HDB Grant Calculator: What a First-Timer Can Really Get in 2026
Three grants can stack on one resale flat: the Enhanced CPF Housing Grant (up to $120,000), the Family or Singles Grant, and the Proximity Housing Grant. Here is your stack, worked out line by line at current HDB amounts. No sign-up.
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Your result, explained
Grants are not a discount off the price tag. The money lands in your CPF Ordinary Account and behaves like your own CPF savings: it pays for the flat, cuts the loan you need, and shrinks the monthly instalment. The catch comes later. When you sell, every grant dollar goes back into your CPF with accrued interest. It is deferred cost, not free money, and it still beats having no grant at all.
The EHG is the income-sensitive one. It uses your average gross income over the 12 months before you apply, so a pay rise landing at the wrong moment can cost you a band. The Family Grant and Singles Grant only check that you are under the ceiling ($14,000 for couples, $7,000 for a single). The PHG checks nothing but distance: no income ceiling at all, once per lifetime.
Worked example: first-timer couple, $6,800 a month, 4-room resale near her parents
- EHG: $6,800 sits in the $6,501–$7,000 band → $30,000
- Family Grant (SC-SC, 2- to 4-room, income under $14,000) → $80,000
- PHG, living within 4km of parents → $20,000
- Total stack: $130,000 into their CPF OA
On a $600,000 flat, that stack takes the amount they need to finance down to $470,000 before their own savings. It is the difference between a comfortable loan and a stretched one.
And a single buyer, $3,200 a month, 3-room resale near his mother
- EHG (singles table, $3,001–$3,250 band) → $20,000
- Singles Grant (2- to 4-room, income under $7,000) → $40,000
- PHG singles, within 4km → $10,000
- Total stack: $70,000
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Where calculators usually go wrong
Edge cases worth knowing
The lease has to last to age 95
Full EHG needs the flat's remaining lease to cover the youngest buyer to age 95. Buy an older resale flat with 60 years left at 30 years old and the EHG gets pro-rated. The Family Grant and PHG don't care about lease length beyond the 20-year minimum, which is why old flats can still make sense.
SC-PR couples get $10,000 less, then get it back
The Family Grant pays $10,000 less when one of you is a PR. That $10,000 isn't lost: HDB tops it up when the PR becomes a citizen, or when you have a child who is a citizen. The EHG rate is the same either way.
The 12-month income average cuts both ways
A big bonus 10 months ago averages out. A pay rise last month barely moves the number. If you're near a band boundary or the $9,000 EHG ceiling, the month you submit your HFE application changes your grant. This is worth planning, not gaming: HDB sees your CPF contribution history.
A job gap can zero the EHG
EHG needs at least one applicant in continuous employment for the 12 months before applying. A two-month break between jobs resets the clock. If that's you, it may be worth waiting a few months before applying. The Family Grant has no employment condition.
BTO buyers get EHG, nothing more
The Family Grant and PHG exist because resale flats cost market price. A BTO is already subsidised, so EHG is the only grant on top. Plus and Prime flats carry their own subsidies, with a clawback when you sell. Weigh the whole thing here: BTO vs resale, with real numbers.
Second-timer? Different scheme entirely
If both of you have taken a housing subsidy before, none of these grants applies. The Step-Up CPF Housing Grant under the Fresh Start scheme (up to $50,000, 2-room Flexi, income up to $7,000, with a child under 16) is the one to check. And if you're single, the age floor is 35 for every grant on this page.
One-time use, occupier rules, divorced or widowed situations: the PHG and singles rules get specific fast. Ask me on WhatsApp and I'll tell you which line applies to you.
Next step
Put the stack against real prices
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Read the comparisonWant your exact stack confirmed?
The HFE letter is the document that locks your grants in. Tell me your situation in two lines and I'll tell you what to expect before you apply.