Singapore’s latest BTO launch features 5,547 new units across eight projects, including four in prime locations, record-high subsidy clawbacks, and shorter wait times.
· Eight projects, 5,547 new BTO flats launched in July 2025
· Four prime flats in Bukit Merah, Clementi & Toa Payoh
· Subsidy clawback reachesrecord high of up to 12%
70% of flats have waiting times of four years or less Singapore's public housing landscape saw a major development in July 2025, as the Housing & Development Board (HDB) released 5,547 Build-To-Order (BTO) flats across eight projects, alongside 4,662 Sale of Balance Flats (SBF). The latest exercise comes amid policy changes in pricing, loan flexibility and broader eligibility, particularly for sinigles. Prime locations see first launches under PLH
The launch includes the first four Prime Location ublic Housing (PLH) projects in Bukit Merah, Clementi and Toa Payoh, areas are known for their centrality, connectivity, and resale potential.
To increase accessibiliy, HDB is offering additional subsidies. However, these prime units come with a higher subsidy recovery rate of up to 12% upon resale, the highest recorded to date. This mechanism aims to preserve equity and manage windfall gains, encourato take a long-term outlook.
Shorter wait times add to appeal
Another major feature of this launch is shorter waiting times. According to HDB, 70% of flats will be ready in four years or less, with some – particularly in Clementi and Bukit Panjang – expected to be completed in under three years.
Project (location) Waiting time
Clementi Emerald (Clementi) Under three years
Bangkit Breeze (Bukit Panjang) Under three years
Sembawang Beacon (Sembawang) Three years
Affordability remains priority
Despite rising prices, affordability continues to guide HDB’s housing policy. Prices of two-room flats start at just SGD 148,000 (USD ≈ 115,140), and five-room units cap at SGD 658,000 (USD ≈ 511,120)
For eligible first-time buyers, the Enhanced CPF Housing Grant (of up to SGD 120,000 (USD ≈ 93,360)) makes home ownership even more achievable; for example, three-room flats can go as low as SGD 162,000 (USD ≈ 126,040) after grants.
Flat type Starting price (after grant)
Three-room standard SGD 162,000 (USD ≈ 126,040)
Four-room standard SGD 248,000 (USD ≈ 192,540)
Expanded flexibility for young buyers and singles
There’s also exciting news for young couples and singles; if one partner is a full-time student or serving National Service, couples can defer income assessment to the point of key collection, potentially qualifying for higher loans later.
Meanwhile, singles applying to live with or near their parents are now given priority access to two-room flexi flats, expanding options for independent living.
In short, this BTO exercise is not just another launch. With its prime locations, shorter wait times, affordable pricing, and buyer-friendly policy shifts, it might just be this year’s most attractive public housing opportunity despite the introduction of a record-high subsidy clawback.