# BTO downpayment & EHG grant calculator (2026/2027)

Estimate the cash and CPF Ordinary Account (OA) needed at **Agreement for Lease** and **Key Collection** for a Singapore BTO flat, including the [Enhanced CPF Housing Grant (EHG)](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/couples-and-families/enhanced-cpf-housing-grant), the [Staggered Downpayment Scheme](https://www.hdb.gov.sg/buying-a-flat/bto-sbf-and-open-booking-of-flats/process-for-buying-a-new-flat/sign-agreement-for-lease), and [IRAS Buyer's Stamp Duty (BSD)](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer%27s-stamp-duty-%28bsd%29).

## How BTO downpayment works (from August 2024)

For the assumed 25-year loan, the maximum Loan-to-Value (LTV) is **75%**, meaning a minimum **25%** downpayment of the purchase price. How much is due at each stage depends on the scheme you qualify for and your loan:

| Scheme | Due at Agreement for Lease (~4–9 months after booking) | Due at Key Collection (~3–5 years later) | Minimum cash share |
|---|---|---|---|
| **Young couples eligible for deferred income assessment** (from June 2024) | **2.5%** | **22.5%** | **0%** on HDB loan · bank loan: **2.5%** at signing + **2.5%** at keys |
| **Staggered Downpayment Scheme** (HFE letter on or before the younger applicant's 30th birthday, uncompleted 5-room or smaller) | **5%** (HDB) or **10%** (bank) | **20%** (HDB) or **15%** (bank) | **0%** on HDB loan · **5%** at signing on bank loan |
| **Without the scheme** | **10%** (HDB) or **20%** (bank) | **15%** (HDB) or **5%** (bank) | **0%** on HDB loan · **5%** at signing on bank loan |

Figures from HDB's [Sign Agreement for Lease](https://www.hdb.gov.sg/buying-a-flat/bto-sbf-and-open-booking-of-flats/process-for-buying-a-new-flat/sign-agreement-for-lease) page for 75% LTV; the 75% HDB limit applies to BTO applications from the October 2024 exercise ([MND](https://mnd.gov.sg/newsroom/speeches/view/measures-to-cool-the-hdb-resale-market-and-provide-more-support-for-first-time-home-buyers)).

Stamp duty and legal fees are paid when you sign the Agreement for Lease; IRAS requires Buyer's Stamp Duty within 14 days and rounds it down to the dollar. An Option Fee ($500 for 2-room Flexi, $1,000 for 3-room, $2,000 for 4-room or larger) is paid at flat booking and forms part of the downpayment.

## Enhanced CPF Housing Grant (EHG) schedule for first-timer families

Updated by HDB on 20 August 2024 ([HDB EHG for Families](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/couples-and-families/enhanced-cpf-housing-grant)). Household income is assessed over the 12 months worked ending two months before the HFE letter application:

| Average gross monthly household income | EHG for first-timer families |
|---|---|
| $1,500 and below | $120,000 |
| $1,501 to $2,000 | $110,000 |
| $2,001 to $2,500 | $105,000 |
| $2,501 to $3,000 | $95,000 |
| $3,001 to $3,500 | $90,000 |
| $3,501 to $4,000 | $80,000 |
| $4,001 to $4,500 | $70,000 |
| $4,501 to $5,000 | $65,000 |
| $5,001 to $5,500 | $55,000 |
| $5,501 to $6,000 | $50,000 |
| $6,001 to $6,500 | $40,000 |
| $6,501 to $7,000 | $30,000 |
| $7,001 to $7,500 | $25,000 |
| $7,501 to $8,000 | $20,000 |
| $8,001 to $8,500 | $10,000 |
| $8,501 to $9,000 | $5,000 |

A first-timer single buying alone uses their own income for the [EHG (Singles) schedule](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/singles/enhanced-cpf-housing-grant), up to $60,000 with a $4,500 ceiling. Couples comprising one first-timer and one second-timer are assessed on **half** their household income under a separate [HDB table](https://www.hdb.gov.sg/-/media/buying-a-flat/flat-grant-and-loan-eligibility/couples-and-families/enhanced-cpf-housing-grant/EHG-amount-Families.pdf); that household type is not modelled here. Singles use the standard downpayment schedule in this calculator.

EHG cannot pay stamp duty, legal fees or the minimum cash downpayment ([HDB grant conditions](https://services-homes.hdb.gov.sg/sales/files/general_conditions_for_purchase.pdf)). For deferred income assessment, EHG is assessed near key collection and is unavailable at signing ([HDB](https://www.hdb.gov.sg/cs/infoweb/-/media/doc/SCEG/05032024-COS2024/1-AnnexA.pdf)). This estimate assumes full grant eligibility, a lease covering the youngest buyer to age 95, no future CPF contributions and a 25-year loan. Any MSR loan shortfall is added to the key-collection balance. Option fees count toward the downpayment; legal fees, insurance and renovation are excluded. Your HFE letter determines actual eligibility and financing.

## Sources

- [HDB: Sign Agreement for Lease & Staggered Downpayment Scheme](https://www.hdb.gov.sg/buying-a-flat/bto-sbf-and-open-booking-of-flats/process-for-buying-a-new-flat/sign-agreement-for-lease)
- [HDB: Enhanced CPF Housing Grant (Families)](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/couples-and-families/enhanced-cpf-housing-grant)
- [HDB: Housing Loan LTV Limit (75%)](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/housing-loan)
- [IRAS: Buyer's Stamp Duty (BSD) rates](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer%27s-stamp-duty-%28bsd%29)