HDB launched the November 2026 BTO exercise on 4 Nov 2026 with 7,964 flats in seven projects. Three are Standard, three are Plus and Toa Payoh Hillside is Prime. The lowest 4-room starting price in HDB's table is $312,000 at Sembawang Anchor, before grants. Applications on the HDB Flat Portal run from 4 to 11 Nov 2026.
As at 4 Nov 2026, from HDB's release of the same day. Every price below is a starting price, not the price of every flat of that type.
Which projects are Standard, Plus or Prime?
HDB sorted the seven projects as follows. Bedok has two of them, which is why seven projects sit in six towns.
| Classification | Project | Town |
|---|---|---|
| Standard | Sembawang Anchor | Sembawang |
| Standard | Plantation Dew | Tengah |
| Standard | Chencharu Acres | Yishun |
| Plus | Bayshore Sails | Bedok |
| Plus | Bayshore Oasis | Bedok |
| Plus | Merpati Meadow | Geylang |
| Prime | Toa Payoh Hillside | Toa Payoh |
How much subsidy does HDB take back on resale?
HDB gives a subsidy recovery rate for the four Plus and Prime projects. It is a percentage of the resale price or the valuation, whichever is higher, and it is paid when the flat is sold after the 10-year minimum occupation period.
| Project | Classification | Subsidy recovery on resale |
|---|---|---|
| Merpati Meadow | Plus | 8% |
| Bayshore Sails | Plus | 9% |
| Bayshore Oasis | Plus | 9% |
| Toa Payoh Hillside | Prime | 11% |
The three Standard projects have no recovery figure in HDB's table.
What are the starting prices before and after grants?
HDB shows each starting price twice: the flat on its own, and the same flat after an assumed Enhanced CPF Housing Grant (EHG). The right-hand column is HDB's own comparison with resale flats nearby, which sits behind the HDB Flat Portal. A dash means HDB found no comparable nearby resale transactions.
| Project | Flat type | From, before grants | From, after assumed grants | Nearby resale (HDB's comparison) |
|---|---|---|---|---|
| Sembawang Anchor | 2-room Flexi | $156,000 | $36,000 | $370,000 to $400,000 |
| 3-room | $274,000 | $169,000 | $500,000 to $528,888 | |
| 4-room | $312,000 | $232,000 | $588,888 to $635,000 | |
| 5-room | $479,000 | $424,000 | $760,000 to $823,000 | |
| Plantation Dew | 2-room Flexi | $131,000 | $11,000 | $322,500 to $388,000 |
| 3-room | $266,000 | $161,000 | $475,000 to $532,000 | |
| 4-room | $339,000 | $259,000 | $570,888 to $705,888 | |
| 5-room | $494,000 | $439,000 | $729,888 to $858,000 | |
| 3Gen | $551,000 | $496,000 | - | |
| Chencharu Acres | 2-room Flexi | $151,000 | $31,000 | - |
| 3-room | $297,000 | $192,000 | $470,000 to $530,000 | |
| 4-room | $353,000 | $273,000 | $548,000 to $660,000 | |
| 5-room | $484,000 | $429,000 | $660,000 to $775,000 | |
| Bayshore Sails and Bayshore Oasis | 2-room Flexi | $208,000 | $88,000 | - |
| 3-room | $409,000 | $319,000 | $662,000 to $705,000 | |
| 4-room | $559,000 | $504,000 | $905,000 to $985,000 | |
| Merpati Meadow | 2-room Flexi | $253,000 | $133,000 | - |
| 4-room | $545,000 | $490,000 | $920,000 to $1,100,000 | |
| Toa Payoh Hillside | Community Care Apartment (40-year lease) | $151,000 | $31,000 | - |
HDB rounds each figure up to the nearest thousand. Leases are 99 years except the Community Care Apartments (CCA), which have a 40-year lease. Toa Payoh Hillside also has 4-room flats, with and without balconies, but HDB's price table does not list their prices. HDB points readers to its Annex A and the HDB Flat Portal for price details, so we give no 4-room figure for the project.
What do the grant figures assume?
HDB calls the after-grant figures illustrations. It assumed a set EHG amount for each flat type, shown below, which is not what every household receives. Your own grant depends on your income and household, so check it in the HDB grants guide. The assumed amount is the gap between the two price columns:
| Flat type | Assumed EHG |
|---|---|
| Community Care Apartment | $120,000 |
| 2-room Flexi | $120,000 |
| 3-room | $105,000 in Standard projects, $90,000 in Plus and Prime |
| 4-room | $80,000 in Standard projects, $55,000 in Plus and Prime |
| 5-room and 3Gen | $55,000 in Standard projects |
- At Sembawang Anchor, the price already covers floor finishes, internal doors and sanitary fittings. HDB's notes say this of no other project.
- The Community Care Apartment price covers the senior-friendly fittings HDB installs. It does not cover the Basic Service Package, which every CCA buyer must take, or any optional services.
- HDB says the EHG can reach $120,000. With it, it quotes the lowest Standard 3-room at $161,000 and the lowest Standard 4-room at $232,000.
HDB also gave examples for first-time buyers who pay the monthly mortgage from CPF. In each one, HDB says the buyer would pay little or no cash towards the instalments. A family earning $4,000 a month gets $80,000 EHG, and HDB's example flat is a 3-room or 4-room in any Standard project. At $7,000 the EHG is $30,000, for a 3-room in a Standard project or at Bayshore, or a 4-room or 5-room in a Standard project. At $9,000 it is $5,000, for a 3-room in a Standard project or at Bayshore, a 4-room in any project (at Toa Payoh Hillside, only the 4-room flats without balconies), or a 5-room in a Standard project. A single earning $3,500 gets $15,000, for a 2-room Flexi in a Standard project. At $4,500 it is $2,500, for a 2-room Flexi in a Standard project or at Bayshore.
What else is in the 7,964 flats?
- More than one in three flats are 2-room Flexi, and all seven projects have them. HDB plans 20,000 2-room Flexi flats from 2026 to 2028.
- Toa Payoh Hillside has 256 Community Care Apartments, the sixth CCA project and the first since the eligible age fell from 65 to 55. Our earlier Toa Payoh item gave about 260 from HDB's 31 Oct 2026 release. HDB's 4 Nov 2026 figure is 256.
- Plantation Dew has White Flats in 3-, 4- and 5-room. HDB says they are $6,000, $8,600 and $9,000 lower respectively.
- With this exercise, HDB's 2026 total is 23,928 new flats: 19,608 BTO and 4,320 Sale of Balance Flats (SBF).
- It is the first exercise since the monthly income ceilings rose to $16,000 for families and $8,000 for singles.
On the total: HDB's 23 Aug 2026 announcement and its 1 Oct 2026 flash release said "about 7,960" flats. The 4 Nov 2026 release gives the exact figure, 7,964. It is the same exercise. Projects named earlier are covered in Sembawang Anchor, Bayshore Oasis and Plantation Dew and Toa Payoh Hillside.
How long is the wait?
The 1,310 flats at Sembawang Anchor are shorter waiting time (SWT) flats, with a wait of under three years. HDB puts the other six projects at under four years. The release text gives flat counts for only two things: those 1,310 SWT flats and the 256 CCAs. Counts for each project are not in the figures we have read.
When and how do you apply?
| Step | What HDB says |
|---|---|
| Application window | 4 Nov to 11 Nov 2026, on the HDB Flat Portal |
| How flats are given out | Computer ballot, not first come first served |
| Choice of flat | One flat type in one town |
| HDB Flat Eligibility (HFE) letter | A valid letter is needed when you submit your flat application. HFE documents in by 25 Sep 2026 got priority, and HDB keeps processing HFE applications received after that date |
| HFE e-service | Unavailable 4 to 11 Nov 2026, so HDB can put its resources into the sales exercise; back on 12 Nov 2026. HDB says anyone who already holds a valid letter, or has already applied for one, is not affected, because processing carries on during the pause |
| HDB housing loan | Loan-to-value limit of 75% |
| Ballot result date | Not in HDB's release |
HDB's release gives no application rates; the Flat Portal updates them during the window. For the steps from ballot to key collection, see the BTO guide. For the 75% limit and how a loan works with CPF, see the home loan guide.
What is coming in February 2027?
HDB says the next exercise will have about 4,300 BTO flats in Bishan, Tampines, Tengah and Toa Payoh, with a Sale of Balance Flats exercise of about 5,000 flats at the same time. HDB gives 15 Dec 2026 as the date for HFE documents for that exercise. Prices and classifications for it have not been announced.
Frequently asked questions
How many flats are in the November 2026 BTO exercise?
HDB's 4 Nov 2026 release says 7,964 flats across seven projects in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Earlier announcements said "about 7,960". It is the same exercise, now with the exact count.
Which November 2026 BTO projects are Standard, Plus and Prime?
Sembawang Anchor, Plantation Dew and Chencharu Acres are Standard. Bayshore Sails, Bayshore Oasis and Merpati Meadow are Plus. Toa Payoh Hillside is Prime. HDB lists a subsidy recovery on resale of 8% to 9% for the Plus projects and 11% for Prime.
What is the cheapest 4-room flat in the November 2026 BTO?
In HDB's price table, the lowest 4-room starting price is $312,000 at Sembawang Anchor before grants, or $232,000 after HDB's assumed grants. The grant figures are illustrations. Toa Payoh Hillside's 4-room prices are not in that table.
When do November 2026 BTO applications close?
Applications are open on the HDB Flat Portal from 4 Nov to 11 Nov 2026. Flats go to a computer ballot, and each application is for one flat type in one town. The HFE e-service is unavailable from 4 to 11 Nov 2026 and returns on 12 Nov 2026.
When is the next BTO exercise?
HDB says February 2027, with about 4,300 BTO flats in Bishan, Tampines, Tengah and Toa Payoh and about 5,000 Sale of Balance Flats. It gives 15 Dec 2026 as the date for HFE documents.