Sun Xueling: BTO income ceiling, singles’ eligibility age can be revised when “right conditions are in place”

Senior Minister of State for National Development Sun Xueling has said that the income ceiling for Built-to-Order (BTO) flat buyers and the eligibility age for singles to purchase such flats may be revised when “the right conditions are in place”. She was speaking on 26 September 2025 during the final day of the Debate on the President’s Address in Parliament. Sun said the Government is reviewing the current income ceiling to ensure it keeps pace with economic trends. The ceiling was last revised in 2019, and currently stands at S$14,000 for couples and families. She noted that younger Singaporeans progressing well in their careers worry about exceeding the ceiling, which could make them ineligible for subsidised housing. “We recognise that incomes have gone up over the years,” she said, adding that the aim is to keep most households within eligibility.

Singles’ housing aspirations

Sun also addressed the situation for singles, who may apply for a BTO flat only after the age of 35. While access has expanded in recent years through measures such as more two-room flexi flats and higher grants, she acknowledged that demand remains unmet. “To make further policy moves, we need policy space and a higher supply of BTO flats,” she said, indicating that the Government intends to expand supply before considering an age revision.

“Build more, build faster, build better”

In outlining the approach, Sun emphasised that housing authorities will continue to increase supply. The Housing and Development Board (HDB) has already exceeded its earlier commitment to launch 100,000 flats between 2021 and 2025. From 2025 to 2027, 55,000 flats will be launched, about 10 per cent higher than initial plans. At least 4,500 flats with shorter waiting times will be introduced in 2025, followed by about 4,000 annually in 2026 and 2027. Such flats will have waiting periods of less than three years.

New estates at Mount Pleasant and Berlayar

Recent increases in supply include additional units at Mount Pleasant and the former Keppel Club site. Mount Pleasant’s estate will have about 6,000 flats, while the Berlayar estate at the Keppel site is projected to provide 7,000 flats. Alongside public housing, Sun said more than 25,000 private units are expected to be launched between 2025 and 2027, ensuring a steady pipeline across the market.

Pricing and affordability measures

Sun assured Parliament that BTO flats would continue to be priced to remain affordable for a wide range of income groups. Standard flats, which cost less, will form a significant proportion of the supply to support buyers with tighter budgets. She stressed that BTO flats across different types are priced below comparable resale flats. Drawing on the July 2025 BTO sales exercise, Sun illustrated affordability scenarios for households at different income levels. A couple earning S$10,000 a month could service a standard four-room flat loan entirely through Central Provident Fund (CPF) contributions. For a prime four-room unit, they might need to pay an additional S$350 in cash monthly. For couples earning S$6,000, Sun said they could afford any three-room unit entirely through CPF, and even a standard four-room flat without cash outlay due to additional grants.

Options in the resale market

Turning to resale flats, Sun highlighted affordable options still available in various towns. She noted that four-room flats with at least 70 years left on their leases were priced under S$700,000 in Tampines and Punggol, under S$600,000 in Sembawang and Yishun, and under S$550,000 in Jurong West and Woodlands. She added that eligible first-time buyers could receive grants of up to S$230,000, further lowering their costs. Resale prices, she said, are cyclical. They fell for six consecutive years before the Covid-19 pandemic, then rose. Now, price growth has moderated, and more flats reaching their minimum occupation period will add to supply.

Lessons from Tengah and Punggol

Sun also focused on town planning and liveability. She said the Government had received feedback from Tengah residents that amenities such as childcare centres and food outlets were lacking when the estate was first occupied. The inter-agency BTO Coordination Committee, chaired by Sun, has studied the experiences of residents in large estates like Punggol and Tengah. It is considering measures to improve transport links, reduce construction disamenities, and ensure adequate mobile coverage from the outset.

Prioritising childcare and amenities

In particular, the Government plans to deliver childcare centres earlier so that they open soon after residents move in. It will also explore providing sheltered linkways connecting homes to bus stops and shops. On food options, Sun acknowledged that operators are reluctant to set up businesses before footfall rises. While rent-free periods are already offered, the committee is studying further measures to help residents in the initial phase.

Rejuvenating older estates

Beyond new estates, Sun said the Government remains committed to rejuvenating mature towns. Flats aged 60 years and older will undergo the Home Improvement Programme II (HIP II), with more comprehensive works that use updated technology, such as scanning systems to trace water seepage. Programmes like Remaking Our Heartland and the Neighbourhood Renewal Programme will also continue to refresh entire neighbourhoods.

Louis Chua seeks clarification on “right conditions” 

Workers’ Party MP Louis Chua asked Sun to clarify what the “right conditions” would be for lowering the BTO eligibility age for singles. He queried whether specific indicators or macroeconomic factors were under consideration. In response, Sun reiterated her focus on increasing housing supply. She explained that allocating a flat to one group reduces availability for others, making supply expansion essential before revising policies. “Singles are a very important part of our society,” she said, adding that unmet demand among younger singles is recognised. Sun concluded by reflecting on Singapore’s housing journey over six decades, from addressing an urgent housing shortage to creating well-designed towns. “We will carry this spirit and legacy, meet the needs of today and fulfil our aspirations for the future,” she said.