The short answer: HDB's November 2026 BTO sales exercise will offer about 7,960 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. That includes two Bayshore projects and a Caldecott project with Community Care Apartments. It was moved from October so buyers can get HFE letters under the new $16,000 income ceiling. Prices and classifications come at launch.
Updated 27 September 2026. HDB has not yet announced the exact launch date, prices or project classifications. We will update this page when it does.
When is the November 2026 BTO launch?
The Ministry of National Development (MND) has said the next BTO sales exercise "will be held in November 2026, instead of October 2026" (MND). No exact date or application window has been announced yet.
MND gave the reason: to give buyers time to review their housing plans and apply for an HDB Flat Eligibility (HFE) letter under the higher income ceilings announced at the National Day Rally on 23 August 2026. It urged buyers to apply for an HFE letter early and submit all documents by 25 September 2026.
November 2026 BTO list: all 7 projects
HDB previewed these projects in June 2026, when the exercise was still planned for October. The per-project figures below are as reported by the press from that preview. HDB will confirm the final numbers, flat types and project names at launch.
| Project | Town | Flat types | Flats | Nearest MRT (as reported) | Expected class* |
|---|---|---|---|---|---|
| Bayshore (smaller project) | Bedok (mature) | 2-room Flexi, 4-room | 860 | Bayshore (Thomson-East Coast Line) | Plus |
| Bayshore (larger project) | Bedok (mature) | 2-room Flexi, 3-room, 4-room | 1,640 | Bayshore (Thomson-East Coast Line) | Plus |
| Mattar | Geylang (mature) | 2-room Flexi, 4-room | 440 | Mattar (Downtown Line) | Plus |
| Caldecott | Toa Payoh (mature) | 2-room Flexi, 4-room, Community Care Apartments | 1,430 | Caldecott (Circle Line and Thomson-East Coast Line) | Prime |
| Tengah (Garden Avenue) | Tengah | 2-room Flexi, 3-room, 4-room, 5-room, 3Gen | 710 | Future Jurong Region Line (Tengah Park; EdgeProp also names Hong Kah) | Standard |
| Chencharu | Yishun | 2-room Flexi, 3-room, 4-room, 5-room | 1,580 | Khatib (North-South Line) | Standard |
| Sembawang North | Sembawang | 2-room Flexi, 3-room, 4-room, 5-room | 1,310 | None within walking distance | Standard |
*Expected, not official. MND says "more details on the projects, including their classification, will be shared during the launch". The expectations above are from EdgeProp, Stacked Homes and PropertyGuru. Do not plan around them until HDB confirms.
Sources: unit counts, flat types and MRT stations from Stacked Homes (23 July 2026) and EdgeProp (17 June 2026).
A note on the total. MND's official figure is about 7,960 flats. The press figures for each project add up to 7,970, which is why you will see both numbers online. We use MND's figure.
More than half the flats (about 4,370 of them, on the press figures) are in the mature estates of Bedok, Geylang and Toa Payoh.
Unit mix by flat type
We show the breakdown where Stacked Homes reports it. Bayshore is left out because we could not confirm its split from a reputable source, and Tengah because sources give different splits of its 710 flats.
| Project | 2-room Flexi | 3-room | 4-room | 5-room | Other |
|---|---|---|---|---|---|
| Mattar | 170 | – | 270 | – | – |
| Caldecott | 590 | – | 580 | – | 260 Community Care Apartments |
| Chencharu | 390 | 80 | 460 | 650 | – |
| Sembawang North | 330 | 100 | 460 | 420 | – |
Source: Stacked Homes (23 July 2026). Figures are from HDB's preview and may change at launch.
Two things stand out. None of the four mature-estate projects is reported to have 5-room flats: if you need a 5-room or larger flat, the choice is Tengah, Chencharu or Sembawang North. And EdgeProp reports that nearly half the Bayshore flats are 2-room Flexi.
Bayshore BTO November 2026: what we know
- Two projects, about 2,500 flats in Bedok, near Bayshore MRT station on the Thomson-East Coast Line (EdgeProp, Stacked).
- Flat types: 2-room Flexi and 4-room in the smaller project (860 flats); 2-room Flexi, 3-room and 4-room in the larger one (1,640 flats). No 5-room flats have been reported.
- Classification: expected by the press to be Plus. Not confirmed.
- Prices: not released.
Caldecott BTO November 2026: what we know
- About 1,430 flats in Toa Payoh, next to the Caldecott interchange on the Circle Line and Thomson-East Coast Line.
- Flat types: 2-room Flexi (590) and 4-room (580) only, plus 260 Community Care Apartments, HDB's assisted-living flats for seniors. MND confirms Community Care Apartments "will also be offered in Toa Payoh".
- Classification: widely expected to be the only Prime project in this exercise. Not confirmed.
- Prices: not released.
Standard, Plus and Prime: what each would mean for you
HDB classifies each project at launch. 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 | Yes; rate announced per project at launch | Yes; rate announced per project at launch |
| 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 back part of the extra subsidy to HDB, at a rate HDB sets for each project. HDB publishes each project's rate at launch, so check it before you apply.
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 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.
What changed recently
- Income ceilings rose 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.
- 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 the November 2026 launch.
How to apply for the November 2026 BTO
- Get an HFE letter first. You need a valid HDB Flat Eligibility letter before you can apply. It is free, done online, and valid for nine months. Processing can take up to a month or longer in the weeks before a sales exercise (Stacked Homes). MND asked buyers to submit all documents by 25 September 2026. If you missed that date, check your HFE status on the HDB Flat Portal: HDB has not said a later application will be rejected, but you need the letter before you can submit a BTO application.
- Check the launch details. At launch, HDB publishes each project's details, including prices, classification and (for Plus and Prime) the subsidy recovery rate. Compare them before you choose.
- Apply during the application window. You apply online through 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, Caldecott or a Standard project?
This depends on your plans, not just the location. It is worth thinking about these trade-offs before the launch:
- Mature-estate projects (Bayshore, Mattar, Caldecott) are well located, but only offer flats up to 4-room. If they are classified Plus or Prime as expected, they come with a 10-year MOP, no whole-flat rental and a subsidy clawback when you sell.
- Standard projects (Tengah, Chencharu, Sembawang North) are the only ones with 5-room flats in this exercise, and if confirmed as Standard would carry a 5-year MOP and no clawback. Sembawang North has no MRT station within walking distance; Tengah relies on the Jurong Region Line, which is still being built.
- Demand at the mature-estate projects is likely to be higher than at the Standard projects, which matters if you want better odds.
This is general information, not financial advice.
FAQ
When exactly is the November 2026 BTO launch?
HDB and MND have confirmed only the month, November 2026. The exact launch date and application window have not been announced.
How many flats are in the November 2026 BTO launch?
About 7,960, according to MND, across seven projects in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun. Some websites say 7,970, which is the total of rounded press figures for each project.
Is the Caldecott BTO a Prime project?
It is widely expected to be, but HDB has not confirmed it. MND says the classification of each project will be shared at launch.
What are the prices for the November 2026 BTO flats?
HDB has not released them. Indicative prices for each flat type are published when the exercise opens. We do not quote estimates.
Does the new $16,000 income ceiling apply to the November 2026 BTO?
Yes, for HFE letter applications made from 24 August 2026. MND moved the exercise to November so that newly eligible households could get their HFE letters in time.
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
- 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
- EdgeProp, "The hottest and coolest picks in the June and October BTO launches", 17 June 2026: edgeprop.sg
- Stacked Homes, "We Review The October 2026 BTO Launch Sites", 23 July 2026: stackedhomes.com
- Stacked Homes, "Your BTO Application Checklist: Why You Should Get Your HFE Letter First", 23 September 2026: stackedhomes.com
- 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 official statements and press reports of HDB's preview, and may change at launch. Check the HDB Flat Portal before applying.
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