HDB’s final BTO exercise of 2026 lands in November with about 7,970 flats across 7 projects in 6 towns. It is also the first launch open to households earning up to $16,000 a month.
At a glance
- When: November 2026 (moved from October). Exact dates, prices and classifications are released on launch day.
- How many: ~7,970 flats in Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun.
- Where: more than half the flats sit in mature estates — a rare chance to buy subsidised in towns where resale carries a premium.
- Year total: rounds off ~19,600 BTO flats for 2026 across the February, June and November exercises.
- Hot picks: Caldecott (Toa Payoh) and Bayshore (Bedok) will likely draw the most applicants; Chencharu, Sembawang North and Tengah offer better odds and bigger flats.
What changed since the preview
- Higher income ceilings (effective 24 Aug 2026, announced at NDR 2026): families $14,000 → $16,000; singles aged 35+ $7,000 → $8,000.
- Launch moved to November so newly eligible households could secure an HDB Flat Eligibility (HFE) letter in time.
- HFE document deadline was 25 Sep 2026. If you did not submit by then, you cannot ballot in this exercise — see Plan B below.
- Extra ballot chance per child for first-timer families does not apply yet. It starts from the February 2027 exercise.
The 7 projects at a glance
| Project | Units | Flat mix | Expected tier* | Nearest MRT | Est. 4-room from** |
|---|---|---|---|---|---|
| Bayshore I (Bayshore Rd), Bedok | 1,640 | 890 2RF · 90 3R · 660 4R | Plus | Bayshore (TEL) | ~$500k–$520k |
| Bayshore II (Bayshore Walk), Bedok | 860 | 350 2RF · 510 4R | Plus | Bayshore (TEL) | ~$500k–$520k |
| Caldecott, Toa Payoh | 1,430 (incl. 260 CCA) | 590 2RF · 580 4R · rental | Prime | Caldecott (CCL/TEL) | ~$550k |
| Mattar, Geylang | 440 | 170 2RF · 270 4R | Plus | Mattar (DTL) | ~$500k–$550k |
| Chencharu, Yishun | 1,580 | 390 2RF · 80 3R · 460 4R · 650 5R | Standard | Khatib (NSL) | TBC |
| Sembawang North | 1,310 | 330 2RF · 100 3R · 460 4R · 420 5R | Standard | — | ~$330k |
| Tengah (Garden Ave) | 710 | 160 2RF · 50 3R · 250 4R · 200 5R · 50 3Gen | Standard | — | ~$360k |
2RF = 2-room Flexi · CCA = Community Care Apartments (assisted living for seniors). *Industry expectation only — HDB confirms classification at launch. Plus and Prime flats carry a 10-year MOP and a subsidy recovery when you sell. **Analyst estimates before grants; official prices are published on launch day.
Project quick takes
Bayshore I & II (Bedok) — 2,500 flats, the biggest share
- Beside Bayshore MRT on the Thomson-East Coast Line, a short walk to East Coast Park.
- Over half the supply is 2-room Flexi — strong for singles and seniors.
- Value check: Vela Bay, the area’s first condo, sold 72% of units on launch weekend at an average of ~$2,886 psf.
Caldecott (Toa Payoh) — likely the hottest ticket
- Right next to the Caldecott CCL/TEL interchange, in a mature estate.
- Only 2-room Flexi and 4-room; no 5-room.
- Toa Payoh’s first Community Care Apartments (260 units).
- Recent Toa Payoh 4-room launches drew first-timer application rates of up to 6.4x — expect tough odds.
Mattar (Geylang) — smallest, but competitive
- Only 440 units, walking distance to Mattar MRT (Downtown Line).
- Geylang’s last BTO was Merpati Alcove (Oct 2024, 443 units), so pent-up demand is likely.
Chencharu (Yishun) — best for larger families
- Largest 5-room supply in this launch: 650 units.
- Fifth project in the Chencharu precinct near Khatib MRT; 2 preschools planned on-site.
Sembawang North — space at entry-level prices
- More than two-thirds of the 1,310 flats are 4-room or 5-room.
- Sembawang already saw 3,950 flats launched in February and June — demand may be softer, which helps your odds.
Tengah (Garden Avenue) — first Tengah launch in ~3 years
- Plantation district; every flat type on offer, including the launch’s only 50 3Gen flats.
- 4-room estimated from ~$360k — one of the cheapest entry points this round.
Which project suits you?
| If you are… | Look at | Trade-off |
|---|---|---|
| Single, 35+, earning ≤$8,000 | 2-room Flexi at Bayshore, Caldecott or Chencharu | City-fringe picks mean a 10-year MOP |
| Young couple wanting city-fringe | Caldecott, Mattar, Bayshore | Higher price, tighter odds, 10-year MOP |
| Growing family needing space | Chencharu, Sembawang North, Tengah | Further from town; Standard = 5-year MOP |
| Multi-generation household | Tengah (3Gen) | Only 50 units |
| Senior wanting assisted living | Caldecott (CCA) | Limited supply; eligibility rules apply |
My ballot strategy tips
- Pick by need, not hype. Caldecott and Bayshore will be oversubscribed; a project you can actually win beats one you only dream about.
- Price in the 10-year MOP. Plus and Prime flats lock you in for a decade, and HDB claws back part of the subsidy when you sell. If you plan to upgrade within 5–7 years, a Standard flat fits better.
- Watch the live application rates. HDB publishes them during the window. Applications are balloted, so day 1 has no advantage over the last day.
- Budget beyond the price tag. Add renovation and several years of waiting time (and rent, if you need a home now).
- Have a Plan B ready before results come out.
Missed the HFE deadline — or the ballot? Your Plan B
- Next BTO: February 2027. It is the first exercise with an extra ballot chance per child for first-timer families.
- HDB resale: no multi-year wait, you choose the exact unit and floor, and CPF Housing Grants still apply.
- Upgrading instead? Bayshore’s condo launch shows how wide the BTO-to-private price gap is — worth running the numbers before you commit to a 10-year MOP.
Key dates
- 24 Aug 2026: new income ceilings take effect.
- 25 Sep 2026: HFE supporting documents due for the November exercise (passed).
- November 2026: BTO sales launch — exact date, prices and classifications TBC.
- February 2027: next BTO exercise.
Information as of 19 Oct 2026. Sources: PropertyGuru · Uchify · EdgeProp · Ohmyhome · ERA · sg.properties · Homeswift · RecordBTO · HDB Flat Portal