The Complete Guide to HDB Flats in Singapore (2025 Update)
HDB flats are the foundation of Singapore’s housing landscape. Over 80% of Singaporeans live in a Housing & Development Board (HDB) flat, making them not just a roof over our heads, but also a key part of our nation’s identity.
Whether you’re planning to buy an HDB flat, sell your HDB, or simply understand the market better, this guide will walk you through everything you need to know.
What Exactly Are HDB Flats?
HDB flats are public housing apartments built and managed by the Housing & Development Board (HDB). They are designed to provide affordable housing to Singaporeans, and come in different sizes:
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2-room flexi (for singles or elderly)
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3-room (small families)
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4-room (most common choice)
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5-room / Executive (larger families)
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Maisonettes (two-storey flats, no longer built but highly sought after)
Most HDB flats have a 99-year lease, which means the flat eventually returns to the government when the lease expires.
Why Are HDB Flats So Popular?
Before buying, check your eligibility conditions:
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Eligibility Schemes: Public Scheme (family), Fiancé/Fiancée Scheme, or Single Citizen Scheme.
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Income Ceiling: $14,000 for most BTOs, $21,000 for multi-generation flats.
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Grants: CPF Housing Grants, Enhanced CPF Housing Grant (EHG), and Proximity Housing Grant can reduce your costs.
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Loans: Choose between HDB loans (stable interest at 2.6%) or bank loans (variable interest, but potentially lower).
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MOP (Minimum Occupation Period): You must live in the flat for at least 5 years or 10 years before selling or buying private property.
💡 Tip: If you’re a first-time buyer, factor in renovation costs, which can easily add $30,000–$70,000 to your budget.
Selling an HDB Flat: The HDB Seller’s Guide
1. Check Your Eligibility
Ensure you’ve completed the MOP.
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Check if you need to pay resale levy when upgrading to another subsidised flat.
2. Get an HDB Valuation
The valuation determines how much your buyer can use from CPF and bank loans. This affects your cash proceeds directly.
3. Market Your Flat Strategically
Factors that influence your selling price include:
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Location (near MRT, schools, malls)
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Flat type and size
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Lease balance (flats with <60 years may face lower demand)
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Recent transactions in the area
4. Negotiate & Close the Deal
An experienced HDB agent can help you:
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Attract serious buyers (not window-shoppers)
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Negotiate for a higher selling price
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Handle paperwork and HDB submission smoothly
💡 Pain point: Many HDB sellers end up with little or zero cash proceeds after CPF refunds with accrued interest. A professional valuation and financial calculation can prevent this surprise.
HDB Flats vs Private Condos
| Feature | HDB Flat | Private Condo |
|---|---|---|
| Price | Lower (government subsidised) | Higher (market-driven) |
| Tenure | 99 years | 99/999 years or freehold |
| Facilities | Basic (playgrounds, void decks) | Pools, gyms, clubhouses |
| Eligibility | Only Singaporeans/PRs | Open to all, including foreigners |
| Investment Potential | Limited | Higher, with strong rental demand |
Key Pain Points for HDB Sellers
CPF Refunds eat into proceeds – Many sellers don’t realise they need to return CPF + accrued interest.
Lease decay – Older flats may struggle to fetch good prices.
Cash over valuation (COV) – Buyers may be unwilling to top up cash if valuation falls short.
Emotional attachment – Sellers often overprice their units due to memories, not market reality.
Regulatory complexity – HDB resale transactions involve multiple steps, which can overwhelm sellers
The Future of HDB Flats in Singapore
Despite concerns over lease decay, HDB flats remain safe, reliable, and highly liquid assets in the housing market. Government programmes like:
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SERS (Selective En bloc Redevelopment Scheme) [Phased Out]
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VERS (Voluntary Early Redevelopment Scheme)
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HIP (Home Improvement Programme)
… help maintain the value and liveability of older flats.
As Singapore pushes for urban renewal and better transport connectivity, resale flats near MRT stations, schools, and transformation hubs (Jurong Lake District, Punggol Digital District, Greater Southern Waterfront) are likely to see stronger demand.
Frequently Asked Questions (FAQs)
❓ Can foreigners buy HDB flats?
No, foreigners cannot buy HDB flats. Only Singapore Citizens and PRs are eligible under certain conditions.
❓ What happens when my HDB lease runs out?
At the end of 99 years, the flat returns to the government with no compensation. Buyers should always check the remaining lease before purchasing.
❓ Can I sell my HDB before 5 years?
No, you must complete the MOP (5 years or 10 years) before selling in the open market. You can check your eligibility in the HDB Portal.
❓ How do I calculate my cash proceeds from selling my HDB?
Take your sale price – outstanding loan – CPF refund (with interest) – other fees. That’s your net cash proceeds.
❓ Should I upgrade to a condo after selling my HDB?
It depends on your financial situation. Many Singaporeans use their first HDB flat as a “stepping stone” before upgrading to private property.
Conclusion
HDB flats are more than just homes - they are investments, stepping stones, and part of Singapore’s national story. Whether you are a HDB buyer searching for your first home, or a HDB seller planning to upgrade, the key is to make informed decisions with the right guidance.
👉 If you’re considering selling your HDB, start with a free valuation report to understand how much your property is worth in today’s market. A proper strategy can help you achieve the highest possible price while avoiding the pitfalls many sellers face.