Singapore’s public housing landscape is often discussed in terms of Build-To-Order (BTO) or resale flats, yet the Sale of Balance Flats (SBF) scheme offers a compelling middle path. In 2025, this channel has become increasingly significant—offering unique advantages and considerations for prospective buyers.
What Are Sale of Balance Flats?
Sale of Balance Flats (SBF) refers to unsold units from prior BTO launches, flats from Selective En Bloc Redevelopment Scheme (SERS) replacements, and HDB-repurchased flats. These are termed “balance” flats because they represent surplus or returned units, not newly launched inventory.
Key points:
- They may include older flats—some with shorter remaining lease durations, akin to resale properties.
- Many units are already completed or under construction, significantly reducing wait times compared with BTO flats.
- SBF flats are still subsidised by HDB, with eligibility for grants like the Enhanced CPF Housing Grant (EHG), making them more cost-effective than resale flats.
Historical and 2025 Context
Historically, HDB conducted two SBF exercises annually—typically aligning with BTO launches. However, from 2024 onwards, this was revised to one major SBF event per year aiming to consolidate supply.
In 2025:
- February 2025: The largest-ever SBF launch, featuring approximately 5 590 units across various construction stages, from vacant completion to ready-to-move in.
- July 2025: A second wave is scheduled, adding around 3 000 units concurrently with the BTO exercise, bringing total 2025 SBF supply to about 8 500 units—the highest since 2017.
To complement this, in February 2025 HDB also launched 10 622 flats combining BTO and SBF units.
Why Consider an SBF Flat?
Shorter Waiting Times
Unlike BTO flats—which require construction post-booking and may take 3–4 years—SBF units are often in advanced stages or completed, enabling swift move-in (typically within six months).
Broader Choice of Locations
SBF flats come from a variety of estates—both mature and non-mature—offering diverse location options, sometimes more varied than the limited locations typical of BTO exercises.
Greater Transparency
Applicants receive granular details including block number, unit number, tenancy duration, and ethnic quota upfront, unlike BTO where preliminary information may lack specificity.
Subsidies with Caveats
Although SBF prices are subsidised and still eligible for CPF grants, they can be marginally higher than BTO flats. Nevertheless, they remain affordable compared to open-market resale flats.
Drawbacks to Bear in Mind
Intense Competition for Limited Stock
Despite the substantial 2025 supply, SBF units are still vastly outnumbered by BTO flats. The February 2025 exercise saw over 22 000 applicants vying for just 5 590 SBF units—roughly a 4:1 applicant-to-unit ratio.
Less Desirable Units May Linger
Because SBF flats were previously rejected, some may have drawbacks—fronting rubbish chutes, obstructed views, low floors, or unfavourable directions.
3 Lease Decay Issues
Some SBF flats include older units with shorter remaining leases. Buyers must assess lease duration against long-term value and inheritance (for future generations) .
Race Quotas Apply
SBF sales continue to enforce HDB’s Ethnic Integration Policy. Eligibility for an SBF unit may be subject to race-specific quotas based on the demographics of the block and neighbourhood.
Eligibility Criteria
The same standard eligibility rules that apply to BTO also apply to SBF, encompassing citizenship, age, family nucleus, income ceiling, property ownership, and citizenship status.
Core Requirements:
- Age & Family: At least 21 for couples; 35 for single first-timers
- Citizenship: Singapore Citizen(s), or one citizen with a permanent resident spouse
- Income Ceilings:
- 4-room/executive flats: $14 000 (extended families: $21 000).
- 3-room & 2-room Flexi: $7 000–$14 000 depending on lease length
- Property Ownership: No private property ownership locally or abroad; must be within defined disposal periods depending on grant eligibility.
Single First-Timers:
- Aged 35+ and apply singly under Single Scheme for 2-room Flexi flats, with income not exceeding $7 000.
Applicants must also secure a valid HDB Flat Eligibility (HFE) letter before application.
Step-by-Step Guide to Buying an SBF Flat
Step 1: Obtain HFE Letter
Apply via the HDB Flat Portal at least a few weeks before the scheduled SBF launch. Processing takes approximately 21 working days, and the letter remains valid for nine months.
Step 2: Await SBF Launch Announcement
HDB typically announces SBF availability only during the exercise period. Interested buyers have around one week to peruse listings and apply.
Step 3: Submit Online Application
During the launch week, eligible applicants may apply via the portal, selecting up to three flat types. Ensure preference aligns with financial capacity, given option fee requirements.
Step 4: Balloting Outcome
Results are typically released about six weeks post-application. First-timer families with children (FT(PMC)) receive three chances; other first-timer families get two; second-timers and singles receive one chance.
Step 5: Booking the Flat
Successful applicants receive a queue number and appointment to book. Options fees vary by flat size—S$500 for 2-room Flexi, S$1 000 for 3-room, and S$2 000 for 4-room and above.
Step 6: Sign Agreement & Make Payments
Typically within six months, buyers sign the Agreement for Lease, pay the downpayment (20–25%), plus legal and stamp duties. Collection of keys follows for completed units.
Open Booking of Flats (OBF): A Secondary Avenue
Unsold units after SBF will be offered via Open Booking of Flats (OBF), on a first-come, first-served basis. These launches are ad hoc throughout the year, with minimal unit numbers (often under 300).
Benefits:
- Immediate booking without balloting
- Administratively simple—but requires swift action
Buyers are advised to sign up for HDB eAlert notifications to be informed of OBF opportunities.
Price & Grants
SBF flats are priced below open-market resale levels but typically above new BTO prices. They qualify for HDB subsidies and CPF grants, including:
- Enhanced CPF Housing Grant (EHG) up to S$120 000
- Family Grant or Additional CPF Grant as applicable.
Actual cost depends on flat type, location, age, remaining lease, and quota-affected pricing.
Comparing SBF with BTO and Resale
| Feature | SBF | BTO | Resale |
|---|---|---|---|
| Waiting Time | ~0–6 months | 3–4 years | Immediate/1–2 months |
| Location Variety | Wide (mature & non-mature) | Limited (current BTO sites) | All across SG |
| Lease Duration | Mixed (shorter possible) | 99-year lease | Mixed, can be short |
| Price | Subsidised, mid-range | Cheapest new flats | Most expensive |
| Transparency | High – block/unit details | Low until booking | Full details |
| Race Quota | Enforced | Enforced | Not enforced |
Note: Resale flats are not subject to Ethnic Integration Policy quotas
Tips for Aspiring SBF Buyers
- Apply for your HFE letter early—at least six weeks before expected launch.
- Have finances and loans pre-approved, whether via CPF or bank.
- Research block/unit thoroughly—orientation, floor, view, proximity to amenities.
- Set up HDB eAlerts to receive notifications on SBF and OBF releases.
- Be realistic about lease life—inspect remaining lease duration and future estate plans.
- Strategise ballot chances: first-timer families (FT(PMC)) enjoy better odds.
Outlook & 2025 Overview
In 2025, SBF’s significance is highlighted by:
- A record-breaking 8 500 units released across two exercises.
- Ongoing demand evidenced by February’s high application volumes, underscoring urgency for those needing quicker housing solutions With HDB’s shift to one major annual SBF, buyers must stay alert and act swiftly during limited windows. Those who miss SBF may still find routes through OBF or resale, but competition and cost will vary.
Final Thoughts
The Sale of Balance Flats scheme represents a valuable yet competitive option for Singaporean home seekers in 2025. It sits at a strategic intersection between the affordability and modernity of BTO flats and the immediate availability of resale properties.
Ideal for buyers willing to trade off limited choice or remaining lease time for speed and subsidy, SBF demands proactive planning—securing an HFE letter early, aligning finances, researching available units, and staying alert to launch windows.
In a year where SBF supply is historically high, discerning buyers can seize opportunities to own public housing more promptly than ever, provided they prepare and respond with agility.
Frequently Asked Questions (FAQs)
Q: Can I apply for BTO and SBF in the same exercise?
No. You must choose one per exercise.
Q: When will July 2025 SBF details be released?
HDB typically announces during the same week as applications open, offering approximately seven days to apply.
Q: How does ethnicity quota affect me?
Ethnic Integration Policy applies—availability depends on existing racial composition in the block.
Q: What if no units are selected?
Unsold units go to OBF, available first-come, first-served later in the year.
