Higher income ceiling may lift November BTO demand
Updated: 5 days ago
Hey everyone! Just sharing a quick heads-up on the November 2026 BTO launch—there are almost 8,000 flats coming up across seven projects! Highlights include two Bayshore sites near Bayshore MRT, a Prime project in Toa Payoh, and Tengah’s first launch in three years.
Location | Flat Type | Total Units | Facilities |
Bayshore (Project 1), Bedok | 2-room Flexi (350), 4-room (510) | 860 | Minimart, 2 Shops, Preschool |
Bayshore (Project 2), Bedok | 2-room Flexi (890), 3-room (90), 4-room (660) | 1,640 | Eating House, 2 Shops, 2 Preschools, Residents’ Network Centre, Active Ageing Centre (Care), Kidney Dialysis Centre |
Mattar, Geylang | 2-room Flexi (170), 4-room (270) | 440 | Preschool |
Admiralty Lane / Sembawang Drive, Sembawang North | 2-room Flexi (330), 3-room (100), 4-room (460), 5-room (420) | 1,310 | Eating House, Supermarket, 5 Shops, Preschool |
Tengah Garden Avenue, Tengah | 2-room Flexi (180), 3-room (80), 4-room (170), 5-room (250), 3Gen (30) | 710 | Eating House, Minimart, 4 Shops, Preschool, Kidney Dialysis Centre |
Caldecott, Toa Payoh | 2-room Flexi (590), 4-room (580), plus rental and 260 assisted living units | 1,430 | Foodcourt, Fast-food Outlet, Supermarket, Preschool, Active Ageing Centre |
Chencharu, Yishun | 2-room Flexi (390), 3-room (80), 4-room (460), 5-room (650) | 1,580 | 2 Preschools |
Which projects will be hardest to get?
Honestly, Toa Payoh and the two Bedok sites will be super competitive. Toa Payoh is right by Caldecott MRT, and BTOs in central mature estates don't come around often. The Bedok ones are at Bayshore near East Coast Park, so expect huge application numbers for both! Just a heads-up if you're eyeing Bayshore: out of 1,640 units at the larger site, 890 are 2-room Flexi and only 660 are 4-room, so 4-room units will be tough to get.If you're looking for better odds, check out Sembawang and Yishun. They have the biggest unit counts and wider flat varieties at much more affordable prices. Geylang is a interesting option with around 440 city-fringe units near Mattar MRT. Tengah is the main option for volume and the only spot offering 3Gen flats this round.
One important thing to keep in mind before applying: the central and coastal spots will likely fall under Plus or Prime models. That means extra subsidies, but also a 10-year MOP, subsidy clawbacks, and strict resale conditions later on. Northern projects should stay under standard rules with a 5-year MOP. Definitely check out how resale rules affect your long-term plan before deciding!
First BTO launch after revised of the income ceiling for BTO
Also, heads up that the higher household income ceiling for BTO flats means we might see even more applicants vying for units this round!
As shared at the National Day Rally, the income ceiling for subsidised BTO flats is being raised from S$14,000 (previously $14,000 to $16,000, so more families qualify now.Singles aged 35 and above also get a raised cap, moving up to $8,000 (From $7,000)
For context, median household income in Singapore hit around $12,446 this year up from $11,558 last year (6.8% up).
So the question is upcoming BTO will draw buyers away and push resale prices down?
Short answer: Probably not directly. It mostly affects a niche group—those earning 14k–16k who don't need immediate housing. Most resale buyers choose resale precisely because they need to move in within 6 months.
However, it will divert some demand, especially near major BTO locations.
Imagine a young couple making $14k who originally planned to buy a resale flat ASAP. With the updated income limits, they might ask: Why pay more than a million for a 5 years old resale flat when they could get a new 4-room Toa Payoh BTO for around 700k only? Even if they rent at 3.5k/month for 3years so is $126k in total, they still save a lot overall.
Sellers: Expect longer marketing times as BTOs siphon off potential buyers. If you're thinking of waiting it out, keep in mind that BTO results take 1–2 months, followed by the year-end lull. You might only see activity pick up after Chinese New Year—by which time thousands more MOP flats will be hitting the market.
Buyers: You have better leverage and more choices across both BTO and resale options right now!
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