top of page

New HDB Flats in Prime Locations: Affordable for All with Subsidy Clawback and 10-Year MOP

Updated: Jan 24

As announced by National Development Minister Desmond Lee, the new PLH model is a step in the right direction for making public housing in prime locations affordable and accessible to Singaporeans. The new model will help to alleviate concerns about rising resale prices for prime HDB flats.

Are you a HDB homeowner who has recently met the Minimum Occupation Period (MOP) and looking to upgrade to a HDB in a prime location? If so, it's important to carefully consider your options before making a decision.

Homeowners who plan to sell their HDB flat in a prime location should be aware that the government will claw back additional subsidies upon resale. As a result, they should consider the percentage of the resale price they will have to pay back to HDB if they sell their home on the open market. They should also keep in mind that the pool of resale buyers will be restricted to households earning less than $14,000 per month, with at least one applicant being a Singaporean.

Buyers planning to upgrading from hdb flat to a prime location HDB flat will face a 10-year minimum occupation period (MOP), up from the current five years. They will also be prohibited from renting out their entire flat at any time, even after the MOP has ended. As a result, it is critical for home buyers to be committed to living in the flat for an extended period of time rather than purchasing it for investment purposes.

Overall, the PLH model is a good step toward keeping public housing in prime locations affordable and accessible to Singaporeans. Homeowners and home buyers should be aware of the government's new policies and restrictions and make informed decisions based on their individual circumstances. As a professional agent, I will continue to monitor developments in the public housing market and provide sound advice to my clients.

Before making any decisions, I would advise HDB owners who are planning to upgrade to carefully consider the new prime location public housing (PLH) model.

While PLH flats are located in prime, central locations and may appear to be a desirable option for some, they are subject to additional conditions such as a longer minimum occupation period (MOP) of 10 years and the government's clawback of additional subsidies upon resale. Furthermore, the resale buyer pool will be restricted to households earning no more than $14,000 per month and with at least one Singaporean citizen applicant.

Before deciding to upgrade to a PLH flat, homeowners should carefully assess their financial situation and consider whether they can meet these conditions. They must also consider the potential windfall gains and resale restrictions associated with these flats.

Finally, the decision to upgrade should be based on personal circumstances and preferences, such as the need for more living space or the desire to live in a specific location. Before making a decision, homeowners should consult with a professional agent and carefully evaluate all options.

It is also worth noting that the PLH model aims to keep public housing in prime locations affordable, accessible, and inclusive for Singaporeans, both at the time of purchase and subsequent open market resales. This is a positive step toward maintaining Singapore's sustainable and affordable public housing market.

Here are some advantages and disadvantages of upgrading to a prime location HDB flat:

Better location: Excellent location HDB flats are typically located in desirable areas near amenities such as transportation, schools, and shopping malls.

Potential for higher resale value: Demand for these flats is likely to be high, and there may be a future opportunity for higher resale value.

As previously stated, the pool of resale buyers for prime HDB flats will be limited to households earning no more than $14,000 per month, with at least one applicant being a Singapore citizen. This could mean less competition during resale and a better chance of finding a buyer.

Subsidies clawback: As part of the new PLH model, the government will claw back additional PLH flat subsidies. This could imply that the initial purchase price for these flats will be lower, making them a more appealing option for buyers.


Limited supply: Each year, the number of prime location HDB flats launched will be limited, and the exact proportions will vary depending on site availability and the overall supply of flats across all towns. While a limited pool of resale buyers can be advantageous during resale, it can also mean that finding a buyer may be more difficult.

Longer MOP: Prime location HDB flats will have a 10-year MOP, which is two years longer than the current five-year MOP. This means that owners will be unable to sell or rent their flat during this time, which may be inconvenient for some homeowners.

Resale restrictions: Resale restrictions for prime location HDB flats will be in effect for at least half of each flat's 99-year lease. This means that owners will have limited options for selling or renting out their apartment.

If you're a homeowner considering upgrading to a prime location HDB flat, it's important to weigh the potential benefits and drawbacks. While these flats offer desirable locations and features, there are also resale restrictions and potential cost implications to consider. For more advice on making the right decision for your specific situation, reach out to JJ Wong


We understand that financial planning can be a daunting task, and we're here to simplify it for you speak with us.

If you have a plan in mind but not sure if it works well – do share with us or let us know.

We will do our best to assist you to make sure you look at your plan from multiple angles and ensure you have a very clear picture on what’s going on.

1 view0 comments


bottom of page