In one of the year’s largest housing launches, the Housing & Development Board (HDB) has rolled out 10,209 new flats under the July 2025 Build-To-Order (BTO) and Sale of Balance Flats (SBF) exercises. This includes 5,547 BTO flats across eight projects in mature and non-mature towns such as Bukit Merah, Toa Payoh, Clementi, Bukit Panjang, Sembawang, Tampines, and Woodlands. At the same time, 4,662 SBF flats are also being offered islandwide.
A major highlight of this launch is the shorter waiting times. Seven in 10 of the new BTO flats can be completed in four years or less. Notably, the Bangkit Breeze and Clementi Emerald projects offer 1,396 flats with waiting periods of under three years. In Sembawang North, the first project in the area — Sembawang Beacon — will be ready in three years.
This exercise is ideal for those who need to move in quickly, as 1,733 SBF units are already completed.
Diverse Options to Match Budgets and Locations
| Classification | Project | Town |
| Standard Projects | Bangkit Breeze | Bukit Panjang |
| Sembawang Beacon | Sembawang | |
| Simei Symphony | Tampines | |
| Woodlands North Grove | Woodlands | |
| Prime Projects | Alexandra Peaks | Bukit Merah |
| Alexandra Vista | ||
| Clementi Emerald | Clementi | |
| Toa Payoh Ascent | Toa Payoh |
From 2-room Flexi units to 3Gen flats, a wide variety of home types is available. The July launch includes four Standard projects in Bukit Panjang, Sembawang, Tampines, and Woodlands, and four Prime projects in Bukit Merah, Clementi, and Toa Payoh. While Prime flats are in more central locations and come with higher market values, they are priced with substantial subsidies to remain accessible to Singaporeans from various income groups.
To illustrate affordability, a 3-room Standard flat in Sembawang Beacon starts from just S$162,000 after grants, with similar flats in Clementi Emerald going from S$298,000. The Enhanced CPF Housing Grant (EHG) of up to S$120,000 further supports first-timer families, potentially reducing the price of a 2-room Flexi flat to as low as S$28,000 in areas like Bukit Panjang and Sembawang.
Who Can Afford What?
| Town | Project | Flat Type | Selling Price (Excluding Grants) | Selling Price (Including Grants ^) | Transacted Prices of Resale Flats Nearby # |
| Standard Projects | |||||
| Bukit Panjang | Bangkit Breeze~ | 2-room Flexi | From $149,000 | From $29,000 | – |
| 3-room | From $289,000 | From $184,000 | $480,000 – $513,000 | ||
| 4-room | From $362,000 | From $282,000 | $585,000 – $639,800 | ||
| 5-room | From $518,000 | From $463,000 | $685,000 – $745,888 | ||
| Sembawang | Sembawang Beacon | 2-room Flexi | From $148,000 | From $28,000 | $338,000 – $395,000 |
| 3-room | From $267,000 | From $162,000 | $510,000 – $548,888 | ||
| 4-room | From $328,000 | From $248,000 | $570,000 – $690,000 | ||
| 5-room | From $487,000 | From $432,000 | $745,000 – $830,000 | ||
| 3Gen | From $497,000 | From $442,000 | – | ||
| Tampines | Simei Symphony | 2-room Flexi | From $193,000 | From $73,000 | – |
| 4-room | From $529,000 | From $449,000 | $648,000 – $715,000 | ||
| 5-room | From $658,000 | From $603,000 | $712,000 – $888,000 | ||
| Woodlands | Woodlands North Grove | 2-room Flexi | From $160,000 | From $40,000 | $370,000 – $400,000 |
| 3-room | From $305,000 | From $200,000 | $520,000 – $540,000 | ||
| 4-room | From $388,000 | From $308,000 | $660,000 – $720,000 | ||
| 5-room | From $517,000 | From $462,000 | $755,888 – $825,000 | ||
| Prime Projects | |||||
| Bukit Merah | Alexandra Peaks Alexandra Vista | 2-room Flexi | From $205,000 | From $85,000 | – |
| 3-room | From $403,000 | From $313,000 | $628,000 – $838,000 | ||
| 4-room | From $547,000 | From $492,000 | $970,000 – $1,155,000 | ||
| Clementi | Clementi Emerald~ | 2-room Flexi | From $214,000 | From $94,000 | – |
| 3-room | From $388,000 | From $298,000 | $775,000 – $840,000 | ||
| 4-room | From $562,000 | From $507,000 | $963,000 – $1,130,888 | ||
| Toa Payoh | Toa Payoh Ascent | 2-room Flexi | From $212,000 | From $92,000 | – |
| 3-room | From $406,000 | From $316,000 | $780,000 – $830,000 | ||
| 4-room | From $583,000 | From $528,000 | $1,070,000 – $1,170,000 | ||
Different income levels unlock different housing possibilities. For example:
- Families earning S$4,000/month may qualify for an S$80,000 grant, allowing them to buy a 3-room Standard flat or even a 4-room unit in Sembawang, with minimal or no cash payments needed.
- With a S$7,000/month income, a family could receive a S$30,000 grant and afford 4- or even 5-room flats in Standard projects.
- Households earning up to S$9,000/month can still receive a S$5,000 grant, making even larger flats viable using mostly CPF savings.
Prime flats, however, come with stricter conditions. A 10-year Minimum Occupation Period (MOP) is mandatory, and upon resale, owners must return a portion of the subsidies—between 11% and 12% of the resale or valuation price.
SBF Flats: Ready-to-Move-In Choices
| Flat Type | Selling Prices | |
| Before EHG | After EHG ^ | |
| Community Care Apartment (CCA) # (30-year Lease) | From $81,000 | From $5,000 * |
| 2-room Flexi (99-year / Remaining Lease) | From $111,000 | From $6,000 * |
| 3-room | From $163,000 | From $58,000 |
| 4-room | From $224,000 | From $144,000 |
| 5-room | From $351,000 | From $296,000 |
| 3Gen | From $524,000 | From $469,000 |
| Executive | From $645,000 | From $645,000 |
The concurrent SBF exercise offers 4,662 flats, including over 1,700 completed units. These are ideal for buyers who prefer ready-built options and are priced significantly below comparable resale prices. For example, a 4-room SBF flat starts from S$224,000 before grants and S$144,000 after grants.
This July exercise also marks the biggest annual SBF supply since 2016, with over 10,200 SBF flats offered throughout the year.
Additional Support Schemes
To help more Singaporeans get their own homes, several enhancements have been introduced:
- Family Care Scheme (Proximity): Prioritises parents and children applying to live together or nearby.
- Higher allocation for second-timer families: The quota for 3-room and bigger flats is up 5 percentage points.
- Expanded Deferred Income Assessment (DIA): Now only one partner in a young couple needs to be a recent student or NSF.
- Fresh Start Housing Grant: Increased to S$75,000 to support vulnerable families moving into 2-room or 3-room flats.
Application Advice and Upcoming Launch
Applications for this round are open from 23 to 30 July 2025 via the HDB Flat Portal. A valid HDB Flat Eligibility (HFE) letter is required, and applicants are encouraged to plan finances carefully, taking into account the revised Loan-to-Value limit of 75% for HDB loans.
Only one application is allowed — either BTO or SBF, not both. First-time buyers looking for better chances are advised to apply for Standard flats with lower application rates.
The next BTO launch is scheduled for October 2025, with 9,100 flats across eight towns including Ang Mo Kio, Bedok, Bishan, and Jurong East. A new Community Care Apartment project will also be offered in Sengkang.
Singaporeans are encouraged to apply for the HFE letter early to participate in the upcoming sales exercises.