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The HDB (Housing and Development Board) income ceiling is a crucial policy in Singapore’s public housing system. Its primary purpose is to ensure that subsidised public housing remains affordable and accessible to low and middle-income Singaporean households.
By setting an upper limit on a household’s monthly income, the government prioritises those with a genuine need for housing assistance, preventing higher-income individuals from disproportionately benefiting from subsidies on HDB flats sold below market value. The income ceiling is part of a broader strategy to maintain social equity and ensure that public housing serves its intended purpose of providing a decent home for the majority of the population.
Income Ceiling Meaning
What is the meaning of income ceiling? In Singapore, an income ceiling is a maximum household income limit that determines eligibility for government-subsidised public housing, such as new, built-to-order Housing and Development Board (HDB) flats and Executive Condominiums (ECs). This policy is designed to ensure that affordable housing is available to low and middle-income Singaporean households - preventing higher-income households from taking advantage of subsidies intended for those with a greater need.
Now, do not mistake the HDB income ceiling for CPF income ceiling. They are not the same thing! While the HDB income ceiling is the maximum household income for HDB purchases, the CPF income ceiling refers to the maximum amount of your salary that is subject to mandatory CPF contributions for retirement purposes.
HDB Income Ceiling History
The concept of an income ceiling for HDB public housing has been in place since the introduction of the Home Ownership for the People Scheme in 1964. While the specific figures have changed over time, the principle of using income limits to regulate access to subsidised housing is a long-standing one.
Initially, the HDB flats were available only for rent, but the scheme was introduced to allow citizens to own their homes.
Income Ceiling HDB
Over the years, the income ceilings have been reviewed and adjusted periodically to keep pace with rising incomes and a growing cost of living. Here are the HDB income ceilings for households and married couples:
| HDB Flats | HDB Executive Condominiums (ECs) | Median Household Income | |
|---|---|---|---|
| 1965 | $1,000 (for 3-room) | - | - |
| 1990 | $5,000 (for 3-room) | - | - |
| 1994 | $8,000 | $10,000 | $3,458 (avg monthly household income) |
| 2011 | $10,000 | $12,000 | $7,037 |
| 2015 | $12,000 | $14,000 | $8,666 |
| 2019 | $14,000 | $16,000 | $9,425 |
| 2024 | - | - | $11,297 |
More recently, the ceiling for a new HDB flat was raised from $10,000 to $12,000 in 2015 (from $12,000 to $14,000 for ECs) and then again to $14,000 in 2019 (from $14,000 to $16,000 for ECs), reflecting the government’s commitment to ensuring that a large proportion of the population remains eligible for public housing.
HDB Income Ceiling 2025
In 2025, the general HDB income ceiling is $14,000 per month. For 2-room flexi flats, the income ceiling is $7,000 per month. For extended or 3gen families, the income ceiling is higher at $21,000 per month. For singles aged 35 and above, the income ceiling is $7,000 per month for 2-room flexi flats.
For HDB Executive Condominiums (ECs), the income ceiling for buying a new EC is $16,000 per month.
For resale HDB flats, there is no income ceiling. However, if you are taking the HDB loan or applying for HDB housing grants, regular household income ceilings apply, including singles - $7,000 for singles, and $14,000 for joint singles (or singles applying with family members).
HDB Income Ceiling Calculation
The HDB calculates your income ceiling based on the average gross monthly household income. This includes the total income of all applicants and co-applicants listed in the application for an HDB Flat Eligibility (HFE) letter.
- Gross Monthly Income: This includes your basic salary, regular allowances, and overtime pay.
- Not Included: One-off or irregular payments like annual bonuses, performance awards, and employer CPF contributions are generally excluded
The gross monthly income includes the total of all components from employment or trade, such as basic salary, allowances, and regular overtime pay.
However, one-off or irregular payments like annual bonuses and performance awards are generally not included in the calculation. For salaried employees, the average income is typically calculated over a 12-month period, while for self-employed individuals, it may be based on a longer timeframe. The HDB assesses the total income of the entire household applying for the flat to determine their eligibility.
Currently, the HDB income ceilings vary depending on the type of flat and the household composition. For most Build-to-Order (BTO) flats (4-room or larger), the income ceiling for families and couples is $14,000 per month.
2-Room Flexi Income Ceiling
A lower ceiling of $7,000 applies to 2-room Flexi flats.
3-Room BTO income Ceiling
An income ceiling of $14,000 or $7,000 (some projects only) applies to 3-room BTO HDB flats.
HDB Income Ceiling Include Bonus?
So, does the HDB income ceiling include bonuses? No, HDB’s calculation of the income ceiling for flat eligibility generally does not include bonuses. When HDB assesses a household’s income, they focus on the “average gross monthly household income,” which is the total of all regular and reliable sources of income. This typically includes:
- Basic salary
- Fixed allowance (transport, meals, uniform, etc.)
- Regular overtime pay
Annual bonuses, performance awards, and the Annual Wage Supplement (AWS) are typically considered one-off or irregular payments. They are not a consistent part of an employee’s monthly earnings because they fluctuate from year to year.
Income Ceiling for HDB Resale
No, there is no income ceiling for purchasing HDB resale flats from the open market. This is a key difference between buying new, subsidised HDB flats (like BTOs) and Executive Condominiums (ECs) from the HDB versus buying resale HDBs from the open market.
Subsidised HDB flats have strict income ceiling limits to ensure they are accessible to low and middle-income families.
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Income Ceiling for HDB Singles
In Singapore, the HDB income ceiling for singles depends on whether they are buying a new and subsidised HDB flat directly from HDB (such as a Build-to-Order or BTO flat) or a resale HDB flat on the open market. As a single, you cannot buy 3Gen flats. You can buy:
- 2-Room Flexi BTO (Brand New)
- 2-Room resale HDB (Prime, PLH)
- All types Resale HDB (Plus)
- All types Resale HDB (Mature, Non-Mature, Standard)
:It’s a little complicated. Below are the singles income ceiling for HDBs:
| HDB Type | Singles Income Ceiling |
|---|---|
| 2-Room Flexi (BTO) | $7,000 per month |
| 2-Room Resale HDB (Prime, PLH) | $7,000 per month |
| Resale HDB (Plus) | $14,000 per month |
| Resale HDB (Open Market) | None |
In 2025, the income ceiling for a single person aged 35 and above to buy a subsidised 2-room Flexi flat from HDB is $7,000 per month. To be eligible, you must be a first-timer applicant, Singapore Citizen, and at least 35 years old. Previously, singles were only allowed to buy new HDB flats only in non-mature estates, but recent policy changes now allow them to apply for 2-room Flexi flats in all locations, including Standard, Plus, and Prime projects.
However, if you are a single buying a (mature, non-mature, or standard category) HDB resale flat on the open market, there are no income ceiling limitations.
If you’re looking at housing grants, an income ceiling of $7,000 per month applies if you want to qualify for an HDB housing loan or CPF housing grants, such as the Enhanced CPF Housing Grant (Singles).
Joint Singles Scheme Income Ceiling
The HDB Joint Singles Scheme (JSS) in Singapore is a housing scheme that allows two or more single Singapore Citizens to jointly apply for a HDB flat. This scheme is particularly useful for singles who want to own a home with a friend or family member, but don’t qualify for other schemes designed for families or couples.
| HDB Type | Joint Singles Income Ceiling |
|---|---|
| 2-Room Flexi (BTO) | $7,000 per month |
| Resale HDB | $14,000 per month |
| Executive Condominium (EC BTO) | $16,000 per month |
The income ceiling is higher at $14,000 if you are a single buying a resale HDB flat with your family or other singles.
The income ceiling for singles to jointly buy a new EC is $16,000 per month. This is only possible under the Joint Singles Scheme, where two or more Singapore Citizens aged 35 and above apply together.
3Gen Income Ceiling
Extended or multi-generational families have a higher income ceiling of $21,000, subject to specific criteria. It is important to note that while there is no income ceiling for purchasing a standard HDB resale flat on the open market, income limits still apply for families to qualify for various CPF housing grants and an HDB concessionary housing loan.