Quick answer: A first-timer family buying an HDB resale flat may qualify for more than one housing grant at the same time. The main layers are the CPF Housing Grant for Resale Flats (often called the Family Grant), the Enhanced CPF Housing Grant (EHG), and the Proximity Housing Grant (PHG). Depending on household profile, income, flat type and proximity to parents or children, the combined grant support can be substantial—but each grant has its own conditions.
Key takeaways
The Family Grant can be up to S$80,000 for eligible first-timer SC/SC families buying a 2- to 4-room resale flat.
The EHG for eligible first-timer families can be up to S$120,000, with the amount decreasing as average monthly household income rises.
The PHG can be S$30,000 for families buying to live with parents/children, or S$20,000 when buying within 4km.
The grants can sometimes be stacked because they reward different things: first-timer status, income and family proximity.
Your HFE letter is the practical source of truth for your actual grant eligibility before you commit to a resale purchase.
How the three main resale grants differ
Grant | What it rewards | Typical maximum for eligible families | Main filter |
|---|---|---|---|
CPF Housing Grant for Resale Flats | First-timer / eligible family status | Up to S$80,000 | Flat type, citizenship, first-timer status and income ceiling |
Enhanced CPF Housing Grant (EHG) | Lower-to-middle household income | Up to S$120,000 | Average income, employment history and remaining lease |
Proximity Housing Grant (PHG) | Living with or near parents / children | S$30,000 living with; S$20,000 living near | Family relationship, distance and occupancy conditions |
1. CPF Housing Grant for Resale Flats: the base family grant
For first-timer families, the Family Grant is often the first layer to check. HDB's current 2026 rules provide different amounts depending on flat size and household citizenship.
Household | 2- to 4-room resale flat | 5-room or bigger resale flat |
|---|---|---|
First-timer SC/SC family | S$80,000 | S$50,000 |
First-timer SC/SPR family | S$70,000 | S$40,000 |
First-timer + second-timer couple | S$40,000 | S$25,000 |
The household income ceiling for eligible families buying a resale flat with the CPF Housing Grant was raised to S$16,000 for HFE applications from 24 August 2026. Extended or multi-generation family arrangements can have higher applicable ceilings under HDB's rules.
Key point: A resale flat can be bought without a housing grant in some circumstances, but the Family Grant itself has eligibility conditions. Do not assume that simply being a first-time buyer automatically produces the maximum amount.
2. Enhanced CPF Housing Grant: income matters
The EHG is designed to provide more support to lower-income first-timer households. For eligible first-timer families, the current maximum is S$120,000. The grant reduces progressively as average monthly household income rises.
Average monthly household income | EHG amount |
|---|---|
S$1,500 or less | S$120,000 |
S$1,501–S$2,000 | S$110,000 |
S$2,501–S$3,000 | S$95,000 |
S$3,501–S$4,000 | S$80,000 |
S$4,501–S$5,000 | S$65,000 |
S$5,501–S$6,000 | S$50,000 |
S$6,501–S$7,000 | S$30,000 |
S$7,501–S$8,000 | S$20,000 |
S$8,501–S$9,000 | S$5,000 |
Above S$9,000 | No EHG under the standard first-timer family income table |
The full HDB table contains additional S$500 income bands between those shown above. The important point is that the EHG and Family Grant use different income logic. A household earning S$12,000 may still fit the Family Grant income ceiling after the 2026 increase, but would not receive EHG under the normal family EHG income table.
At least one applicant generally needs to satisfy HDB's continuous employment requirement. For a resale flat, the remaining lease must also meet HDB's conditions. If the flat does not have enough remaining lease to cover the youngest core member to age 95, the EHG amount can be pro-rated even if the household otherwise qualifies.
3. Proximity Housing Grant: location can add another layer
The PHG is not the same as EHG. It is intended to encourage families to live with or close to parents or children. HDB currently provides:
S$30,000 for eligible families buying a resale flat to live with their parents or child.
S$20,000 for eligible families buying a resale flat within 4km of their parents or child.
The reference family member's actual residence and ownership/occupier status matter. For example, if the parent lives in an HDB flat, HDB checks that the parent is an owner or registered occupier, subject to the detailed conditions. The proximity relationship must also continue during the MOP where required.
Can Family Grant + EHG + PHG be combined?
Potentially, yes. That is what makes resale grants confusing: they are not necessarily mutually exclusive. A household may qualify for the Family Grant because it is an eligible first-timer family, EHG because its income falls within the qualifying range, and PHG because it is buying with or near parents/children.
Illustrative example: lower-income first-timer family buying a 4-room resale flat
Assume an SC/SC first-timer couple buys a qualifying 4-room resale flat, has average monthly household income of S$1,500 or less, meets the EHG employment/lease requirements, and buys to live with a parent.
Grant layer | Illustrative amount |
|---|---|
Family Grant | S$80,000 |
EHG | Up to S$120,000 |
PHG (living with) | S$30,000 |
Total potential support | Up to S$230,000 |
This is an illustration, not a promise of entitlement. HDB assesses the actual household profile, income, employment, property ownership, lease and family-proximity conditions through the HFE process.
Why a bigger grant does not mean you should buy a more expensive flat
One of the most common mistakes is mentally treating a grant as "extra budget". A grant reduces the effective amount you need to fund, but it does not change whether the monthly mortgage is comfortable, whether the flat's remaining lease suits your long-term plan, or whether you are paying a sensible resale price.
For example, if a household qualifies for S$150,000 of combined grants, that does not mean it should automatically raise its purchase budget by S$150,000. A better approach is to use the grant to reduce the loan and preserve financial flexibility.
NexDoor view: Grants should improve affordability, not encourage overbuying.
Do housing grants need to be returned when you sell?
CPF housing grants are credited into CPF and used for the home purchase. When the flat is later sold, CPF used for the property—including grants—and the applicable accrued interest generally forms part of the CPF refund mechanics. This does not mean the grant is a cash loan that you separately repay to HDB, but it does mean your eventual cash proceeds can be lower than the sale price suggests.
This is why sellers should calculate net sale proceeds rather than looking only at the future selling price. NexDoor has a separate guide explaining why an S$800,000 sale price does not mean S$800,000 is available for the next home.
What about singles?
Singles have their own versions of the resale CPF Housing Grant, EHG and PHG. The amounts and income limits differ. For example, the PHG for eligible singles is currently S$15,000 for living with parents/child and S$10,000 for living near them. First-timer singles may also qualify for EHG (Singles), subject to their income and household arrangement.
Because singles rules are materially different, buyers should avoid using a "family grant calculator" screenshot or a friend's grant amount as a proxy for their own HFE outcome.
Common reasons buyers overestimate their grant
Assuming the maximum EHG applies even though household income is above the relevant band.
Ignoring SC/SPR differences in Family Grant amounts.
Assuming a 5-room flat receives the same Family Grant as a 4-room flat.
Counting PHG without checking the 4km or co-residence conditions.
Ignoring remaining-lease requirements for the full EHG.
Using an old S$14,000 family income ceiling instead of the revised S$16,000 ceiling for applicable HFE applications from 24 August 2026.
A better way to plan your resale purchase
Before offering on a resale flat, line up four numbers: the HFE-confirmed grant amount, available CPF OA, required cash, and the maximum comfortable mortgage—not merely the maximum mortgage the system may allow.
Step | What to confirm |
|---|---|
1 | Get the HFE letter before serious negotiation |
2 | Separate Family Grant, EHG and PHG instead of assuming one combined lump sum |
3 | Check remaining lease and age-95 implications |
4 | Calculate cash, CPF and loan after grants |
5 | Compare recent resale transactions so grants do not mask overpricing |
Not sure how much HDB grant you actually qualify for?
NexDoor can help you read your HFE, structure the resale budget and compare the grant-adjusted cost against recent transactions before you make an offer.
Review my HDB purchase budget
Official sources
CPF Housing Grants for Families Buying Resale Flats — Housing & Development Board
Enhanced CPF Housing Grant for Families — Housing & Development Board
Proximity Housing Grant for Families — Housing & Development Board
2026 income ceiling changes — Housing & Development Board