HDB will close 2026 with a November sales exercise, moved from October after National Day Rally 2026 raised the family HFE ceiling to $16,000. The board’s round number is about 7,960 flats across six towns: Bedok, Geylang, Sembawang, Tengah, Toa Payoh and Yishun, plus Community Care Apartments in Toa Payoh. The unit-mix preview on this site still adds to 7,970. Use ~7,960 as HDB’s figure and the table below as the site-level split.
Official prices, site plans, sales names and the final Standard / Plus / Prime labels are released on launch day. Classifications below are what analysts told The Straits Times after HDB’s June 17 preview. Treat them as expected, not confirmed. Bayshore stays expected Plus on RecordBTO until HDB says otherwise.
You need a valid HDB Flat Eligibility (HFE) letter before you can apply. From 24 August 2026 the family ceiling is $16,000 a month and eligible singles aged 35+ sit at $8,000. Submit supporting documents by 25 September 2026 if you want to ballot in November.
Seven projects, six towns
| Project | Town | Units | Expected class | MRT |
|---|---|---|---|---|
| Bayshore Walk (name TBC) | Bedok | 860 | Plus (unconfirmed) | Bayshore (TEL) |
| Bayshore Road (name TBC) | Bedok | 1,640 | Plus (unconfirmed) | Bayshore (TEL) |
| Toa Payoh West @ Caldecott | Toa Payoh | 1,430 BTO + CCA | Prime (unconfirmed) | Caldecott (CCL + TEL) |
| Mattar (name TBC) | Geylang | 440 | Plus (unconfirmed) | Mattar (DTL) |
| Garden Avenue (name TBC) | Tengah | 710 | Standard | Future JRL |
| Chencharu (name TBC) | Yishun | 1,580 | Standard | Near Khatib (NSL) |
| Sembawang North (name TBC) | Sembawang | 1,310 | Standard | ~15–20 min walk to Sembawang MRT |
Income-ceiling and ballot-rule recap: NDR 2026 housing update. The extra ballot chance per child starts in February 2027, not this exercise.
Bedok — two Bayshore projects (2,500 flats)
Second Bayshore BTO round after October 2024. Both sites sit in the new waterfront estate by East Coast Park, next to Bayshore MRT on the Thomson-East Coast Line.
ST reported the two projects together offer about 2,500 flats: about 1,240 2-room Flexi, 1,170 4-room, and 90 3-room. Analysts expect Plus, matching the first Bayshore BTOs, not Prime. Plus still means a 10-year MOP and subsidy clawback if HDB confirms it.
Bayshore Walk (~860): 350 × 2-room Flexi, 510 × 4-room. Minimart, shops, preschool planned.
Bayshore Road (~1,640): 890 × 2-room Flexi, 90 × 3-room, 660 × 4-room. Largest project this exercise. Eating house, shops, preschools, Active Ageing Centre, kidney dialysis centre planned. This is the only Bayshore site this round with 3-room flats.
Nearly half the Bayshore supply is 2-room Flexi. First-timer singles aged 35+ will look here under the $8,000 ceiling. Families chasing a 4-room at the East Coast share that 1,170-unit pool.
Toa Payoh — Caldecott (expected sole Prime)
Toa Payoh West @ Caldecott is the project most analysts flag as the only Prime site this round. It sits beside Caldecott MRT, the Circle Line and Thomson-East Coast Line interchange.
HDB-linked reporting puts the BTO mix at 590 2-room Flexi and 580 4-room, plus public rental flats on the same five-block site (rental is not in the BTO ballot). There will also be Community Care Apartments. CNA, quoting Minister Chee Hong Tat, called this the sixth CCA project and the first CCAs in Toa Payoh. Stacked Homes puts the CCA count at about 240–260; treat the exact CCA / rental split as pending the launch brochure.
Prime means 10-year MOP and a subsidy recovery on resale. Clawback percentage is not published yet. June’s Prime projects came in at 10% (Lakeview Cascadia) and 14% (Berlayar Rise). There are no 3-room or 5-room flats in this mix.
Geylang — Mattar (440 units, expected Plus)
Smallest launch of the exercise: 170 2-room Flexi and 270 4-room at Geylang BTO at Mattar, near Mattar MRT on the Downtown Line. Analysts told ST this could be Plus. A preschool is planned on site. Tiny supply plus a mature, MRT-side plot usually means a hard 4-room ballot.
Tengah — Garden Avenue (710 units, expected Standard)
First Tengah BTO since October 2023, along Tengah Garden Avenue in the Plantation precinct. Expected Standard: 5-year MOP, no clawback, until HDB confirms.
Stacked Homes’ mix (the one that adds to 710): 160 2-room Flexi, 50 3-room, 250 4-room, 200 5-room, 50 3Gen. This is the only November project covering every family flat type, including 3Gen. On-site: eating house, minimart, shops, preschool. ST reported a five- to 10-minute walk to two upcoming Jurong Region Line stations (2028–2029). Earlier Plantation / Garden projects include Garden Court @ Tengah and Parc Clover @ Tengah.
Yishun — fifth Chencharu project (1,580 units)
Yishun BTO at Chencharu is bounded by Yishun Walk and Yishun Avenue 2. Fifth BTO in the precinct after Chencharu Hills, Chencharu Green, Chencharu Vines and Chencharu Grove. Expected Standard. Mix: 390 2-room Flexi, 80 3-room, 460 4-room, 650 5-room. Largest 5-room supply this round. Two preschools planned. Khatib MRT is the practical NSL node, opposite HomeTeamNS Khatib.
Sembawang North (1,310 units)
Sembawang North BTO sits along Admiralty Lane and Sembawang Drive, opposite Northoaks Primary. Expected Standard. Mix: 330 2-room Flexi, 100 3-room, 460 4-room, 420 5-room, plus a planned eating house, supermarket, shops and preschool.
ST / 99.co: about a 15–20 minute walk to Sembawang MRT. That walk showed up as a demand killer in June, when Sembawang Portico and Sembawang Brook went below 1× for first-timer families even with shorter waiting times.
Who this round is for
Singles (2-room Flexi): Bayshore has the units. Caldecott has the interchange but expected Prime rules. The singles ceiling is now $8,000 from 24 August.
First-timer families who need a flat: Chencharu, Tengah, Sembawang North. Standard, larger types, more units. June already showed northern Standard can print below 1× when Prime soaks up demand.
First-timer families chasing location: Caldecott Prime, then Mattar Plus, then Bayshore Plus. Have a Standard backup in mind for a later exercise. You can only pick one town and one flat type per launch.
Second-timers: June 4-room Prime hit 17–23×. Do not count on Caldecott. Chencharu 5-room / Tengah 5-room and 3Gen are the realistic stock.
Seniors: Caldecott CCAs if you qualify (senior CCA ceiling also moved to $16,000). Bayshore Flexi for East Coast. Chencharu / Sembawang for Standard Flexi without a 10-year MOP, if Standard is confirmed.
What to do this week
- Apply or refresh your HFE letter under the $16,000 / $8,000 ceilings; documents in by 25 September 2026.
- Decide Prime vs Standard before Caldecott’s interchange does the deciding for you.
- Do not budget as if the February 2027 extra child ballot applies in November. It does not.
- Wait for HDB’s November brochure for prices, clawback % and the real classification.
Browse the seven project pages from the homepage upcoming list, the BTO listing, and the November 2026 sales-launch hub.
