The short answer: HDB's November 2026 BTO exercise opened on 4 November and closes at 11.59pm on 11 November. It offers 7,964 flats in seven projects: three Standard, three Plus and one Prime. 99-year prices start from $131,000 for a 2-room Flexi at Plantation Dew, and estimated waits run from 34 to 45 months.
Updated 5 November 2026 with HDB's launch details. Unit counts, prices and waiting times below are from HDB's Annex A. We will add application rates after the window closes.
When is the November 2026 BTO application window?
Applications opened on 4 November 2026 and close at 11.59pm on 11 November 2026. You apply on the HDB Flat Portal (HDB; The Straits Times, 4 November 2026). The order you apply in does not matter: HDB decides by computer ballot, not first come, first served (HDB).
You need a valid HDB Flat Eligibility (HFE) letter to apply. The HFE e-Service is unavailable from 4 to 11 November and resumes on 12 November (AsiaOne, 4 November 2026), so you cannot start a new HFE application during this window.
MND moved this exercise from October so buyers could get HFE letters under the higher income ceilings announced at the National Day Rally on 23 August 2026 (MND).
November 2026 BTO list: all 7 projects
| Project | Town | Class | Flats | Flat types | Estimated wait | Subsidy recovery | Nearest MRT (as reported) |
|---|---|---|---|---|---|---|---|
| Sembawang Anchor | Sembawang | Standard | 1,310 | 2-room Flexi, 3-room, 4-room, 5-room | 34 months | None | Sembawang (North-South Line), about a 15-minute walk |
| Plantation Dew | Tengah | Standard | 710 | 2-room Flexi, 3-room, 4-room, 5-room, 3Gen | 38 months | None | Future JE2 station (Jurong Region Line) |
| Chencharu Acres | Yishun | Standard | 1,582 | 2-room Flexi, 3-room, 4-room, 5-room | 39 / 41 months | None | Khatib (North-South Line) |
| Bayshore Sails | Bedok | Plus | 1,637 | 2-room Flexi, 3-room, 4-room | 44 months | 9% | Bayshore (Thomson-East Coast Line) |
| Bayshore Oasis | Bedok | Plus | 855 | 2-room Flexi, 4-room | 38 months | 9% | Bayshore (Thomson-East Coast Line) |
| Merpati Meadow | Geylang | Plus | 438 | 2-room Flexi, 4-room | 39 months | 8% | Mattar (Downtown Line) |
| Toa Payoh Hillside | Toa Payoh | Prime | 1,432 | Community Care Apartments, 2-room Flexi, 4-room | 45 months | 11% | Caldecott (Circle Line and Thomson-East Coast Line) |
Sources: flats, flat types and waits from HDB's Annex A. Classes and subsidy recovery rates from The Straits Times and EdgeProp, 4 November 2026. HDB measures the wait from the median month of flat selection to the median projected completion month of the project's blocks.
Before launch, these projects were known by their locations: Toa Payoh Hillside was the Caldecott project, Merpati Meadow the Mattar project and Bayshore Sails the larger Bayshore project. More than half the flats (4,362) are in the mature towns of Bedok, Geylang and Toa Payoh.
How much are the November 2026 BTO flats?
These are HDB's indicative prices, excluding grants. They are for 99-year leases unless stated, and actual prices vary with each flat's attributes.
| Project | 2-room Flexi | 3-room | 4-room | 5-room | Other |
|---|---|---|---|---|---|
| Sembawang Anchor | $156,000–$245,000 | $274,000–$348,000 | $312,000–$428,000 | $479,000–$614,000 | – |
| Plantation Dew | $131,000–$207,000 | $266,000–$317,000 | $339,000–$445,000 | $494,000–$626,000 | 3Gen $551,000–$637,000 |
| Chencharu Acres | $151,000–$224,000 | $297,000–$355,000 | $353,000–$428,000 | $484,000–$604,000 | – |
| Bayshore Sails | $208,000–$360,000 | $409,000–$526,000 | $580,000–$758,000 | – | – |
| Bayshore Oasis | $230,000–$378,000 | – | $559,000–$786,000 | – | – |
| Merpati Meadow | $253,000–$378,000 | – | $545,000–$726,000 | – | – |
| Toa Payoh Hillside | $243,000–$400,000 | – | $558,000–$796,000; with balcony $619,000–$832,000 | – | Community Care Apartment (40-year lease) $151,000–$192,000 |
Source: HDB's Annex A.
- Grants: eligible first-timer families can receive up to $120,000 in Enhanced CPF Housing Grants (AsiaOne). Our HDB grant calculator gives an estimate for your income.
- Sembawang Anchor prices include floor finishes, internal doors and sanitary fittings. Without them, a 4-room flat is $304,000 to $419,000.
- Plantation Dew White Flats have no internal partition walls. The price is $6,000 lower for 3-room, $8,600 for 4-room and $9,000 for 5-room flats.
- Community Care Apartments prices do not include the mandatory Basic Service Package. Leases of 15 to 45 years are priced from $88,000 to $201,000.
- Short-lease 2-room Flexi: eligible buyers aged 55 and above can choose a lease of 15 to 45 years, in five-year steps, at lower prices. The lease must cover all buyers until at least age 95.
How do 4-room prices compare with nearby resale flats?
HDB publishes recent nearby resale prices next to each project. They are not like for like: resale flats have shorter leases and can be moved into sooner.
| Project | New 4-room (excluding grants) | Nearby 4-room resale | Resale lease left |
|---|---|---|---|
| Sembawang Anchor | $312,000–$428,000 | $588,888–$635,000 | About 93 years |
| Plantation Dew | $339,000–$445,000 | $570,888–$705,888 | About 91 years |
| Chencharu Acres | $353,000–$428,000 | $548,000–$660,000 | About 90 years |
| Bayshore Sails | $580,000–$758,000 | $905,000–$985,000 | About 82 years |
| Bayshore Oasis | $559,000–$786,000 | $905,000–$985,000 | About 82 years |
| Merpati Meadow | $545,000–$726,000 | $920,000–$1,100,000 | About 92 years |
| Toa Payoh Hillside | $558,000–$796,000 | $820,000–$1,200,000 | About 91 years |
Source: HDB's Annex A, Tables A(1)(b) to (h). Toa Payoh Hillside's price is for units without balconies. Plus and Prime flats also carry subsidy recovery when you sell, which these prices do not show.
Unit mix by flat type
| Project | 2-room Flexi | 3-room | 4-room | 5-room | Other |
|---|---|---|---|---|---|
| Sembawang Anchor | 333 | 96 | 464 | 417 | – |
| Plantation Dew | 178 | 84 | 168 | 252 | 28 3Gen |
| Chencharu Acres | 392 | 84 | 462 | 644 | – |
| Bayshore Sails | 890 | 90 | 657 | – | – |
| Bayshore Oasis | 347 | – | 508 | – | – |
| Merpati Meadow | 167 | – | 271 | – | – |
| Toa Payoh Hillside | 592 | – | 584 | – | 256 Community Care Apartments |
| Total | 2,899 | 354 | 3,114 | 1,313 | 284 |
Source: HDB's Annex A; 2-room Flexi and Toa Payoh Hillside 4-room figures add HDB's separate rows, and the totals are our sums.
Two things stand out. Only the three Standard projects offer 5-room flats, so anyone who needs one must choose Sembawang Anchor, Plantation Dew or Chencharu Acres. And about 36% of all flats are 2-room Flexi, rising to about half at Bayshore (1,237 of 2,492).
Which projects have shorter waiting times?
Sembawang Anchor is the only Shorter Waiting Time project: all 1,310 flats have an estimated wait of 34 months, or two years and 10 months (HDB, 1 November 2026). It has a preschool, eatery, supermarket and shops within the project (AsiaOne). Sembawang MRT station is about a 15-minute walk away (Stacked Homes, 4 November 2026). AsiaOne reports it brings the Shorter Waiting Time flats launched in 2026 to 4,661, above HDB's commitment of 4,000.
Plantation Dew and Bayshore Oasis are next, at 38 months. A shorter wait is separate from a project's classification.
Bayshore BTO November 2026: Sails or Oasis?
- Two Plus projects, 2,492 flats on Bayshore Drive, near Bayshore MRT station (The Straits Times).
- Bayshore Oasis: 855 flats, 2-room Flexi and 4-room only, 38-month wait. Four blocks, with a preschool, minimart and shops (The Straits Times, 1 November 2026).
- Bayshore Sails: 1,637 flats, adds 90 3-room flats, 44-month wait.
- 4-room prices: Oasis starts lower ($559,000 against $580,000) but its range runs higher ($786,000 against $758,000).
- Rules: both are Plus, so a 10-year MOP, no renting out the whole flat, and 9% subsidy recovery when you sell.
Toa Payoh Hillside BTO: what to know
- 1,432 units next to Caldecott MRT, the only Prime project in this exercise.
- Flat types: 592 2-room Flexi, 584 4-room (156 of them with balconies) and 256 Community Care Apartments, HDB's assisted-living flats for seniors.
- Community Care Apartments: from this exercise, applicants aged 55 and above can apply, down from 65 (The Straits Times).
- Wait: 45 months, the longest in this exercise.
- Rules: 10-year MOP, no renting out the whole flat, and 11% subsidy recovery, the highest rate in this exercise.
Standard, Plus and Prime: what each means for you
The rules for each class are set out by MND (page last updated 17 September 2026):
| Standard | Plus | Prime | |
|---|---|---|---|
| Location | "Largest category of supply" | "Choicer locations" | "Choicest locations" |
| Minimum occupation period (MOP) | 5 years | 10 years | 10 years |
| Subsidy recovery when you sell | None | 9% at both Bayshore projects, 8% at Merpati Meadow | 11% at Toa Payoh Hillside |
| Renting out the whole flat | Allowed, with HDB approval | Not allowed | Not allowed |
| Resale buyer income ceiling | None | $16,000 | $16,000 (families), $8,000 (singles) |
| Other resale conditions | Standard resale rules | At least 1 Singapore Citizen buyer; private property owners wait 30 months after selling | Same as Plus; singles can only buy 2-room Flexi Prime resale flats |
The MOP counts from when you collect your keys. Subsidy recovery means that when you sell a Plus or Prime flat, you pay HDB a percentage of the resale price or valuation, whichever is higher (The Straits Times).
Who can apply? Income ceilings for the November 2026 BTO
These ceilings apply to HFE letter applications made from 24 August 2026 (MND; PMO):
| Buyer | Monthly household income ceiling | Before 24 Aug 2026 |
|---|---|---|
| Families (new BTO flats, resale with CPF Housing Grant, HDB loan) | $16,000 | $14,000 |
| Singles aged 35 and above | $8,000 | $7,000 |
| New EC units (sites with tenders closing on or after 24 Aug 2026) | $18,000 | $16,000 |
Eligible first-timer singles can apply for 2-room Flexi flats in any location, including Plus and Prime projects (MND).
The $18,000 EC ceiling does not yet help households earning between $16,001 and $18,000 a month: every EC expected to launch in 2026 and 2027 sits on a site tendered before 24 August 2026 and keeps the $16,000 ceiling. See our EC launches 2026–2027 guide.
The other usual conditions (citizenship, family nucleus, age, and property ownership) still apply. Your HFE letter will tell you which flat types you can buy and how much in grants and HDB loan you qualify for. For an estimate before then, our HDB grant calculator works out the Enhanced CPF Housing Grant for your household income.
What changed in this exercise
- Higher income ceilings. This is the first BTO exercise under the ceilings raised on 24 August 2026, the first increase since 2019 (per PropertyGuru). Households earning between $14,001 and $16,000 a month can now apply, if they meet the other conditions.
- Community Care Apartments from age 55. The minimum age fell from 65 (The Straits Times).
- The exercise moved from October to November 2026 so that newly eligible buyers could get HFE letters in time.
- Extra ballot chances for families with children start later. First-timer families with, or expecting, children will get one extra ballot chance for each Singapore Citizen child aged 18 and below. This starts from the February 2027 exercise, so it does not apply to this launch.
How to apply for the November 2026 BTO
- Check your HFE letter. You need a valid HFE letter to apply. HDB gave priority to those who submitted their applications and all documents by 25 September (AsiaOne). If you do not have a letter yet, check its status on the HDB Flat Portal. New HFE applications are closed until 12 November, so if you have not applied, the next exercise is February 2027. While you decide, our CPF usage limits guide explains how much of your CPF you can use for the flat.
- Compare the projects. Check each project's price, class, wait and subsidy recovery rate in the tables above, and the full details on the HDB Flat Portal.
- Apply by 11.59pm on 11 November 2026 on the HDB Flat Portal.
- Balloting. After the window closes, HDB draws a computerised ballot. Successful applicants get a queue number, which sets the order in which they are invited to choose a flat. There are usually more queue numbers than flats, so a high queue number may not lead to a flat.
Should you apply for Bayshore, Toa Payoh Hillside or a Standard project?
This depends on your plans, not just the location. These are the main trade-offs:
- Plus and Prime projects (Bayshore, Merpati Meadow, Toa Payoh Hillside) are well located, but only offer flats up to 4-room. They come with a 10-year MOP, no whole-flat rental and subsidy recovery of 8% to 11% when you sell.
- Standard projects (Sembawang Anchor, Plantation Dew, Chencharu Acres) are the only ones with 5-room flats. They carry a 5-year MOP and no subsidy recovery. Sembawang Anchor has the shortest wait, but its nearest MRT station is about a 15-minute walk away; Plantation Dew relies on the Jurong Region Line, which is still being built.
- Demand is an analyst view until HDB publishes application rates. Huttons' Lee Sze Teck says the higher ceiling could push the overall rate above 3.7, and PropNex's Kelvin Fong expects about 3.5 to 4.0 times, with Toa Payoh Hillside the most in demand (EdgeProp, 4 November 2026).
- Waiting for February 2027 is an option if your family gains extra ballot chances then. See our next BTO launch guide.
- Resale is an alternative to waiting. Our HDB resale price trend 2026 page tracks HDB's resale price index each quarter. If you already own a flat and are thinking about a condo instead, see our HDB to private property upgrade guide.
This is general information, not financial advice.
FAQ
When does the November 2026 BTO application close?
At 11.59pm on 11 November 2026. Applications opened on 4 November on the HDB Flat Portal.
How many flats are in the November 2026 BTO launch?
7,964 flats in seven projects across Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. That includes 256 Community Care Apartments at Toa Payoh Hillside.
What are the prices for the November 2026 BTO flats?
Excluding grants, 4-room flats range from $312,000 at Sembawang Anchor to $832,000 at Toa Payoh Hillside (with balcony). The lowest 99-year price is $131,000 for a 2-room Flexi at Plantation Dew.
Which November 2026 BTO project has the shortest wait?
Sembawang Anchor, at an estimated 34 months. It is the only Shorter Waiting Time project. Toa Payoh Hillside has the longest wait, at 45 months.
Is Toa Payoh Hillside a Prime project?
Yes. It is the only Prime project in this exercise, with 11% subsidy recovery. Bayshore Sails, Bayshore Oasis and Merpati Meadow are Plus. Sembawang Anchor, Plantation Dew and Chencharu Acres are Standard.
Does the $16,000 income ceiling apply to the November 2026 BTO?
Yes, for HFE letter applications made from 24 August 2026. This is the first BTO exercise under the higher ceilings.
Can I still get an HFE letter for this exercise?
Not with a new application. The HFE e-Service is unavailable until 12 November, after applications close. The next exercise is in February 2027, and buyers are encouraged to submit HFE applications and documents by 15 December 2026.
Do families with children get extra ballot chances in November 2026?
No. The extra ballot chance for each child starts from the February 2027 exercise.
Sources
- HDB, "HDB Launches 7,964 Flats Across Seven Projects in November 2026 BTO Sales Exercise", 4 November 2026: hdb.gov.sg
- HDB, Annex A: November 2026 BTO flat supply and pricing details, 4 November 2026: hdb.gov.sg
- HDB, November 2026 BTO Sales Exercise: hdb.gov.sg
- The Straits Times (via Yahoo News Singapore), "7,964 BTO flats launched as higher income ceilings take effect", 4 November 2026: sg.news.yahoo.com
- EdgeProp, "November BTO exercise launches nearly 8,000 flats, including Toa Payoh and Bayshore units", 4 November 2026: edgeprop.sg
- AsiaOne, "HDB launches 7,964 BTO flats across 6 towns in first exercise under higher income ceilings", 4 November 2026: asiaone.com
- Stacked Homes, "November 2026 BTO Launch Review", 4 November 2026: stackedhomes.com
- HDB, "1,310 Shorter Waiting Time Flats to be Offered in November 2026 BTO Exercise", 1 November 2026: hdb.gov.sg
- AsiaOne, "More than 1,300 BTO flats with shorter waiting times to be offered in Sembawang", 1 November 2026: asiaone.com
- The Straits Times (via Yahoo News Singapore), "1,310 BTO flats in Sembawang go on sale in November; under three years' wait for them", 1 November 2026: sg.news.yahoo.com
- MND, "Increase in Income Ceilings and Greater Support for Families with Children", August 2026: mnd.gov.sg
- MND, "New Flat Classification Framework: Standard, Plus, Prime", last updated 17 September 2026: mnd.gov.sg
- Prime Minister's Office, National Day Rally 2026, 23 August 2026: pmo.gov.sg
- PropertyGuru, "HDB raises the BTO income ceiling", 17 September 2026: sg.news.yahoo.com
SG Properties is an independent research site and is not affiliated with HDB or MND. Project details are from HDB's launch documents and press reports of them. Check the HDB Flat Portal before applying.
BTO or resale? Ask us
Weighing a BTO flat against a resale flat or an EC? Tell us your situation and we'll reply by email within one working day, free. If you'd like, we can also pass your enquiry to a licensed agent to discuss resale or EC options with you. You decide below, and any agent fees would be agreed directly with the agent.
Email me the Feb 2027 BTO estates the day HDB announces them
When HDB first names the towns or projects for the February 2027 BTO exercise, we aim to email you the same day, with the list and links to HDB's official details. We'll email again when HDB releases the full project details at launch. Free, and you can unsubscribe any time.
Prefer Telegram? Follow @sgpropertiessg for our new guides and updates.