CPF Housing Grant Calculator Singapore 2026

Estimate your HDB housing grants — Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant — in seconds. Free calculator with real-time SGD results for BTO and resale flats.

Understanding CPF Housing Grants for Singapore Flat Buyers

For most Singaporeans, purchasing an HDB flat is the single largest financial commitment of their lives — and CPF housing grants are the government’s most direct mechanism for making homeownership more affordable. As at Q1 2026, eligible first-timer households can receive up to S$120,000 in Enhanced CPF Housing Grant (EHG) alone, with additional Family Grant and Proximity Housing Grant stacking on top for resale flat buyers. Understanding which grants you qualify for — and how much — is essential before you commit to a flat price or take out an HDB or bank loan. This calculator uses the latest HDB grant eligibility criteria published on HDB’s official website. All figures are estimates for educational reference and subject to HDB’s formal assessment.

Not financial advice. Grant amounts are estimates based on HDB guidelines as at Q1 2026. Eligibility is determined by HDB at the point of application. Always verify at hdb.gov.sg before making financial decisions.

How CPF Housing Grants Reduce Your Financial Burden

CPF housing grants are disbursed directly into your CPF Ordinary Account (OA) and offset the purchase price of your flat — they reduce the amount you need to pay in cash or CPF, and correspondingly lower your mortgage loan quantum. A household receiving S$80,000 in total grants on a S$500,000 resale flat effectively only needs to finance S$420,000. At a 25-year HDB loan at 2.6% p.a., that S$80,000 grant reduces monthly instalments by approximately S$360 per month — a meaningful difference over a 25-year horizon. Use our HDB Loan vs Bank Loan Calculator to model the full mortgage picture after accounting for your grants.

Grant Amounts Change With Income — The EHG Sliding Scale

Unlike a flat grant amount, the EHG operates on a sliding scale tied to your gross monthly household income. Lower-income households receive more — up to S$120,000 for incomes below S$1,500/month — while the grant decreases in S$10,000 steps as income rises, reaching S$0 for incomes above S$9,000/month. This means that a household earning S$4,500/month receives S$60,000 EHG, while a household earning S$6,500/month receives only S$20,000. If your household income is near a threshold, the precise figure matters — use the slider in our calculator above to find your exact bracket. Understanding this helps with CPF OA planning and how much CPF you’ll have available for housing after grants.

How to Use This CPF Housing Grant Calculator

1. Flat Type: Select BTO (Built-to-Order) or Resale HDB Flat. This matters significantly — the Family Grant and Proximity Housing Grant only apply to resale flats. BTO buyers are eligible for EHG only (plus the Step-Up CPF Housing Grant for eligible second-timers, not included in this calculator).
2. Applicant Type: Choose whether both applicants are first-timers, one is a first-timer and the other a second-timer (previously owned a flat), or both are second-timers. First-timer status is the key eligibility gate for most grants.
3. Gross Monthly Household Income: Enter the combined gross income of all applicants. Use your last 12 months’ average if income is variable. Include base salary, allowances, and bonuses averaged over 12 months. Exclude CPF contributions already deducted by employer.
4. Proximity to Parents / Children: For resale flat buyers, select whether you are buying within 4 km of your parents’/children’s flat (same town qualifies), or buying to live together with them. This determines Proximity Housing Grant eligibility.
5. Flat Size (Resale): For resale flats, the Family Grant amount differs by flat size — larger flats (4-room and above) qualify for higher Family Grant amounts.

The calculator instantly estimates your EHG, Family Grant, Proximity Housing Grant, and total combined grants in SGD.

Pro tip: After estimating your grants, use our Home Loan Affordability Calculator to see how your grant reduces the loan you need and the monthly repayment impact.

What Are CPF Housing Grants?

CPF housing grants are government subsidies paid directly into your CPF Ordinary Account to help Singaporeans afford HDB flats. They are not cash payments — the grant amount is credited to your CPF OA and is used to offset the purchase price of the flat, reducing the amount of mortgage loan you need. As at Q1 2026, there are three main housing grants for eligible buyers: the Enhanced CPF Housing Grant (EHG), the Family Grant (for resale flats), and the Proximity Housing Grant (PHG). Each has different eligibility criteria, income ceilings, and flat type restrictions.

CPF housing grants have evolved significantly over time. The previous Additional CPF Housing Grant (AHG) and Special CPF Housing Grant (SHG) were consolidated into the EHG in 2019, simplifying the system and increasing the maximum grant from S$80,000 to S$120,000 for the lowest-income households. The EHG is now the flagship grant and is available for both BTO and resale flat purchases, subject to income eligibility and a work requirement (at least one applicant must have been continuously employed for the 12 months prior to application).

It is important to understand that CPF housing grants are disbursed after the purchase is completed — they are credited to your CPF OA and used to service your HDB loan or reduce your outstanding balance. This means grants do not reduce the initial cash down payment required, but they do reduce the total loan amount and therefore the total interest paid over the loan tenure.

How Each Grant Works: EHG, Family Grant, PHG

The three main CPF housing grants have distinct mechanics:

Enhanced CPF Housing Grant (EHG): Available for both BTO and resale flat purchases by first-timer applicants (and first-timer + second-timer couples at half the amount). The EHG amount is determined by household income on a sliding scale from S$10,000 (income S$7,001–S$9,000) to S$120,000 (income below S$1,500/month). The income ceiling is S$9,000/month for couples and families. At least one applicant must have been working continuously for 12 months prior to application. There is no income floor — even households earning S$500/month qualify. The EHG is deposited into the CPF OA of both applicants equally.

Family Grant (Resale only): Available for first-timer applicants buying a resale flat. The amount depends on flat size: S$80,000 for 4-room and larger flats, S$50,000 for 3-room flats, and S$40,000 for 2-room flats (for singles, half these amounts apply). The income ceiling is S$14,000/month for families. For first-timer + second-timer couples, the Half-Housing Grant applies at half the Family Grant amount, with an income ceiling of S$21,000/month. This grant stacks on top of the EHG, so a qualifying household can receive both simultaneously.

Proximity Housing Grant (PHG — Resale only): Designed to encourage multigenerational living near family. Buyers who purchase a resale flat within 4 km of their parents’/children’s flat (or in the same HDB town) receive S$30,000 PHG. Buyers who purchase a resale flat to live together with their parents or children receive S$40,000 PHG. The PHG does not apply to BTO flat purchases and has no income ceiling — it is available regardless of household income.

BTO vs Resale: Which Grants Apply?

The key takeaway: resale flat buyers potentially qualify for all three stackable grants (EHG + Family Grant + PHG), while BTO buyers are limited to the EHG (or Step-Up Grant for second-timers). A first-timer couple buying a resale 4-room flat near their parents, with a household income of S$4,000/month, could receive up to S$70,000 (EHG) + S$80,000 (Family Grant) + S$30,000 (PHG) = S$180,000 in total grants. For BTO buyers, the maximum EHG is S$120,000. These substantial sums have a direct bearing on whether to buy BTO or resale — a decision that also involves waiting time, location, and flat condition considerations. Our HDB Loan vs Bank Loan Calculator can help you model the downstream mortgage impact of each scenario.

Full Eligibility Criteria for Singapore Flat Buyers

To qualify for CPF housing grants, applicants must generally meet the following criteria as at Q1 2026 (always verify with HDB directly):

EHG eligibility requirements: Singapore Citizen (at least one applicant must be a SC; the other can be a Permanent Resident or SC). First-timer applicant status (no previous HDB flat ownership or private property ownership in the 30 months prior). Gross monthly household income does not exceed S$9,000. At least one applicant must have been continuously employed for the 12 months preceding the application. The flat must be the only flat owned, and applicants must not own private residential property at the time of application or within 30 months prior.

Family Grant eligibility: Similar citizenship and first-timer requirements as EHG. Income ceiling of S$14,000/month (S$21,000 for first-timer + second-timer couples under the Half-Housing Grant). Buying a resale HDB flat. The flat must be within a certain lease period (typically 20+ years remaining).

PHG eligibility: Singapore Citizen or Permanent Resident. Buying a resale flat. Qualifying family relationship (parents, children, or siblings for the together variant). No income ceiling. The parents/children must be living at or near their flat at time of application.

CPF OA, HDB Loan, and How Grants Interact

CPF housing grants are deposited into your CPF OA and must be used for housing purposes — they offset your flat purchase price. Here is how the mechanics work in practice: when your flat purchase is completed, HDB credits the grant to your CPF OA. This money then flows to the seller (for resale) or HDB (for BTO) as part of your purchase price payment, reducing the loan quantum you need to draw.

For HDB loan borrowers: your loan quantum is calculated after grants are factored in. A smaller loan quantum means lower monthly instalments and less total interest paid over 25 years. The HDB concessionary loan rate is 0.1% above CPF OA interest rate (currently 2.6% p.a. as at Q1 2026). For bank loan borrowers, your loan-to-value (LTV) limit is 75% of the purchase price after grants, with the remaining 25% funded by CPF OA and/or cash. Use our CPF Withdrawal at 55 Calculator to understand how housing CPF usage affects your retirement withdrawals. It is also worth using our CPF OA/SA Allocation Calculator to see how your OA balance evolves over time as you service your mortgage.

One important nuance: using CPF OA for housing reduces the CPF savings that earn 2.5% p.a. guaranteed interest (3.5% on the first S$60,000 of combined balances). Every dollar of CPF used for housing is a dollar not compounding at CPF’s guaranteed rates. This is a classic financial planning trade-off — CPF housing grants help by reducing the total CPF drawdown required for your flat, preserving more of your CPF OA for retirement. Understanding this trade-off is central to long-term retirement planning in Singapore.

Using Your Grant Savings to Build Passive Income

CPF housing grants effectively reduce the cost of your biggest lifetime purchase — and the savings can be redirected toward long-term wealth building. Consider a household that receives S$80,000 in total grants on their resale flat purchase. If this reduces their HDB loan from S$500,000 to S$420,000, the monthly mortgage saving (over 25 years at 2.6% p.a.) is approximately S$360/month. Invested consistently in a diversified S-REIT ETF returning 6% p.a. distribution yield, S$360/month compounded over 20 years generates approximately S$165,000 in additional wealth — more than double the original grant amount. Read our Passive Income Guide 2026 for a framework on building income from S-REITs, dividends, and fixed deposits alongside your CPF and housing assets.

For Singapore investors using platforms like Endowus or Syfe, investing surplus cash (freed up by housing grants reducing your mortgage) into diversified fund portfolios is a natural next step. The psychological win of grants should translate into concrete financial action — not lifestyle inflation. Use our Compound Interest Calculator to model how your monthly mortgage savings compound into meaningful retirement wealth over 20–30 years.

Frequently Asked Questions

Plan Your Home Purchase and Financial Future

Once you know your grants, model the full picture — HDB vs bank loan, CPF impact, and long-term retirement planning — with our free Singapore financial tools.