nearby. To take the full HDB loan on a $400,000 flat, you need about $4,742 a month.
BTO prices are set project by project, so the useful questions are what each flat type costs across a year's launches, how big the flats are, and what the Standard, Plus and Prime labels add to the price and to the rules you live with afterwards.
This guide answers them from HDB's own price lists for the February and June 2026 launches: prices by flat type and classification, sizes in square metres and square feet, the cheapest and dearest flats, how new flats compare with resale flats nearby, and the income an HDB loan needs. Prices are HDB's indicative launch prices, excluding grants, checked on 19 September 2026.
What flat types can you buy at a BTO launch?
2-room Flexi, 3-room, 4-room and 5-room flats, and in some projects 3Gen flats for multi-generation families; Community Care Apartments for seniors appear in some launches. BTO launches do not include Executive flats. Singles aged 35 and above can buy a new 2-room Flexi flat in Standard, Plus and Prime projects.
| Flat type | Bedrooms (HDB) | Floor area in 2026 launches | Who can buy it new |
|---|---|---|---|
| 2-room Flexi | 1 | 38 to 49 sqm | Families, singles aged 35 and above, seniors (also on a short lease from 55) |
| 3-room | 2 (1 with an attached bathroom) | 66 to 69 sqm | Families |
| 4-room | 3 (1 with an attached bathroom) | 89 to 94 sqm | Families |
| 5-room | 3, plus a suggested study | 113 sqm | Families |
| 3Gen | 4 (2 with attached bathrooms) | 120 sqm | Multi-generation families |
Bedrooms: HDB, Types of Flats. Floor areas: HDB's February and June 2026 price lists, including the air-con ledge. Singles: HDB's Standard, Plus and Prime framework, which says singles were "previously" limited to "a new 2-room Flexi flat in non-mature estates" and have had more options since October 2024.
Some buyers pay more than the price list. Singles buying a new flat pay an extra "$15,000, incorporated into the price of the booked flat", and a first-timer household of one citizen and a permanent resident pays $10,000 (HDB, singles; couples and families).
Executive flats are sold "From open market only" (HDB), so a BTO applicant chooses among the types above. For the 2-room Flexi in detail, including short leases for seniors, see our 2-room Flexi guide.
The flat type sets who can apply, the classification sets the rules, and the project sets the price.
How much is a BTO flat in 2026?
In the February and June 2026 launches, before grants: 2-room Flexi flats from $137,000, 3-room from $250,000, 4-room from $302,000 and 5-room from $420,000 in Standard projects. Plus and Prime flats cost more: a Prime 4-room reached $810,000.
| Flat type | Standard | Plus | Prime |
|---|---|---|---|
| 2-room Flexi | $137,000 to $237,000 | $191,000 to $349,000 | $215,000 to $406,000 |
| 3-room | $250,000 to $444,000 | $356,000 to $492,000 | $385,000 to $591,000 |
| 4-room | $302,000 to $600,000 | $455,000 to $746,000 | $534,000 to $810,000 |
| 5-room | $420,000 to $585,000 | not offered | not offered |
| 3Gen | $468,000 to $567,000 | not offered | not offered |
Source: HDB's indicative price ranges, excluding grants, on 99-year leases (February 2026, June 2026). HDB: "Actual prices may vary based on the actual attributes of the flats at the time of selection." Prices at Sembawang Deck, Tampines Bliss, Tampines Nova, Sembawang Portico and Sembawang Brook include floor finishes, internal doors and sanitary fittings.
After grants. HDB's own illustration for eligible first-timer families, with the Enhanced CPF Housing Grant of up to $120,000: "a 3-room Standard flat starting from $145,000, or a 4-room Standard flat starting from $222,000" (June 2026 launch, HDB); in February 2026 the same figures were $156,000 and $224,000.
The ranges are wide because a price list covers every floor and facing in a project, and because location moves price as much as flat type does: a Prime 3-room at Berlayar Rise ($435,000 to $591,000) cost about the same as a Standard 5-room in Sembawang ($420,000 to $585,000).
Next launch: HDB's next exercise is in November 2026, with about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun; prices come out at launch (HDB).
Compare flats on the price list of the launch you are applying for; last year's range is only a guide.
How big is each BTO flat type?
In the 2026 launches: a 2-room Flexi was 38 to 49 sqm, a 3-room 66 to 69 sqm, a 4-room 89 to 94 sqm, a 5-room 113 sqm and a 3Gen flat 120 sqm, including the air-con ledge. That is about 958 to 1,012 sq ft for a 4-room and 1,216 sq ft for a 5-room.
| Flat type | Floor area, incl. air-con ledge | Same, in sq ft | Internal floor area |
|---|---|---|---|
| 2-room Flexi | 38 to 49 sqm | 409 to 527 sq ft | 36 to 46 sqm |
| 3-room | 66 to 69 sqm | 710 to 743 sq ft | 63 to 66 sqm |
| 4-room | 89 to 94 sqm | 958 to 1,012 sq ft | 86 to 90 sqm |
| 5-room | 113 sqm | 1,216 sq ft | 110 sqm |
| 3Gen | 120 sqm | 1,292 sq ft | 115 sqm |
Source: HDB's February and June 2026 price lists. HDB's floor area is "the estimated area of the whole apartment, comprising the internal floor area and the air-conditioner ledge"; internal floor area is "computed based on the centre line of the apartment wall".
For the typical sizes of resale flats by flat type, from HDB's resale records, see our HDB flat sizes.
Price the space, not just the room count: a new 4-room ran from 89 to 94 sqm in 2026.
Which is the cheapest BTO flat?
On a 99-year lease, a 2-room Flexi flat from $137,000 at Woodgrove Acres, June 2026. Short leases cost less: a 15-year lease on the same type started at $46,000, but the lease must last every buyer and spouse to age 95, so only buyers aged 80 and above can take it. For families, the cheapest 4-room flats in 2026 started at $302,000, in Sembawang.
- Cheapest on a 99-year lease: a 40 sqm 2-room Flexi at Woodgrove Acres, June 2026, from $137,000 (HDB, June 2026). A single buyer would pay $15,000 more, added to the price.
- Cheapest on a short lease: $46,000 for a 15-year lease at Woodgrove Acres, June 2026. Short leases are for buyers aged 55 and above, and "The chosen lease must last all buyers and their spouses until at least age 95" (HDB, seniors), so a 15-year lease needs everyone to be 80 or older.
- Cheapest family flats: Standard projects in Sembawang, with 4-room flats from $302,000 and 5-room flats from $420,000.
Cheapest does not mean easiest: first-timer singles faced 4.0 to 117.5 applicants per 2-room Flexi flat set aside for them in 2026 (see our guide to BTO application rates).
The cheapest family flats of 2026 were in Sembawang, which also had one of the shortest first-timer family queues: 0.6 per 4-room flat in both launches.
How do BTO prices compare with resale flats?
New flats are priced well below comparable resale flats nearby. In every one of the 32 comparisons HDB published with its 2026 launches, even the top of the new-flat price range sat below the cheapest of HDB's resale comparables. Comparing midpoints, the median gap was 40% across all flat types and 35% for 4-room flats.
| Exercise | Project | Classification | New flat (indicative) | Nearby resale (transacted) | Resale flats' remaining lease |
|---|---|---|---|---|---|
| February 2026 | Sembawang Voyage | Standard | $304,000 to $422,000 | $585,000 to $675,000 | about 94 years |
| February 2026 | Sembawang Deck | Standard | $338,000 to $426,000 | $585,000 to $675,000 | about 94 years |
| February 2026 | Tampines Bliss | Standard | $481,000 to $600,000 | $688,000 to $758,000 | about 88 years |
| February 2026 | Tampines Nova | Plus | $459,000 to $602,000 | $738,000 to $828,000 | about 88 years |
| February 2026 | Kim Keat Crest | Plus | $455,000 to $624,000 | $850,000 to $1,090,000 | about 93 years |
| February 2026 | Redhill Peaks | Prime | $563,000 to $783,000 | $915,000 to $1,135,000 | about 92 years |
| June 2026 | Sembawang Portico | Standard | $320,000 to $437,000 | $600,000 to $680,000 | about 93 years |
| June 2026 | Sembawang Brook | Standard | $302,000 to $428,000 | $600,000 to $680,000 | about 93 years |
| June 2026 | Woodgrove Acres | Standard | $353,000 to $437,000 | $650,000 to $750,000 | about 92 years |
| June 2026 | Kebun Baru Ridge | Plus | $543,000 to $693,000 | $830,000 to $1,080,000 | about 91 years |
| June 2026 | Kebun Baru Breeze | Plus | $547,000 to $746,000 | $830,000 to $1,080,000 | about 91 years |
| June 2026 | Lakeview Cascadia | Prime | $534,000 to $742,000 | $840,000 to $950,000 | about 71 years |
| June 2026 | Berlayar Rise | Prime | $592,000 to $810,000 | $938,888 to $1,068,000 | about 91 years |
Source: HDB's price lists, which set each project's new flats against "transacted prices of resale flats" nearby, chosen by HDB as comparables with similar attributes. HDB: "The differences in attributes between the resale comparables and the new flats should be taken into account when making a comparison." For these 13 4-room rows, the midpoint gap ran from 25% to 44% (PropKaki arithmetic).
Nationally, the median resale 4-room flat sold for $630,000 in 2026 H1 (5,379 resales), a 3-room for $443,000 and a 5-room for $740,000 (PropKaki analysis of HDB resale records).
Two things narrow the gap in practice. You wait years for a new flat, and Plus and Prime flats carry a subsidy recovery when you sell (see the next section). HDB's comparables also differ in age and size from the new flats: the resale flats set against Lakeview Cascadia had about 71 years of lease left, so treat each gap as a guide.
Most of the gap is HDB's discount, paid for with years of waiting and HDB's rules on how you use and sell the flat.
What is the difference between Standard, Plus and Prime flats?
The subsidies and the rules. Plus and Prime flats get more subsidies but come with a 10-year minimum occupation period instead of 5, no renting out of the whole flat, and a subsidy recovery when you sell, a percentage of the price set for each project at launch. Prime flats also reached the highest prices per square metre.
| Standard | Plus | Prime | |
|---|---|---|---|
| Subsidies | Significant market discounts | More subsidies | Most subsidies |
| Minimum occupation period | 5 years | 10 years | 10 years |
| Subsidy recovery when you sell | No | Yes (less than Prime) | Yes |
| Renting out the whole flat | Allowed after the MOP | Not allowed | Not allowed |
| Renting out spare rooms | Allowed for 3-room or bigger | Allowed for 3-room or bigger | Allowed for 3-room or bigger |
| Selling the flat | Allowed after the MOP | Allowed after the MOP, with tighter resale conditions | Allowed after the MOP, with tighter resale conditions |
Source: HDB, Standard, Plus and Prime framework, updated 24 July 2026; HDB's conditions after buying.
- Subsidy recovery: on selling a Plus or Prime flat you pay HDB "a percentage of the resale price or valuation (whichever is the higher)", on top of any resale levy; HDB sets it for each project at launch. From October 2025 to June 2026 it was 6% to 8% for Plus projects and 10% to 14% for Prime:
| Launch | Project | Classification | Subsidy recovery on resale |
|---|---|---|---|
| October 2025 | Oak Ville @ AMK | Plus | 7% |
| October 2025 | Bishan Terraces | Prime | 10% |
| October 2025 | Redhill Peaks | Prime | 12% |
| October 2025 | Mount Pleasant Crest | Prime | 12% |
| October 2025 | Berlayar Residences | Prime | 14% |
| February 2026 | Tampines Nova | Plus | 6% |
| February 2026 | Kim Keat Crest | Plus | 6% |
| February 2026 | Redhill Peaks | Prime | 12% |
| June 2026 | Kebun Baru Ridge | Plus | 8% |
| June 2026 | Kebun Baru Breeze | Plus | 8% |
| June 2026 | Lakeview Cascadia | Prime | 10% |
| June 2026 | Berlayar Rise | Prime | 14% |
- Resale buyers of Plus and Prime flats must meet the same eligibility rules as new-flat buyers, including the income ceiling (HDB, couples and families).
- What you pay per square metre (PropKaki arithmetic on HDB's 2026 price lists, using the midpoint of each project's range; individual units spread wider):
| Flat type | Standard | Plus | Prime |
|---|---|---|---|
| 3-room | $4,239 to $5,848 | $6,015 to $6,606 | $6,881 to $7,657 |
| 4-room | $3,903 to $5,750 | $5,704 to $7,183 | $7,089 to $7,789 |
| 5-room | $4,385 to $4,708 | not offered | not offered |
Prime buys you location at the highest price per square metre and the tightest rules; Standard buys you freedom.
How much do you need to earn to buy a BTO flat?
To take the full 75% HDB loan over 25 years, about $4,742 a month for a $400,000 flat. HDB sizes the loan at a 3.0% interest-rate floor and caps instalments at 30% of income, so each $100,000 of price needs roughly another $1,200 of monthly income. Grants reduce the price, and income ceilings apply; your HFE letter sets your actual loan.
| Flat price | HDB loan (75%) | Downpayment (25%) | Instalment at HDB's 3.0% assessment rate | Monthly income needed |
|---|---|---|---|---|
| $300,000 | $225,000 | $75,000 | $1,067 | $3,557 |
| $400,000 | $300,000 | $100,000 | $1,423 | $4,742 |
| $500,000 | $375,000 | $125,000 | $1,778 | $5,928 |
| $600,000 | $450,000 | $150,000 | $2,134 | $7,113 |
| $700,000 | $525,000 | $175,000 | $2,490 | $8,299 |
| $800,000 | $600,000 | $200,000 | $2,845 | $9,484 |
PropKaki arithmetic on HDB's loan rules (HDB, Housing Loan from HDB, updated 23 August 2026): "New flat: Up to 75% of the purchase price"; repayment "Capped at whichever is the shortest: 25 years; 65 years minus the average age of the applicants; or Remaining lease of the flat minus 20 years"; instalments "Up to 30% of the applicants' monthly income"; and HDB "uses the higher of" an "Interest rate floor (currently at 3.0% per annum)" and its current rate to size the loan.
- Grants lower the price. First-timers may get CPF housing grants; see our guide to HDB housing grants.
- There is also a ceiling. For HFE letters applied for from 24 August 2026, household income must be within $16,000 a month for a 4-room or 5-room flat ($24,000 with extended families), $8,000 for a 99-year 2-room Flexi, and "$16,000 or $8,000, depending on project" for a 3-room; singles' ceiling is $8,000 (HDB, couples and families; see BTO income ceilings).
- The instalment shown is HDB's test, not your bill: HDB's actual rate is "0.1%-point above the prevailing CPF Ordinary Account interest rate", so real instalments are lower than the table's.
- Your real number: the HFE letter tells you the loan HDB will give you. See our guide to the HFE letter, or model it in the property financial planner.
Work out the loan before you pick the flat type: the flat you can afford is set by your instalment, not the price.
What is the biggest mistake people make with BTO prices?
Reading the price list without the conditions. A Plus or Prime flat's extra subsidy comes with a 10-year minimum occupation period, no renting out of the whole flat, and a subsidy recovery when you sell; and the indicative range is not your price, which depends on the unit you pick.
Two numbers on the price list are easy to misread:
- The range is not a quote. HDB: "Actual prices may vary based on the actual attributes of the flats at the time of selection." Budget for the top of the range in the flat type you want.
- Part of the Plus or Prime discount goes back to HDB. Plus and Prime flats return "a percentage of the resale price or valuation (whichever is the higher)" to HDB when you sell (HDB): 6% to 8% for recent Plus projects and 10% to 14% for Prime. You must also live in them for 10 years.
Price a Plus or Prime flat as a 10-year home with a clawback, not as a cheap flat in a good location.
Official sources
Check HDB's current price list and rules before you apply.
Methodology and sources
Where every figure comes from, and what we deliberately did not claim.
Official figures. Prices, floor areas, unit counts and resale comparables are HDB's, from the Annex A price lists of the February and June 2026 BTO launches (checked against HDB's final application-rate files, which give the same number of flats for every town and flat type). The Standard, Plus and Prime rules are from HDB's framework page (updated 24 July 2026) and its conditions-after-buying page (updated 18 August 2026); loan rules from HDB's Housing Loan page and income ceilings from its couples-and-families page (both updated 23 August 2026); subsidy recovery rates and the after-grant illustrations from HDB's October 2025, February 2026 and June 2026 launch releases. All read on 19 September 2026.
Our analysis. The price ranges by flat type and classification, the price per square metre, the square-foot conversions, the gap between new-flat and resale midpoints, and the loan and income table are PropKaki's arithmetic on HDB's figures. National resale medians are PropKaki's analysis of HDB resale records for 2026 H1, the latest complete half-year. How we work: PropKaki methodology.
What we have not claimed: the price of any unit in a future launch, which HDB sets at launch; that HDB's resale comparables are the only resale flats nearby, since cheaper, older flats also trade; or your own loan, which HDB sets in your HFE letter. This is a practical explainer, not legal or financial advice. Check hdb.gov.sg before you rely on it.
Got a question this raised? Ask PropKaki.
Take any point from this analysis and apply it to your own project, budget or decision.
PropKakiFor most buyers this year, staying well within budget beats trying to time the market.