Maximize Your CPF Subsidy
A definitive guide to the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Grant. Learn how to offset your BTO or Resale flat price by up to S$190,000.
Understanding the Enhanced CPF Housing Grant (EHG)
In the landscape of Singapore’s public housing, affordability remains a key concern. The Enhanced CPF Housing Grant (EHG) acts as a significant equalizer, providing tiered financial support based on household income. The lower your income, the higher the grant amount you receive. This grant is credited directly into your CPF Ordinary Account (OA) and is used to offset the purchase price of the flat or to reduce the mortgage loan required.
For 2026, the EHG remains a critical component for first-time homeowners. Unlike the Family Grant which is a fixed amount for resale flats, the EHG is variable. It ranges from S$5,000 to S$80,000 depending on your average gross monthly household income over the past 12 months. Understanding how to qualify and calculate this can save you tens of thousands of dollars.
Grant Types Comparison: BTO vs. Resale
Different property types attract different “stacks” of grants. The table below illustrates which grants can be combined for maximum effect.
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| Grant Type | BTO (New Flat) | Resale Flat | Income Ceiling |
|---|---|---|---|
| Enhanced CPF Housing Grant (EHG) | β
Eligible (Up to S$80k) |
β
Eligible (Up to S$80k) |
S$9,000 / month |
| Family Grant (FG) | β Not Available | β
Eligible (Up to S$80k for 4-room or smaller) |
S$14,000 / month |
| Proximity Housing Grant (PHG) | β Not Available | β
Eligible (Up to S$30k) |
No Income Ceiling |
| Total Potential Max | S$80,000 | S$190,000 | – |
Step-by-Step Eligibility Checklist
Failing even one of these criteria results in immediate disqualification. Review them carefully.
Employment Status (Continuous Work)
At least one applicant must have worked continuously for 12 months prior to the flat application, and must still be employed at the point of application. This is stricter than previous grants which only required 12 months of work history.
Household Income Ceiling
Your average gross monthly household income for the 12 months preceding the application must not exceed S$9,000. For singles buying alone under the Single Singapore Citizen Scheme, the cap is S$4,500.
Remaining Lease of Flat
The flat’s remaining lease must be more than 20 years. Crucially, the remaining lease must cover the youngest buyer until they are 95 years old. If the lease does not cover you to age 95, the EHG amount will be pro-rated.
Ownership History
You must be a first-timer applicant. This means you must not have owned any other property (local or overseas) or have disposed of any property within the last 30 months.
EHG Amount Estimator
Select your average household income bracket to see your estimated grant entitlement.
Strategy: Stacking Grants for Maximum Impact
Smart buyers do not just rely on the EHG. The real strategy lies in “Grant Stacking,” especially for resale flats. If you are eligible for the EHG, you should also look at the Proximity Housing Grant (PHG).
The “Near Parents” Strategy
By choosing a resale flat within 4km of your parents’ residence (or if they live with you), you unlock an additional S$20,000 (living near) or S$30,000 (living with) in grants. Unlike the EHG, the PHG has no income ceiling.
Warning: The Resale Levy
If you are a second-timer (e.g., you previously bought a BTO and are now buying another subsidized flat), you will have to pay a Resale Levy, which can range from S$15,000 to over S$50,000 depending on the size of your first flat. Grants are primarily for first-timers. Ensure you factor this “negative grant” into your calculations if you have owned a subsidized flat before.
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