If you are buying a resale HDB flat, the government grants can be one of the biggest boosts to your budget - but the headline numbers can be misleading. You may have seen figures like “up to $230,000” for families or “up to $115,000” for singles. Those are real, but they are the maximum - the ceiling that only a small group of buyers ever reaches. This guide explains the three main resale grants in simple terms, who they are for, and how to work out a realistic figure for your own situation.
Grant rules and amounts change, and your eligibility depends on your exact circumstances. Always confirm the current figures through your HDB Flat Eligibility (HFE) letter and the official HDB and CPF websites before making any decision.
The three grants that matter for resale flats
Most first-timer resale buyers are looking at a combination of three grants. They can stack on top of one another, which is where the large headline totals come from. It helps to think of them separately, because each has its own rules.
1. Enhanced CPF Housing Grant (EHG)
The EHG is the largest single grant and the one that does the heavy lifting. It is tiered by income: the lower your household income, the larger the grant. Eligible first-timer families can receive up to $120,000, and eligible singles up to $60,000. Because it steps down as income rises, not every buyer who qualifies for the other grants will get the full EHG. It carries the lowest income ceiling of the three - broadly, a monthly household income limit of $9,000 for families and $4,500 for singles - so it is the grant most likely to be reduced or ruled out as income climbs. There are also conditions on employment history and the flat’s remaining lease.
2. CPF Housing Grant for Resale Flats (the “Family Grant”)
This is a fixed amount based on flat size rather than a sliding income scale. For eligible first-timer families it is up to $80,000 for a smaller flat (2- to 4-room) and up to $50,000 for a 5-room or larger flat. The income ceiling here is more generous than the EHG’s, which is why some households qualify for this grant but only a partial EHG. Getting the flat-size rule wrong is a common mistake - assuming the higher 4-room figure when buying a 5-room can overstate your grant by tens of thousands of dollars.
3. Proximity Housing Grant (PHG)
The PHG rewards living near or with family. It is broadly up to $20,000 for buying a flat within a set distance of your parents or children, and up to $30,000 for actually living together with them. Two things make the PHG stand out: it has no income ceiling, and it is not limited to first-timers - so buyers who miss out on the other grants may still get this one. You can only receive it once, and the distance is measured by HDB’s official method, not by how close two neighbourhoods look on a map.
Why the headline maximum rarely applies
Adding the three grants together gives you those eye-catching totals. But reaching the very top requires several conditions to line up at the same time - typically the lowest income band (for the full EHG), a smaller flat size (for the larger Family Grant), and moving in with a parent (for the largest PHG). In practice, a household on the lowest income band is unlikely to be buying a flat that also ticks the other top boxes. So the true figure for most buyers sits well below the ceiling.
A more realistic picture: a first-timer couple with a middle income buying a 4-room resale flat near their parents might see a partial EHG, the $80,000 Family Grant, and a $20,000 PHG - a meaningful sum, but not the headline maximum. The only way to know your real number is your HFE letter.
How the grants actually reach you
An important point that surprises many first-time buyers: the grants are not paid to you in cash. They are credited into the CPF Ordinary Account of the eligible buyers and go towards the flat’s purchase price. They reduce your loan and the cash you need up front, but you cannot spend them on renovation, furniture, or the cash-over-valuation (COV) portion. That is why grants and your cash budget are two separate calculations.
Start with your HFE letter, not the flat
The single most useful step is to apply for your HDB Flat Eligibility (HFE) letter early, through the HDB Flat Portal with Singpass. It confirms - in writing, for your exact situation - which grants you qualify for, how much, and how large a loan you can take. Working out a realistic budget first, then searching for flats, avoids the common trap of falling in love with a flat and only later discovering the grants fall short.
Once you have a budget in mind, it helps to see how far it stretches in real terms. You can check recent transacted prices and an indicative value for flats you are considering using DoubleHuat’s HDB valuation tool, so your grant planning sits alongside a realistic view of what flats actually cost in the estates you like.
Frequently asked questions
Am I a “first-timer” if I have never owned property?
Broadly, you are considered a first-timer for grants if you have not previously received a housing subsidy or grant from HDB. If you took a grant before, you are usually treated as a second-timer, who can access far less. Your HFE letter confirms your status.
Can I really get all three grants together?
Yes - the EHG, Family Grant and PHG can stack for an eligible first-timer family buying a resale flat. But each has its own conditions, and qualifying for one does not guarantee the others. The total depends on your income, flat size and family situation.
Do the grants come as cash I can use for renovation?
No. Grants are credited to your CPF Ordinary Account and applied to the purchase price. They lower your loan and upfront cash, but they cannot be used for renovation, furniture, or any cash-over-valuation.
How is the “proximity” distance for the PHG measured?
By HDB’s official distance calculation between the registered addresses, not by a map app or drive time. Always verify with HDB’s checker before letting the PHG influence which flats you shortlist.
Where do I get the exact figures for my situation?
From your HFE letter, applied for via the HDB Flat Portal, and the official HDB and CPF websites. The amounts in this guide are general and can change.