> Quick view: 7,964 BTO flats in seven projects went on sale on 4 November 2026. Applications close at 11.59pm on Wednesday 11 November on the HDB Flat Portal. You need a valid HFE letter first. All waits are under 4 years, and Sembawang Anchor is the shortest at 34 months.
This is the last BTO exercise of 2026, and two rule changes apply to it for the first time: the higher income ceilings announced at the National Day Rally, and a lower age limit for Community Care Apartments (CCAs).
Prices, waits and units for all seven projects
Prices below are HDB's indicative ranges and exclude grants.
| Project | Town | Type | Units | Wait | 3-room | 4-room | 5-room |
|---|---|---|---|---|---|---|---|
| Sembawang Anchor | Sembawang | Standard | 1,310 | 34 months | $274,000-$348,000 | $312,000-$428,000 | $479,000-$614,000 |
| Plantation Dew | Tengah | Standard | 710 | 38 months | $266,000-$317,000 | $339,000-$445,000 | $494,000-$626,000 |
| Chencharu Acres | Yishun | Standard | 1,582 | 39 to 41 months | $297,000-$355,000 | $353,000-$428,000 | $484,000-$604,000 |
| Merpati Meadow | Geylang | Plus | 438 | 39 months | None | $545,000-$726,000 | None |
| Bayshore Oasis | Bedok | Plus | 855 | 38 months | None | $559,000-$786,000 | None |
| Bayshore Sails | Bedok | Plus | 1,637 | 44 months | $409,000-$526,000 | $580,000-$758,000 | None |
| Toa Payoh Hillside | Toa Payoh | Prime | 1,432 | 45 months | None | $558,000-$832,000 | None |
Plantation Dew also has 28 3Gen flats at $551,000 to $637,000. Toa Payoh Hillside has 256 CCAs at $88,000 to $201,000.
Read the 2-room Flexi floor carefully
Every project has 2-room Flexi flats, and the headline ranges look very cheap. The low end is a short-lease price, not what a younger buyer on a 99-year lease pays.
| Project | Type 1 (about 40 sqm) | Type 2 (about 48 sqm) |
|---|---|---|
| Plantation Dew | $44,000-$166,000 | $53,000-$207,000 |
| Chencharu Acres | $51,000-$191,000 | $59,000-$224,000 |
| Sembawang Anchor | $54,000-$203,000 | $62,000-$245,000 |
| Bayshore Sails | $70,000-$292,000 | $91,000-$360,000 |
| Bayshore Oasis | $77,000-$298,000 | $87,000-$378,000 |
| Merpati Meadow | $85,000-$300,000 | $102,000-$378,000 |
| Toa Payoh Hillside | $81,000-$322,000 | $101,000-$400,000 |
At Toa Payoh Hillside, the Type 1 range splits into $243,000 to $322,000 on a 99-year lease and $81,000 to $108,000 on a 15-year lease. Check the 99-year line on each project's page before budgeting.
What is new in this exercise
- Higher income ceilings. Eligible families go from $14,000 to $16,000 a month, and eligible singles from $7,000 to $8,000. This applies to HFE letter applications submitted from 24 August 2026.
- CCAs from age 55. The age limit drops from 65 to 55 from this launch. All CCA residents must subscribe to the Basic Service Package. HDB says the package is being made more affordable for CCAs in operation from 2026, with an MOH subsidy for eligible residents.
- Shorter wait in the north. Sembawang Anchor's wait is under 3 years, the shortest here.
- White flats in Tengah. Plantation Dew offers an optional open-concept layout without partition walls between the living area and bedrooms, chosen when you are invited to book.
Standard, Plus or Prime: what you sign up for
This matters more than the price gap, because the rules follow you for at least a decade.
| Standard | Plus | Prime | |
|---|---|---|---|
| Projects here | Sembawang, Tengah, Yishun | Bedok, Geylang | Toa Payoh |
| Minimum occupation | 5 years | At least 10 years | At least 10 years |
| Subsidy recovery on resale | None | 9% Bedok, 8% Geylang | 11% |
| Rent out whole flat | Allowed after MOP | Not allowed | Not allowed |
Subsidy recovery means paying HDB a percentage when you sell. On a $900,000 resale, 11% would be $99,000. That figure is our own illustration, not an HDB estimate.
How much would you actually pay?
HDB's own illustration for a typical 4-room at Sembawang Anchor uses a price of $370,000 and a household income of $5,700:
- $50,000 Enhanced CPF Housing Grant
- $92,500 paid from CPF or cash (25% of the price)
- $227,500 housing loan
- $1,033 monthly instalment, or 18% of income (25 years at 2.6%, subject to credit assessment)
First-timer couples may receive up to $120,000 in EHG and first-timer singles up to $60,000, depending on income. Higher incomes get less, so run your own numbers on HDB's calculator.
Location notes
- Toa Payoh Hillside: next to Caldecott MRT, with a food court, supermarket and preschool on site. These are the first CCAs in Toa Payoh.
- Bayshore Sails and Bayshore Oasis: in the new Bayshore estate near Bayshore MRT. HDB treats Bedok as one application, so you apply for both projects together.
- Merpati Meadow: the smallest project, near Mattar MRT.
- Sembawang Anchor: bounded by Admiralty Lane and Sembawang Drive, with a supermarket and eating house in the car park block.
- Plantation Dew: a 5 to 10 minute walk from two upcoming Jurong Region Line stations, which are scheduled to open in stages between 2028 and 2029.
- Chencharu Acres: about 5 minutes on foot from Khatib MRT.
Before you apply
- Check your HFE letter is valid. You cannot apply without one, and HDB advised submitting documents by 15 September for this launch.
- Apply by town and flat type, as the portal lays it out. The result comes from a computer ballot, so there is no need to rush in the first few days.
- Budget from the top of the range for the floor you want, since the range covers the cheapest and dearest units.
- Compare the resale rules, not only the price, if you may want to sell or rent out the whole flat.
Figures are from HDB's Flat Portal and MyNiceHome on 4 November 2026, and are indicative. This is a summary and not financial advice. Eligibility can be nuanced, so confirm your own situation with HDB at homes.hdb.gov.sg before committing.
