June 2026 BTO Launch: Prices, Prime/Plus Rules & EHG Math for Ang Mo Kio, Bishan, Bukit Merah, Sembawang & Woodlands
Singapore's June 2026 BTO exercise: ~6,900 flats across 5 towns, with Bishan Lakeview the headliner (1,200 units). EHG up to $120,000, 75% HDB LTV, expected Prime/Plus/Standard split, and how the new 10% TCPS quota changes your ballot odds.
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June 2026 BTO Launch — Quick Answer
HDB's June 2026 BTO exercise offers approximately 6,900 flats across Ang Mo Kio, Bishan, Bukit Merah, Sembawang and Woodlands, with a mix of Standard, Plus and Prime classifications. The headline project is Bishan Lakeview (1,200 units of 2-room Flexi and 4-room flats — the only flat breakdown HDB has officially confirmed). First-timer families with monthly household income up to $9,000 can get up to $120,000 in EHG (in force since August 2024, unchanged in Budget 2026). HDB loans now finance only 75% LTV (cut from 80% in August 2024). The TCPS quota for third-child families doubled to 10% with effect from this exercise. Use the HDB Grant Calculator to estimate EHG, HDB Affordability Calculator to size your loan, and Downpayment Calculator for the cash/CPF stage breakdown.
This guide separates what HDB has officially confirmed from what is third-party speculation, walks through the EHG and downpayment maths at current 2026 rules, and covers the policy changes (TCPS quota, Family Care Scheme, Fresh Start) that affect your ballot odds.
June 2026 BTO at a Glance
| Town / project (HDB Flat Portal label) | Est. units | Flat types | Expected tier* |
|---|---|---|---|
| Bishan — Lakeview (Upper Thomson) | 1,200 ✓ | 2-room Flexi (470), 4-room (740) | Prime or Plus |
| Bukit Merah — Berlayar (Telok Blangah Rd) | ~1,960 | 2-room Flexi, 3-, 4-room | Prime |
| Ang Mo Kio — Ave 1 | ~570 | 2-room Flexi, 4-room | Plus |
| Ang Mo Kio — Ave 2 | ~480 | 3-, 4-room | Plus |
| Sembawang — Sembawang Drive | ~1,130 | 2-room Flexi, 3-, 4-, 5-room, 3Gen | Standard |
| Sembawang — Sungei Sembawang | ~870 | 2-room Flexi, 3-, 4-, 5-room | Standard |
| Woodlands — Woodgrove Avenue | ~640 | 2-room Flexi, 3-, 4-, 5-room | Standard |
| Total | ~6,900 |
*Tier predictions are third-party (PropNex, ERA, Stacked Homes); HDB has not yet published the official Standard/Plus/Prime classification for individual June 2026 projects. ✓ marks the only flat breakdown that comes from a direct HDB press release.
Lakeview specifics (HDB-confirmed): ~1,200 units across 5 blocks. The mix is 470 × 2-room Flexi + 740 × 4-room flats. Approximately 50 public rental units are integrated into 2 of the 5 blocks (these are not for BTO buyers). It is the first Lakeview project — two further Lakeview / Shunfu projects (~130 × 3-room and ~290 × 4-room) will launch in later 2026 exercises, not in June.
Key Dates & How to Apply
HDB has not yet published exact dates for June 2026, but the typical flow is:
- HFE letter — get your HDB Flat Eligibility letter before applying. This is a prerequisite. Agencies are advising buyers to lodge all HFE documents by 15 May 2026 to avoid being shut out of the June window. The HFE letter is valid for 9 months.
- Online application — opens for approximately one week on the HDB Flat Portal. Multiple applications per household are not allowed.
- Computerised balloting — HDB runs the ballot and notifies queue position several weeks after the close of application. Queue positions for Prime and Plus projects in mature estates are typically heavily oversubscribed.
- Booking — based on your queue position, you select a unit at the HDB Hub. Option fee paid at this stage ($500 for 2-room Flexi, $1,000 for 3-room, $2,000 for 4-room and larger).
- Lease signing — typically 4 months after booking. At lease signing, you pay the minimum 10% downpayment (HDB loan) or 20% (bank loan) of the purchase price, less option fee and EHG.
- Key collection — when the flat is built (typically 3 to 5 years from launch for new BTO projects).
Check the HDB Flat Portal on launch day for the official application window dates, sales brochure with confirmed flat types, indicative prices and Prime/Plus/Standard classification.
Prime, Plus & Standard: What They Really Mean
Singapore introduced this three-tier framework for new BTO projects from October 2024 onwards. The label determines your MOP, your subsidy clawback if you sell, who can buy from you, and whether you can ever rent out the whole flat.
| Rule | Standard | Plus | Prime |
|---|---|---|---|
| Typical location | Less central towns | Near MRTs / town centres | Most central / waterfront |
| MOP | 5 years | 10 years | 10 years |
| Subsidy clawback on resale | None beyond normal PLH | Project-specific recovery, smaller than Prime | Highest (~12–14% for recent launches) |
| Resale buyer income ceiling | None (any eligible buyer) | $14,000 family / $7,000 single | $14,000 family / $7,000 single |
| Resale buyer citizenship | Standard HDB rules | Singapore Citizen + meets new-flat eligibility | Singapore Citizen + meets new-flat eligibility |
| Whole-flat rental after MOP | Allowed | Never allowed | Never allowed |
| 30-month wait-out for ex-private owners | No | Yes | Yes |
The single most-missed point in current June 2026 previews: Plus and Prime flats cannot be rented out as a whole unit ever — not even after MOP. Renting out individual rooms while the owner lives in the flat is still permitted, but the full unit cannot be tenanted out. This dramatically shrinks the "buy-to-rent" pool of buyers for Plus and Prime resale flats.
Expected classification for June 2026 (third-party predictions):
- Bukit Merah Berlayar — most analysts expect Prime, given proximity to the CBD and the heavy subsidies already built into recent Bukit Merah launches (~14% subsidy recovery)
- Bishan Lakeview — Prime or Plus; lean is Prime given Lakeview's amenity catchment and the precedent of recent Bishan launches
- Ang Mo Kio (both sites) — Plus, given proximity to AMK MRT and mature-estate amenities
- Sembawang and Woodlands — Standard
HDB will confirm the official tier for each project on the sales brochure when applications open.
Price Guide by Town (Indicative — TBC)
HDB publishes indicative prices only when the sales exercise opens. As of late May 2026, no June 2026 price ranges have been confirmed. Treat the following as rough expectations based on recent comparable launches:
- Bukit Merah Prime (Berlayar) — likely the most expensive 4-room band in the launch, drawing comparisons with Bishan Terraces and similar Prime launches in the $700K–$900K+ range pre-grants
- Bishan Lakeview — depending on Prime vs Plus classification, expect 4-room in a high range; 2-room Flexi units typically priced in the lower band
- Ang Mo Kio Plus — mid range for Plus; the 2-room Flexi units particularly accessible for singles
- Sembawang / Woodlands Standard — most accessible of the launch; recent comparable Sembawang launches priced 4-room in moderate ranges
Update this section once HDB publishes June 2026 indicative prices on the Flat Portal. The biggest mistake in current June 2026 previews is to quote firm dollar ranges before HDB confirms them — those numbers come from extrapolations of past launches and are routinely off by 5–15%.
Enhanced CPF Housing Grant 2026: How Much You Can Get
The EHG quantum was last raised in August 2024 — max from $80,000 to $120,000 for families and from $40,000 to $60,000 for singles. Budget 2026 did not change EHG; many blogs still incorrectly quote the old $80,000 maximum or claim a Budget 2026 increase that has not been confirmed by HDB or MND.
EHG for first-timer families and joint singles (full table)
| Average monthly household income | EHG amount |
|---|---|
| ≤ $1,500 | $120,000 |
| $1,501 – $2,000 | $110,000 |
| $2,001 – $2,500 | $105,000 |
| $2,501 – $3,000 | $95,000 |
| $3,001 – $3,500 | $90,000 |
| $3,501 – $4,000 | $80,000 |
| $4,001 – $4,500 | $70,000 |
| $4,501 – $5,000 | $65,000 |
| $5,001 – $5,500 | $55,000 |
| $5,501 – $6,000 | $50,000 |
| $6,001 – $6,500 | $40,000 |
| $6,501 – $7,000 | $30,000 |
| $7,001 – $7,500 | $25,000 |
| $7,501 – $8,000 | $20,000 |
| $8,001 – $8,500 | $10,000 |
| $8,501 – $9,000 | $5,000 |
| > $9,000 | Not eligible |
EHG for singles buying alone
Maximum $60,000 with income ceiling $4,500. Tiered in the same shape as the family table, with amounts roughly halved at each band. See the HDB Grant Calculator for the exact singles bands.
Before vs after the August 2024 increase
| Income band | Old EHG (pre-Aug 2024) | New EHG (from Aug 2024) | Increase |
|---|---|---|---|
| ≤ $1,500 | $80,000 | $120,000 | +$40,000 |
| $3,001 – $3,500 | $50,000 | $90,000 | +$40,000 |
| $5,001 – $5,500 | $20,000 | $55,000 | +$35,000 |
| $7,001 – $7,500 | $5,000 | $25,000 | +$20,000 |
| $8,001 – $8,500 | Not eligible | $10,000 | +$10,000 (newly eligible) |
The August 2024 reform was the most significant EHG boost since the grant was introduced. It is the relevant comparison for any June 2026 buyer — not the old $80K-max baseline that some 2025 evergreen content still quotes.
When is EHG locked in?
EHG quantum is determined by your average monthly household income over the 12 months before flat application (with a valid HFE letter) under the prevailing policy at that time. It is not locked at:
- BTO launch announcement date
- OTP / lease signing date
- Key collection date
If you apply in June 2026, the Aug-2024 EHG table applies. If HDB or MND announce any future EHG changes, the new rules would apply from a stated effective date for applications onwards.
Other Grants in 2026: What Actually Applies to BTO
This is the most common Reddit / Seedly misconception. The grants you can actually use depend on whether you're buying a new BTO or a resale flat:
| Grant | New BTO | Resale |
|---|---|---|
| EHG (income-tested, up to $120K family / $60K single) | ✅ | ✅ |
| Family Grant (formerly CPF Housing Grant, up to $80K) | ❌ | ✅ |
| Proximity Housing Grant (PHG) | ❌ | ✅ |
| Fresh Start Housing Grant ($75K, for rental families with children — short-lease 2-/3-room) | ✅ (specific projects) | n/a |
| Step-Up Grant | n/a | ✅ (for second-timer buyers of 2-/3-room) |
For most first-timer couples eyeing a June 2026 4-room BTO, EHG is the only grant available. Family Grant and PHG are sometimes incorrectly described as "BTO grants" in blogs — they are not. They apply only to resale purchases. First-timer families buying resale can stack EHG + Family Grant + PHG, often netting $80K–$120K+ in combined grants depending on income and proximity to parents.
How Much Cash and CPF You Actually Need
Singapore changed two key levers in August 2024 that affect every June 2026 BTO buyer:
- HDB loan LTV cut from 80% to 75%
- EHG raised to maximum $120K families / $60K singles
Combined, these largely offset each other for low-income buyers (EHG goes up, but minimum downpayment also goes up). For higher-income buyers the LTV cut bites harder than the EHG increase helps.
Payment stages for a June 2026 BTO
Stage 1: Application fee — $10 at HDB Flat Portal.
Stage 2: Option fee at booking —
- 2-room Flexi: $500
- 3-room: $1,000
- 4-room and larger: $2,000
Stage 3: Downpayment at lease signing (typically 4 months after booking).
- HDB loan (75% LTV): Minimum 10% of purchase price, less option fee, less EHG. Can be paid fully from CPF Ordinary Account.
- Bank loan (75% LTV): Minimum 20% of purchase price, less option fee, less EHG. Of this, at least 5% must be in cash and the remaining 15% can come from CPF.
Stage 4: Balance at key collection — the remaining loan-funded portion (75% LTV) plus stamp duty and conveyancing fees. Stamp duty for HDB flats is the standard BSD scale ($0 for first $180K, 1% on next $180K, 2% on next $640K, 3% on next $500K, 4% above $1.5M).
Worked example — Couple earning $5,000 + $3,500, 4-room BTO at $550,000
Combined household income $8,500/month. From the EHG family table: $5,000 grant.
| Stage | Amount | Source |
|---|---|---|
| Application fee | $10 | Cash |
| Option fee at booking | $2,000 | Cash |
| Downpayment at lease signing (HDB loan, 10% minus option fee minus EHG) | $48,000 | CPF (can use up to $55,000) |
| Loan amount (75% LTV) | $412,500 | HDB Concessionary Loan |
| Stamp duty | ~$10,000 | CPF or cash |
| Total upfront (cash + CPF) | ~$60,010 | |
| Total CPF needed | ~$58,000 |
Without the $5,000 EHG, the lease-signing downpayment would be $53,000 — so the grant fills exactly that gap. EHG does not reduce the 10% requirement; it provides the funds that fill it from CPF instead of personal cash.
For a stage-by-stage calculation with your own numbers, use the HDB Affordability Calculator and Downpayment Calculator.
Town-by-Town Deep Dives
Bishan — Lakeview (1,200 units, HDB-confirmed)
Bounded by Upper Thomson Road and Lakeview Estate condominium. The first of three Lakeview / Shunfu projects, with the other two coming in later 2026 exercises. Flat mix: 470 × 2-room Flexi + 740 × 4-room. No 3-, 5-room or 3Gen units in this project.
Proximity to MRT and the Lower Peirce / Upper Thomson amenity belt makes Lakeview a strong contender for Prime classification — analysts expect a Prime or upper-Plus designation with a 10-year MOP and full whole-flat rental ban. The 2-room Flexi count is unusually high (~40% of the project), reflecting MOM's policy push for singles housing.
Best fit for: Long-term owners wanting central-north amenities; singles eligible for 2-room Flexi (under-35 single citizens or 35+ at $7,000 income ceiling); families that don't plan to rent out the unit.
Bukit Merah — Berlayar (~1,960 units)
Bounded by Telok Blangah Road. Almost certain to be classified Prime, with subsidy recovery in the 12–14% range and a 10-year MOP. Flat mix indicated as ~810 × 2-room Flexi, ~170 × 3-room, ~980 × 4-room. No 5-room or 3Gen units.
The CBD proximity makes Berlayar one of the most heavily subsidised June 2026 projects — and one of the most heavily oversubscribed. First-timer queues for Prime 4-rooms in Bukit Merah have historically gone several times deep.
Best fit for: Buyers who want central living and are committed to a 10-year MOP without rental optionality; families with strong long-term Singapore plans.
Ang Mo Kio — Ave 1 (~570) and Ave 2 (~480)
Two separate projects on different sides of the estate. Expected Plus classification given AMK MRT and town-centre proximity but not in the most central tier. Combined ~1,050 units across the two sites, mixed 2-room Flexi, 3-room and 4-room.
Best fit for: Mid-income families wanting mature-estate amenities, school catchment access, and a 10-year MOP they can live with; singles eligible for 2-room Flexi in Ave 1.
Sembawang — Sembawang Drive (~1,130) and Sungei Sembawang (~870)
Two Standard projects offering the largest unit count in the launch — combined ~2,000 units, full range from 2-room Flexi to 5-room and 3Gen at Sembawang Drive.
Best fit for: First-timer families prioritising affordability and flexibility (5-year MOP, full resale and rental options after MOP); larger families wanting 5-room or 3Gen units, which are not available in the central projects.
Woodlands — Woodgrove Avenue (~640)
Standard classification. Full range 2-room Flexi to 5-room. Benefits from RTS Link development (Singapore–Johor cross-border MRT) opening late 2026, which will boost connectivity to JB.
Best fit for: Families that work in the north or in JB, want lower upfront cost, and value 5-year MOP flexibility.
2026 Policy Updates That Affect Your Ballot Odds
Three changes that are easy to miss but materially affect your chances:
Third Child Priority Scheme (TCPS) — quota doubled to 10%
The TCPS quota for first-time families with three or more children has been raised from 5% to 10%, effective from the June 2026 BTO exercise. The scheme has also been extended to families expecting their third child — so you can apply before the third child is born, provided you meet the standard eligibility otherwise. This is a meaningful priority boost in oversubscribed Prime and Plus projects.
Family Care Scheme (FCS) — replaces MCPS, SPS, MGPS
The Family Care Scheme rolled out in mid-2025 and late-2025, consolidating the previous Married Child Priority Scheme (MCPS), Senior Priority Scheme (SPS) and Multi-Generation Priority Scheme (MGPS) into two variants:
- FCS (Proximity) — for buyers wanting to live near their parents or married children
- FCS (Joint Balloting) — for families balloting together to live in the same project
If you are applying near parents or with married children, indicate FCS on your application — it boosts your ballot priority within the relevant quota.
Fresh Start Housing Grant — raised to $75,000
The Fresh Start Housing Grant for first-timer rental families with children (buying short-lease 2-room or 3-room) was raised from $50,000 to $75,000 in July 2025. It is available for specific projects within the BTO supply; check the June 2026 sales brochure when published for project-specific eligibility.
June 2026 BTO + EHG FAQs
For the full FAQ list see the FAQ section at the top of this page (also marked up as FAQPage schema for search engines). Highlights:
- EHG max in 2026: $120,000 (families) / $60,000 (singles) — Aug 2024 figures, unchanged in Budget 2026
- HDB loan LTV: 75%, not 80%
- Minimum cash at lease signing: 0% for HDB loan (can be all CPF); 5% for bank loan
- Prime / Plus whole-flat rental: never allowed, even after MOP
- TCPS quota for 3rd-child families: 10% from June 2026 (up from 5%)
- Indicative prices: TBC at launch via HDB Flat Portal
- Application close date: TBC; lodge HFE docs by ~15 May 2026 to be safe
Related Calculators and Guides on Smart Calculator
- HDB Grant Calculator — estimate your EHG quantum by income band
- HDB Affordability Calculator — what loan you qualify for under MSR + 75% LTV
- Downpayment Calculator — stage-by-stage cash and CPF flow for option fee, lease signing, key collection
- Mortgage Calculator — monthly instalment by loan amount, tenure and rate
- LTV Calculator — 75% HDB loan vs bank loan limits
- BSD Calculator — Buyer Stamp Duty on your purchase price
- Budget 2026 Household Payouts Guide — Child LifeSG, CDC vouchers, COL Special Payment that may help with cash flow during your BTO purchase
- Singapore Retirement Age 2026 Guide — context for the 1 July 2026 retirement-age step-up and senior-worker CPF rate changes that affect long-term affordability
Bottom Line
The June 2026 BTO launch is a mid-sized exercise (~6,900 flats) with a strong central component — Bishan Lakeview and Bukit Merah Berlayar will likely be the two most-watched projects, both probably Prime. The biggest 2026-specific changes for buyers are upstream of the launch itself: the August 2024 EHG quantum increase (max $120K) and HDB LTV cut (75%) remain the new normal, the TCPS quota doubled to 10% from this exercise onwards, and whole-flat rental in Plus and Prime projects is permanently banned, not just MOP-restricted.
For the headline numbers — your actual EHG quantum, what you'll pay at lease signing, and your monthly mortgage instalment — run them on the HDB Grant Calculator, HDB Affordability Calculator and Mortgage Calculator. When HDB publishes the official June 2026 indicative prices and Standard/Plus/Prime classification on the Flat Portal, this article will be updated.
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