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The new HDB flat classification framework—Standard, Plus, and Prime—was announced by then-Prime Minister Lee Hsien Loong at the National Day Rally in 2023 and took effect from the October 2024 BTO sales launch. This shift came about to address key challenges in Singapore’s public housing landscape.
Previously, HDB flats were classified based on whether they were in a “mature” or “non-mature” estate. However, with many non-mature estates now well-developed with excellent amenities and connectivity, this distinction became less meaningful. It also led to a “lottery effect” for BTOs in highly desirable locations, where applicants stood to gain a significant windfall from selling their flats on the open market after the Minimum Occupation Period (MOP).
HDB BTO Standard, Plus, Prime categories is zoned by centrality of an estate's location.
The new HDB Standard, Plus, Prime framework was introduced with three aims: to keep flats in attractive locations accessible to a wide range of Singaporeans across different income levels, to prevent social stratification by ensuring that flats in desirable areas are not solely purchased by high-income households, and to reduce the “lottery effect” and create a more equitable system where buyers who receive more subsidies also face stricter conditions.
| Standard | Plus | Prime | |
|---|---|---|---|
| Location | 1 or 2 good location pointers | Good connection, amenities | Central location |
| Subsidy | Normal | More subsidies | Most subsidies |
| Minimum Occupation Period | 5 years | 10 years | 10 years |
| Resale | No income ceiling | Singaporeans, $14,000 income ceiling, | |
| Rent | Entire flat | Rooms |
Standard
Standard flats are the most common type of BTO and will form the majority of the housing supply each year. They are found across all locations in Singapore, including both mature and non-mature towns. They have one or two good location attributes, such as being near an MRT station or a town centre. Standard HDB flats receive the standard BTO subsidies that apply to all new flats, and follow the existing, most liberal resale rules.
Minimum Occupation Period (MOP) is 5 years. After the MOP, owners can sell their flat on the open market without income ceilings or other eligibility restrictions on the buyer. There won’t be any subsidy recovery.
After MOP, owners are allowed to rent out the entire flat, subject to HDB’s approval.
Map of HDB BTO Standard, Plus, Prime categories was enforced from second half of 2024.
Plus
Plus flats are situated in choicer locations with good connectivity and amenities, but they are not in the most central or highly-sought after areas. This category is a new addition to the BTO framework.
Plus HDB flats receive additional subsidies on top of the standard BTO subsidies to keep them affordable. These flats, however come with tighter restrictions to mitigate the potential for large windfall gains.
Minimum Occupation Period (MOP) is 10 years. After the MOP, they can only be resold on the open market to Singaporean citizens. The resale buyer must also meet prevailing BTO eligibility criteria, including an income ceiling (currently $14,000 for families and singles). Private property owners must wait 30 months after selling their private property to buy a Plus flat.
A percentage of the resale price or valuation (whichever is higher) must be returned to HDB upon the first resale. This rate varies by project, typically ranging from 6% to 9%.
Owners are not allowed to rent out the entire flat, even after the MOP. They can, however, rent out spare rooms.
Artist's impression of the HDB BTO Kallang King George Heights.
Prime
Prime flats are located in the most desirable, central locations with the best connectivity and a wide range of amenities. This category is a continuation of the Prime Location Public Housing (PLH) model that was first introduced in 2021. They receive the most subsidies to ensure they are affordable for a wider range of Singaporeans, even with their premium location.
Prime flats have the tightest restrictions to maintain their public housing purpose.
Minimum Occupation Period (MOP) is 10 years. Similar to Plus flats, they can only be resold on the open market to buyers who meet prevailing BTO eligibility criteria, including the income ceiling. A higher percentage of the resale price or valuation (whichever is higher) must be returned to HDB upon the first resale, reflecting the higher subsidies given. Owners are not allowed to rent out the entire flat, even after the MOP.
Raised zebra crossings, as well as barrier-free access ramps and rest points along sheltered linkways, will be among the senior-friendly upgrades in HDB precincts.
HDB Mature vs Non-Mature Estates
The HDB classification of estates into Mature and Non-Mature came about in 1992. It was a policy designed to guide public housing development and manage demand for new flats. The classification was officially phased out and replaced with the new Standard, Plus, and Prime categories starting from the October 2024 BTO sales launch.
The two-tier system was introduced in 1992 to address several housing challenges at the time.
The primary goal was to give first-time BTO applicants a higher chance of securing a flat. HDB reserved a higher percentage of flats in non-mature estates for them, as demand for these areas was generally lower than for the more established mature estates.
The classification was based on the availability of land for public housing development and the extent of established amenities.
Mature Estates were older, more developed towns with limited land for new projects and a full suite of amenities like schools, hawker centres, and shopping malls. These were closer to the city centre and were highly sought-after, leading to higher prices and intense competition.
Non-Mature Estates were newer towns with large, undeveloped land banks. They were typically located further from the city and had fewer established amenities.
Over the years, the distinction between the two categories became blurred as non-mature estates like Punggol, Sengkang, and Woodlands matured. With significant government investment in transport infrastructure and amenities, these towns now boast excellent connectivity and a wide range of facilities, making them just as attractive as some mature estates. This blurred distinction made the old classification system less relevant and fair.
The HDB Mature and Non-Mature estate classification was officially replaced by the new Standard, Plus, and Prime framework in the October 2024 BTO sales launch.