Disclaimer (Block 1): This article is for educational purposes only and is intended to assist CEA-registered property agents in understanding regulatory frameworks. It does not constitute financial, tax, or legal advice. LEVR's calculations are indicative only. Always verify rates and eligibility with your bank, HDB, CPF Board, or a licensed financial advisor before advising clients.
Overview: HDB Resale Grant Framework
HDB administers three main housing grants for resale flat purchases. Each grant has separate eligibility conditions, but multiple grants can apply to the same buyer simultaneously — this is what agents call "stacking." Understanding which grants stack, at what amounts, and under which conditions is essential for giving buyers an accurate picture of their effective purchase cost.
All HDB housing grants are paid into the buyer's CPF Ordinary Account (OA) and can only be used for the purchase of the resale flat. Grants are not paid out as cash.
The Three Main Resale Grants
1. Enhanced CPF Housing Grant (EHG)
The EHG replaced the Special CPF Housing Grant (SHG) and Additional CPF Housing Grant (AHG) in September 2019. It is the primary grant for first-timer households buying resale flats.
- Maximum amount: S$80,000 (families) / S$40,000 (singles)
- Income ceiling: Family average gross monthly income ≤S$9,000; singles ≤S$4,500
- Eligible buyers: First-timer Singapore Citizens (families or singles ≥35 under the Singles Scheme)
- Remaining lease requirement: Flat must have at least 20 years remaining AND cover the youngest buyer to age 95 (same CPF rule)
- Income-tiered: EHG amount scales down as income increases — maximum S$80,000 for income ≤S$1,500/month; S$5,000 per income band
2. CPF Housing Grant (CHG) — Family and Half-Housing Grant
The CHG applies to first-timer families and to cases where one applicant is a first-timer and the other is a second-timer (the "Half-Housing Grant" scenario).
- First-timer family (both applicants first-timers): S$50,000 (4-room and larger flats), S$80,000 (3-room and smaller). Income ceiling S$14,000.
- First-timer + second-timer (mixed) family: S$25,000 (4-room and larger), S$40,000 (3-room and smaller). Both applicants must be Singapore Citizens. Income ceiling S$14,000.
- Singles CHG: S$25,000 (4-room and larger), S$40,000 (3-room and smaller). For singles ≥35 buying resale. Income ceiling S$7,000.
3. Proximity Housing Grant (PHG)
PHG incentivises buyers to live near or with parents/children. It applies on top of EHG and CHG.
- Living with parents/child: S$30,000 (family) / S$15,000 (singles)
- Living near parents/child (within 4km): S$20,000 (family) / S$10,000 (singles)
- No income ceiling — PHG is not income-tested
- Eligible buyers: Singapore Citizens; at least one applicant must be a Singapore Citizen; parents/child must be Singapore Citizens or PRs
Grant Stacking Matrix — What Combines
| Buyer Profile | EHG | CHG | PHG | Max Total (4-room) |
|---|---|---|---|---|
| First-timer SC family, income ≤S$9K, living with parents | Up to S$80K | S$50K | S$30K | Up to S$160K |
| First-timer SC family, income ≤S$9K, living near parents (within 4km) | Up to S$80K | S$50K | S$20K | Up to S$150K |
| First-timer SC family, income ≤S$9K, no proximity | Up to S$80K | S$50K | N/A | Up to S$130K |
| First-timer SC family, income S$9K–S$14K (CHG only; EHG not eligible) | Not eligible | S$50K | S$30K (if applicable) | Up to S$80K |
| First-timer + second-timer SC couple, income ≤S$9K | Not eligible (second-timer present) | S$25K (half-housing grant) | S$30K (if applicable) | Up to S$55K |
| Single SC ≥35, income ≤S$4.5K, living with parents | Up to S$40K | S$25K | S$15K | Up to S$80K |
Income Ceiling Interactions
The income ceiling for each grant uses average gross monthly household income — the total of all household members' gross incomes divided by 12 months (where applicable). This is different from individual income.
| Grant | Income Ceiling (Family) | Income Ceiling (Singles) | Income Tested? |
|---|---|---|---|
| EHG | ≤S$9,000/month | ≤S$4,500/month | Yes — tiered scale |
| CHG (first-timer family) | ≤S$14,000/month | ≤S$7,000/month | Yes — flat amount |
| PHG | No ceiling | No ceiling | No — proximity-based only |
A family earning S$10,000/month exceeds the EHG ceiling (S$9,000) but remains under the CHG ceiling (S$14,000). They receive CHG (S$50,000 for a 4-room flat) and PHG (if applicable) — but not EHG. The maximum they can receive is S$80,000 (if living with parents) versus S$160,000 for a lower-income family receiving all three grants.
PHG Proximity — Practical Computation
For the PHG near-parents grant (4km rule), agents should:
- Obtain the exact address of the parents'/child's current residence
- Measure the straight-line distance between the two addresses using a mapping tool or the HDB proximity checker (available on the HDB portal)
- Confirm the measurement is within 4km — not estimated at the town or estate level
- Note: the parents/child must be residing at that address at the time of the grant application and for a period post-completion
For the PHG living-together grant, the parents/child must physically reside in the same flat after completion. HDB may verify this through address records. Agents should not recommend applying for the living-together PHG if the parents/child have no intention of actually residing together.
Grant Clawback Conditions
HDB grants are subject to clawback if the buyer breaches certain conditions. Key clawback triggers include:
- PHG clawback: If the buyer does not maintain proximity or co-residence with parents/child for the required period (typically 5 years), HDB may claw back the PHG. The specific conditions are stated in the grant letter.
- Flat disposal within MOP: Selling or subletting the entire flat within MOP (5 years) without HDB approval triggers grant clawback in addition to MOP penalties.
Frequently Asked Questions
Q: Can a couple where one is SC and one is PR stack EHG, CHG, and PHG?
A: The SC/PR couple can potentially receive all three grants if: (1) the SC spouse is a first-timer, (2) the PR spouse is also a first-timer (no prior ownership of HDB or private property in Singapore), and (3) household income meets the EHG ceiling. If both are first-timers and income ≤S$9,000, EHG applies. CHG applies at S$50,000 for 4-room and larger. PHG applies if proximity conditions are met. The SC/PR combination does not automatically disqualify for EHG — what matters is first-timer status and income.
Q: Is the EHG amount fixed or does it depend on exactly how much the household earns?
A: EHG is tiered by income — it scales down as income rises. The maximum S$80,000 is for families earning ≤S$1,500/month. For each income band above that, the grant reduces by S$5,000. For example, a family earning S$4,500/month receives S$50,000; a family earning S$8,500/month receives S$10,000. Agents must compute the actual EHG quantum based on the buyer's specific income, not assume the maximum.
Q: Can grants be used to offset the purchase price or only for CPF top-up?
A: All HDB housing grants are credited to the buyer's CPF Ordinary Account. They are not paid as cash and cannot be used to pay cash components of the purchase (such as the option fee, exercise fee, or ABSD). The CPF OA top-up from grants is then available to fund the down payment (above the 5% minimum cash requirement) and BSD — the same uses as regular CPF OA funds.
Q: If the buyer is buying a 2-room or 3-room resale flat, do grant amounts change?
A: Yes. CHG amounts differ by flat size: for 3-room and smaller flats, the first-timer family CHG is S$80,000 (versus S$50,000 for 4-room and larger). This makes smaller resale flats significantly more grant-subsidised. EHG amounts do not differ by flat size — only by income level. PHG amounts do not differ by flat size. Agents advising buyers considering a 3-room flat should recalculate CHG at the higher S$80,000 rate.
Q: Does the EHG remaining lease rule override the standard CPF rule?
A: They are the same rule. EHG and CPF Board both require that the flat's remaining lease covers the youngest buyer to age 95 and that at least 20 years remain. A flat that fails the CPF lease coverage test will also fail the EHG eligibility test. These are not two separate checks — they derive from the same policy requirement.
Disclaimer (Block 3): LEVR's calculator outputs are estimates based on inputs provided and current regulatory parameters as known at time of publication. They are not a guarantee of borrowing capacity, stamp duty liability, or CPF eligibility. Regulatory thresholds and rates may change. Always verify with IRAS, your bank, or a licensed financial advisor before making financial decisions.