Evolution of Public Housing in Singapore

How Did Singapore's Public Housing System Begin?

Singapore’s public housing plans have evolved over the years, with the Government constantly working to meet the population’s needs.

Let’s look at how this has been done.

How Did Home Ownership Become Widespread?

The Housing & Development Board (HDB) was set up in 1960. After 3 years, the HDB had built over 31,000 more flats, all of which had piped water and clean sanitation.

The Home Ownership for the People Scheme was introduced in 1964, to enable Singaporeans to buy flats with basic amenities at affordable prices. Home ownership gave citizens a tangible asset and a stake in nation-building. There are now more than one million HDB flats, home to about 80% of resident households. Of these, 9 in 10 own their homes.

How Have Older Flats and Estates Been Upgraded?

Main Upgrading Programme (MUP)

Launched in 1990, it made improvements to the blocks, individual units, and the precinct’s surroundings. The programme was absorbed under the Home Improvement Programme and Neighbourhood Renewal Programme in 2007.

Home Improvement Programme (HIP)

HIP (opens in new tab) replaced the MUP in 2007. Targeted at flats around 30 years old, it helps residents with common maintenance problems such as repairing of spalling concrete and replacing pipe sockets with new clothes drying rack. It also offers optional improvements such as the upgrading of toilets/ bathrooms, as well as the replacement of entrance doors and grille gates, and refuse chute hopper. In 2018, a second round of upgrading was announced to upgrade flats as they reach the 60- to 70-year mark.

Neighbourhood Renewal Programme (NRP)

While HIP focuses on improvements within the flat, NRP (opens in new tab) focuses on precinct and block improvements. Introduced in 2007, it is fully funded by the Government and implemented by the Town Councils. For each NRP project, the implementing Town Council actively engages the residents on the proposed improvements for the neighbourhood, and engagement sessions are conducted to determine if the NRP will proceed. The NRP will only proceed if at least 75% of eligible flat owners indicate their support. Possible enhancement works include new seating areas at void decks, drop-off porches, covered linkways, playgrounds, fitness corners, landscaped gardens and precinct pavilions.

Remaking Our Heartland (ROH)

Launched in 2007, the ROH programme (opens in new tab) is a comprehensive blueprint to renew and further develop existing HDB towns and estates. Possible revitalisation works include rejuvenating the neighbourhood centres, improving connectivity, and increasing greenery and accessibility to nature. 13 towns and estates across Singapore have since been identified for rejuvenation under the ROH.

Silver Upgrading Programme (SUP)

In line with Age Well SG, HDB launched SUP, to help seniors age-in-place more comfortably by upgrading existing HDB precincts with higher densities of seniors to include senior-centric features. The programme will be rolled out in 26 precincts in Ang Mo Kio, Bukit Merah, Queenstown, and Toa Payoh over the next five years.

Selective En bloc Redevelopment Scheme

SERS (opens in new tab) was launched in 1995 to optimise land use through the redevelopment of selected HDB precincts with high redevelopment potential. Residents are compensated and offered replacement housing at designated sites. However, as SERS is a highly selective scheme, sites eligible for SERS are limited and we do not expect many more sites to be eligible. As we will need to progressively redevelop our older towns to keep them vibrant, the Voluntary Early Redevelopment Scheme (VERS) was announced in 2018. It is a complex and long-term undertaking, where we need to cater to the housing needs of both current and future generations. We are working through the details and plans for VERS and will share more details in due course. 

How Have Flat-Buying Options and Grants Evolved?

Various sales modes

• There are different sales modes to cater to buyers with different needs and timelines. Home seekers can apply for a new flat through the Build-To-Order (BTO) (opens in new tab) sales exercises, which started in 2001. They can also apply for a balance flat through the Sale of Balance Flats (SBF) (opens in new tab) exercises, which started in Oct 2009. Alternatively, since Jun 2019, they can apply for a flat online through the open booking of flats, and select a flat as early as the next working day.

CPF housing grants

• Since Aug 2024, first-timer families buying a new flat from HDB can enjoy up to $120,000 in the Enhanced CPF Housing Grant (EHG) (opens in new tab). Those purchasing resale HDB flats can receive up to $230,000 (including the CPF Housing Grant, EHG, and Proximity Housing Grant (opens in new tab) for those who live with or near to their parents for mutual care and support). First-timer singles similarly receive support of up to $60,000 when buying a new flat, or up to $115,000 when buying a resale flat.

Priority schemes

• Since 2023, younger first-timer married couples or households with a child receive one more ballot chance than other first-timer applicants under the First-Timer (Parents & Married Couples) category, and first priority 4-room and larger flats set aside under the Family and Parenthood Priority Scheme (opens in new tab). Another scheme, the Married Child Priority Scheme (opens in new tab) (implemented in 2002), helps a married child and his or her parents to live with or near each other, by improving their chances when balloting for a new flat. From mid-2025, both married and single children will enjoy priority access when they apply for a new flat to live with or near their parents, under the new Family Care Scheme.

How Does Public Housing Support Seniors?

2-room Flexi flats

• These flats were launched in 2015 to better cater to the diverse housing needs of families, singles and seniors. It merges and replaces the previous 2-room flat and Studio Apartment (SA) schemes. Seniors aged 55 and above have the option to buy a 2-room Flexi flat (opens in new tab) on a short lease of between 15 to 45 years, as long as it covers them and their spouses to the age of at least 95 years. These flats are equipped with design features specially for seniors.

Lease Buyback Scheme (LBS)

• The LBS (opens in new tab) was introduced in 2009 as an additional option for seniors to monetise their flats. Under the LBS, elderly flat owners aged 65 years and above retain sufficient lease to cover them till at least age 95, and can sell the remaining lease back to HDB. Seniors have to use part of their LBS proceeds to top up their CPF Retirement Account, and join CPF LIFE, to receive monthly payouts for life.

Enhancement for Active Seniors (EASE)

• Launched in 2012, the EASE programme (opens in new tab) helps seniors to make their homes safer and more accessible through the installation of senior-friendly fittings.

Community Care Apartments (CCAs)

• Launched in 2021, CCAs (opens in new tab) integrate senior-friendly housing with care services and social activities to support seniors to age independently in the community.

How Is HDB Planning More Sustainable and Inclusive Towns?

Punggol Eco-town

• In 2010, it was announced that Punggol would be developed as a residential project that focussed on sustainable living through effective energy, water and waste management. It’s also home to Punggol Waterway, a 4.2km manmade water that meanders through the town, providing a vibrant living environment.

Kampung Admiralty

• Singapore’s first retirement community, Kampung Admiralty opened last year. It includes two residential blocks of 100 studio apartments, as well as health and eldercare facilities. It has a sheltered plaza for community activities and a rooftop community farm, to encourage seniors to step out of their homes and socialise with neighbours and friends.

Tengah masterplan

• The newest HDB town, Tengah, was first revealed in 2016. The “Forest Town” will see a car-free town centre and lush greenery surrounding the site. Since November 2018, HDB has launched about 6,000 flats in Tengah.