# Choosing your first HDB home: Standard, Plus or Prime? - **Source:** EdgeProp Singapore - **Published:** 2026-08-06T06:00:00.000Z - **Author:** Mark Yip and Lee Sze Teck - **Original:** https://www.edgeprop.sg/property-news/choosing-your-first-hdb-home-standard-plus-or-prime - **Topics:** HDB & Public Housing, Transactions & Deals ## Featured rationale The longer holding period may constrain upgrading flexibility and shorten subsequent loan tenure, potentially steering buyers with near-term upgrading plans toward Standard flats. ## AI summary Plus and Prime BTO flats carry a 10-year MOP, versus five years for Standard flats, potentially delaying a typical newlywed couple’s next purchase until around age 46. ## Original article Singaporeans are a lucky lot, even though some of us may not admit it. We have a world-class education system. The National University of Singapore and Nanyang Technological University are consistently ranked among the top global universities. We have a world-class healthcare system, which is always ranked among the best in the world. The air quality is good and the streets are safe at night. The unemployment rate is low and home prices are relatively affordable. As of 2025, the house-price-to-income (HPI) multiplier for HDB resale flats is estimated at 6.3, which is slightly lower than 2015’s level. This means that a family nucleus consisting of two working adults will need 6.3 years of their annual income to buy a HDB resale flat. Read also: A changing tide in the HDB resale market? The median income of Singaporeans has broadly kept pace with the rise in HDB resale flat prices, ensuring affordability. Buyers have often turned to the resale market, not necessarily by choice but because HDB policies either render them ineligible to buy a new flat or limit the supply of certain flat typologies. For example, HDB has stopped building five-room flats in certain locations. Build-To-Order flats as an affordable option For many Singaporeans, a HDB resale flat is not their only option for affordable housing. Singapore has one of the best public housing programmes in the world. HDB, through its Build-To-Order (BTO) exercises, offered more than 200,000 flats from 2015 to 2025, or an annual average of around 18,250 flats. These flats are always priced lower than comparable resale units, making them within reach of Singaporeans. In addition, subject to eligibility conditions, buyers can receive up to $120,000 in grants. The HPI for BTO flats is lower than that for resale flats. Some of these BTO homes have been well sought-after, subsequently changing hands for more than a million dollars in the resale market after fulfilling the five-year minimum occupation period (MOP). The most expensive five-room resale flat to-date was in City Vue @ Henderson, sold for $1.728 million in April 2026. Read also: Bishan executive maisonette just sold for $1.65 million — among five highest HDB resale prices As of mid-July 2026, more than 5,000 HDB owners have sold their flat for $1 million or more, earning significant windfall gains. To curb the lottery effect, HDB introduced the Standard, Plus and Prime Location Public Housing classification for BTO flats starting October 2021. Standard flats come with significant market discounts and have a five-year MOP. Plus flats are in choicer locations while Prime flats sit in the choicest ones. Plus and Prime flats are given additional subsidies to keep them affordable but they face tighter resale and rental conditions, one of which is a 10-year MOP. Additional subsidies notwithstanding, Plus and Prime flats were still more expensive than standard flats. For example, a 90 sq m (968.7 sq ft) four-room flat at Berlayar Rise, a Prime project in Bukit Merah, was priced from $592,000 in the June 2026 BTO exercise. In contrast, a 93 sq m four-room flat in Woodgrove Acres, a Standard project, was available from $353,000 during the same sales exercise. As a buyer, finding the perfect flat can present a conundrum. If they want a bigger flat in a central location, it is likely to be expensive. If they prefer a central locale but have a lower budget, the flat is likely to be smaller. If they have a lower budget but want a spacious home, the location will probably be farther from the city centre. Read also: A three-room flat in Toa Payoh was recently sold for $890,000, a new record for its flat type in the estate It is rare to find a big flat in a central location at a low price at the moment. Perhaps, it may be possible in the future when lease decay takes root. Hence, some compromises will have to be made. Tough choice between Standard, Plus and Prime flats How should a buyer choose then if they are eligible to buy a BTO flat? They could perhaps start by asking: After taking possession of the flat, will I be able to move to another property within the next five to 10 years? The next property could be another flat, an executive condo unit or a private residential apartment. If the answer is no, the buyer should go for the best location and biggest unit they can afford. After all, this may become their forever home. A Plus or Prime flat could be an obvious choice. In October 2024, when HDB allowed singles to apply for BTO flats anywhere in Singapore, there was a surge in applications by singles, particularly for Plus or Prime BTO projects. From October 2024 to June 2026, the application rate among singles for Plus and Prime flats was between 4 and 111.4, compared to between 3.6 and 43.9 for the Standard counterparts. A downside of getting a Plus or Prime flat is the longer construction period, which can stretch to as long as 59 months. If the buyer foresees themselves moving soon after fulfilling the MOP, perhaps it may be better to retain some flexibility by opting for a Standard flat. The construction period and MOP are shorter for that category. Let us consider a newlywed couple buying a BTO flat. The median age at first marriage for a groom and bride was 30.9 years and 29.4 years, respectively, in 2024. Assuming a construction timeframe of four years, they will be eligible to sell their Standard flat when they are around 40 years old. This leaves them with a comfortable loan tenure of up to 25 years for their next home purchase. This stands in sharp contrast to Plus and Prime flats. The couple will fulfil the five-year MOP only when they are around 46 years old. For their next property purchase, their loan tenure will be up to 19 years, which is much shorter and will result in a higher monthly loan installment. Besides, if property prices appreciate during the additional six-year period, they may potentially be priced out by the time they are ready to purchase their next home. Evolving environment requires an updated playbook Fortunately, couples who want to buy a Plus or Prime flat can still take a longer loan tenure for their next property purchase. Subject to eligibility conditions, young couples may apply for a flat and defer the income assessment for the Enhanced CPF Housing Grant (EHG) and HDB housing loan. During the flat booking appointment, applicants will be informed if they are eligible for the Staggered Downpayment Scheme (SDS). The downpayment is 2.5% of the purchase price during the signing of Agreement for Lease, compared to 5% if they are not eligible for SDS. For example, a Plus or Prime flat priced at $600,000 will need a downpayment of $15,000 instead of $30,000. This will ease the upfront cost of buying a flat for young couples. A young couple who applies for a Plus or Prime flat at the age of 24 and sells it on fulfilling the 10-year MOP, may still qualify for a loan tenure of up to 25 years for their next property purchase. Even if they do not intend to sell the Plus or Prime flat, they can still apply for Deferred Income Assessment (DIA) to buy a flat in a choice location. DIA and SDS are applicable to Standard flats as well. Is BTO the obvious choice? For buyers who are ineligible to buy a BTO flat, they can avail themselves of the wide-ranging options in the resale market. First-time families may qualify for an EHG of up to $120,000. The government is committed to ensuring eligible Singaporeans can own their home through its public housing programmes. Various grants and policies have been introduced and enhanced over the years to keep public housing accessible and affordable. For eligible buyers, the BTO flat is the obvious choice. However, they will have to hope for the luck of the draw in the ballot queue. ## Chinese translation > Translation model: openai_codex_cli ### 选择你的第一套 HDB 组屋：Standard、Plus 还是 Prime？ 最佳的预购组屋（BTO）选择不仅取决于预算，也取决于你预计何时升级住房以及长期住房目标。 新加坡人是一群幸运的人，尽管我们当中有些人可能不承认这一点。 我们拥有世界级的教育体系。新加坡国立大学和南洋理工大学一直位列全球顶尖大学之列。 我们拥有世界级的医疗体系，也一直被评为全球最佳之一。 空气质量良好，夜间街道安全。失业率低，房价也相对可负担。 截至 2025 年，HDB 转售组屋的房价收入比（HPI）倍数估计为 6.3，略低于 2015 年的水平。这意味着一个由两名在职成年人组成的家庭核心，需要用 6.3 年的年收入来购买一套 HDB 转售组屋。 另读：HDB 转售市场的潮流正在改变？ 新加坡人的收入中位数总体上跟上了 HDB 转售组屋价格的上涨，从而确保了可负担性。 买家经常转向转售市场，未必是出于选择，而是因为 HDB 政策要么使他们没有资格购买新组屋，要么限制某些组屋类型的供应。例如，HDB 已停止在某些地点兴建五房式组屋。 预购组屋作为可负担选择 对许多新加坡人而言，HDB 转售组屋并不是他们获得可负担住房的唯一选择。 新加坡拥有世界上最好的公共住房计划之一。HDB 通过其预购组屋（BTO）销售活动，在 2015 年至 2025 年间推出了超过 200,000 套组屋，年均约 18,250 套。 这些组屋的定价始终低于可比转售单位，使新加坡人能够负担。此外，在符合资格条件的情况下，买家可获得高达新币 120,000 元的补贴。 BTO 组屋的 HPI 低于转售组屋。 其中一些 BTO 住房备受追捧，随后在满足五年最低居住年限（MOP）后，在转售市场以超过一百万元的价格易手。 迄今最贵的五房式转售组屋位于 City Vue @ Henderson，于 2026 年 4 月以新币 172.8 万元售出。 另读：碧山 executive maisonette 刚以新币 165 万元售出——跻身 HDB 转售价五大最高个案之一 截至 2026 年 7 月中旬，已有超过 5,000 名 HDB 业主以新币 100 万元或更高价格出售组屋，获得可观的意外收益。 为遏制抽签“中奖效应”，HDB 自 2021 年 10 月起为 BTO 组屋引入 Standard、Plus 和 Prime Location Public Housing 分类。 Standard 组屋享有显著的市场折扣，并设有五年 MOP。Plus 组屋位于较优地点，而 Prime 组屋则位于最优地点。Plus 和 Prime 组屋获得额外补贴以维持可负担性，但面临更严格的转售和出租条件，其中之一是 10 年 MOP。 尽管有额外补贴，Plus 和 Prime 组屋仍比 Standard 组屋更贵。 例如，在 2026 年 6 月 BTO 销售活动中，位于红山的 Prime 项目 Berlayar Rise，一套 90 平方米（968.7 平方英尺）的四房式组屋起价为新币 592,000 元。相比之下，同一销售活动中，Standard 项目 Woodgrove Acres 的一套 93 平方米四房式组屋起价为新币 353,000 元。 作为买家，寻找完美组屋可能会令人陷入两难。 如果他们想要位于中央地区的大一点组屋，价格很可能很高。如果他们偏好中央地段但预算较低，组屋很可能较小。如果他们预算较低但想要宽敞住房，地点很可能离市中心更远。 另读：大巴窑一套三房式组屋近日以新币 890,000 元售出，创下该屋苑同类组屋的新纪录 目前，要以低价找到位于中央地区的大组屋并不常见。也许将来在屋契剩余年限衰减产生影响时，这可能会成为可能。 因此，必须作出一些妥协。 Standard、Plus 和 Prime 组屋之间的艰难选择 那么，如果买家有资格购买 BTO 组屋，应如何选择？ 他们或许可以先问自己：在取得组屋后，我能否在接下来的五到十年内搬到另一处房产？下一处房产可能是另一套组屋、一套执行共管公寓单位，或一套私人住宅公寓。 如果答案是否定的，买家应选择他们负担得起的最佳地点和最大单位。毕竟，这可能成为他们的永久居所。Plus 或 Prime 组屋可能是显而易见的选择。 2024 年 10 月，当 HDB 允许单身人士申请新加坡任何地点的 BTO 组屋时，单身人士的申请量激增，尤其是 Plus 或 Prime BTO 项目。 从 2024 年 10 月至 2026 年 6 月，单身人士申请 Plus 和 Prime 组屋的申请率介于 4 至 111.4 之间，而 Standard 组屋则介于 3.6 至 43.9 之间。 购买 Plus 或 Prime 组屋的一个缺点是施工期较长，最长可达 59 个月。如果买家预见自己在满足 MOP 后不久就会搬迁，也许选择 Standard 组屋以保留一些灵活性会更好。该类别的施工期和 MOP 都较短。 让我们以一对购买 BTO 组屋的新婚夫妇为例。2024 年，新郎和新娘首次结婚的年龄中位数分别为 30.9 岁和 29.4 岁。假设施工期为四年，他们在约 40 岁时将有资格出售其 Standard 组屋。这让他们在下一次购房时拥有最长可达 25 年的舒适贷款期限。 这与 Plus 和 Prime 组屋形成鲜明对比。这对夫妇只有在约 46 岁时才会满足五年 MOP。对于下一次购买房产，他们的贷款期限最长为 19 年，明显较短，并将导致每月贷款分期付款更高。 此外，如果房价在额外六年期间上涨，到他们准备购买下一套住房时，可能会因价格过高而被挤出市场。 不断演变的环境需要更新的策略 幸运的是，想要购买 Plus 或 Prime 组屋的夫妇，在下一次购房时仍可取得较长贷款期限。 在符合资格条件的情况下，年轻夫妇可以申请组屋，并推迟对加强版 CPF 住房补贴（EHG）和 HDB 住房贷款的收入评估。在组屋预订预约期间，申请者将获告知是否符合分阶段首期付款计划（SDS）的资格。 签署租赁协议时的首期付款为购买价的 2.5%，而若不符合 SDS 资格则为 5%。例如，一套价格为新币 600,000 元的 Plus 或 Prime 组屋，将需要新币 15,000 元首期付款，而不是新币 30,000 元。 这将减轻年轻夫妇购买组屋的前期成本。 一对在 24 岁申请 Plus 或 Prime 组屋、并在满足 10 年 MOP 后出售的年轻夫妇，在下一次购房时仍可能符合最长 25 年贷款期限的资格。 即使他们不打算出售 Plus 或 Prime 组屋，他们仍可申请延后收入评估（DIA），以在优选地点购买组屋。 DIA 和 SDS 同样适用于 Standard 组屋。 BTO 是否显然是最佳选择？ 对于没有资格购买 BTO 组屋的买家，他们可以利用转售市场的广泛选择。首次购房家庭可能符合最高新币 120,000 元 EHG 的资格。 政府致力于通过其公共住房计划，确保符合资格的新加坡人能够拥有自己的住房。 多年来，各类补贴和政策不断推出并加强，以保持公共住房的可及性和可负担性。 对于符合资格的买家来说，BTO 组屋是显而易见的选择。不过，他们必须寄望于抽签队列中的运气。