Can Singapore PRs buy an HDB flat? Yes — but only under specific conditions.
If you’re a single PR, in a PR–PR couple, or married to a Singapore Citizen (SC), your eligibility changes. Some can only buy resale. Others might qualify for BTO — but only with the right scheme and partner.
In this guide, we break down:
- Who can buy what (resale vs BTO)
- What grants you might qualify for
- And what to watch out for as a PR buyer in Singapore
🎯 Planning ahead? Use our mortgage repayment calculator to estimate your monthly loan.
Let’s dive in.
TL;DR Summary (Quick Answers)
- ✅ Can PRs buy HDB flats? Yes, but only resale — unless married to a Singapore Citizen (SC).
- ✅ Can single PRs buy? No, unless applying under the Fiancé/Fiancée Scheme with an SC.
- ✅ Can two PRs buy a flat together? Yes, if both have been PRs for at least 3 years.
- ✅ Are PRs eligible for CPF grants? Only if buying resale with a citizen.
- ✅ Is the HFE letter required? Yes — it’s mandatory for all flat buyers.
Quick Answers to Common Questions
Q: Can a single PR buy a resale HDB flat?
A: No, unless applying under the Fiancé/Fiancée Scheme with a Singapore Citizen.
Q: Can two PRs buy a resale flat in Singapore?
A: Yes, if both have held PR status for at least 3 years.
Q: What if my spouse is a Singapore Citizen?
A: You can buy BTO or resale, and may qualify for CPF grants.
Q: Can PRs apply for HDB BTO flats?
A: Only if one applicant is a Singapore Citizen.
Can PRs Buy an HDB Flat in Singapore?
Yes, but not everyone qualifies. PRs in Singapore can only buy resale HDB flats — and even that comes with conditions. If you’re single, applying with another PR, or married to a Singapore Citizen, the rules are very different.
In this section, we’ll break down who’s eligible, why resale is usually your only option, and what you need to get started (hint: the HFE letter is a must).
What Are the Latest HDB Eligibility Criteria for PRs?
If you’re a Singapore Permanent Resident (PR) hoping to buy an HDB flat, the first thing to know is this: you can’t apply for a BTO flat unless you’re buying with a Singapore Citizen (SC). HDB’s rules are quite strict when it comes to PRs, and they’ve stayed consistent as of June 2025.
Here’s the breakdown:
- Single PRs can’t buy HDB flats alone — not even resale.
- Two PRs can buy a resale flat, but only after both have held PR status for at least 3 years.
- PR–SC couples can buy either BTO or resale, and may also qualify for CPF housing grants.
📌 Pro Tip: If you’ve recently obtained PR status, that 3-year clock starts from the approval date — not the application date.
Why PRs Can Only Buy Resale Flats — Unless Married to an SC
PRs are limited to the HDB resale market because BTO flats are subsidised housing meant for Singapore Citizens. The only exception? If you’re engaged or married to an SC, you can apply under the Fiancé/Fiancée Scheme or Public Scheme and qualify for BTO.
That said, resale HDB flats still offer great value, especially if you’re open to older flats in mature estates — and some come with CPF housing grants (more on that later).
💡 From a mortgage advisor’s perspective: resale gives PRs more flexibility. You can choose your preferred location, flat size, and move in faster — just be sure to factor in things like lease balance and renovation costs.
The HFE Letter Requirement: What PR Buyers Need to Know
Since May 2023, the HFE letter (HDB Flat Eligibility) is now mandatory for all HDB buyers — and that includes PRs. This single letter replaces multiple processes and tells you:
- Whether you’re eligible to buy
- How much you can borrow from HDB
- What CPF housing grants (if any) you can receive
You’ll need to apply through HDB’s e-service portal and wait a few weeks for processing. Without an HFE, you can’t even start your flat search.
💬 Scenario
“I’m a PR living in SG for 4 years. Can I buy a 3-room resale flat alone?”
→ No. You must be in a PR–PR couple (both PRs for 3+ years) or married to a Singapore Citizen.
Can a Single PR Buy an HDB Flat?
Thinking of buying a flat on your own as a Singapore PR? Unfortunately, single PRs are not allowed to buy HDB flats independently — not even resale. This is one of the most misunderstood HDB rules, but the policy remains unchanged as of 2025.
Unless you’re applying under a joint scheme with a Singapore Citizen (like the Fiancé/Fiancée Scheme), your options are extremely limited.
Are Single PRs Eligible to Buy a Flat on Their Own?
No — single PRs cannot purchase HDB flats alone, regardless of income, age, or how long you’ve held PR status. HDB flat ownership is designed primarily for families and citizen households.
Even if you’ve been a PR for 5, 10, or 20 years — without a qualifying partner, you won’t meet the criteria to purchase either BTO or resale flats.
What Is the Fiancé/Fiancée Scheme for PRs?
If you’re a PR engaged to a Singapore Citizen, there’s a path forward. The Fiancé/Fiancée Scheme allows you to apply for a BTO or resale flat together — as long as:
- You register your marriage within 3 months of key collection (for BTO)
- Your SC partner is listed as the applicant or co-applicant
Under this scheme, you may also qualify for CPF housing grants like the Enhanced Housing Grant (EHG) or Proximity Housing Grant.
📌 Tip: PR–SC couples may qualify for CPF grants like the EHG and Proximity Housing Grant. Speak to a mortgage advisor to understand your options clearly.
Why Most Single PRs Are Not Allowed to Buy HDB Flats Alone
The rule is strict because HDB flats are public housing meant to support family formation and citizen households. Singles can only buy under specific conditions — and for PRs, the bar is even higher.
If you’re a PR and want to buy as an individual, your alternatives are:
- Wait until you become a Singapore Citizen (then apply under the Singles Scheme)
- Explore private property options or consider co-buying with another eligible PR (with 3+ years’ PR status each)
💬 Scenario
“I’m 35 and single, PR for 5 years. Can I buy resale?”
→ No. Unless you’re applying under the Fiancé/Fiancée Scheme with a Singapore Citizen partner
Can Two PRs Buy a Resale HDB Flat Together?
If both you and your spouse are Singapore Permanent Residents (PRs), the good news is: yes, you can buy a resale HDB flat together — but only if you’ve both been PRs for at least 3 continuous years.
This rule applies strictly, and many PR–PR couples overlook it when planning for their first home. You’ll also need to apply for an HFE letter before beginning your flat search.
What Are the Eligibility Rules for PR–PR Households?
For PR–PR couples to qualify for an HDB resale flat purchase:
- Both applicants must be PRs for at least 3 years at the time of application.
- You must apply under the Public Scheme (as spouses or family nucleus).
- The flat must be a resale unit (PRs are not eligible for BTO unless one partner is a Singapore Citizen).
📌 You can’t buy under the Singles Scheme, even if both are above age 35 — this scheme is only for Singapore Citizens.
Do PR–PR Households Qualify for Any CPF Housing Grants?
Unfortunately, CPF housing grants are limited to households with at least one Singapore Citizen. This means PR–PR households do not qualify for:
- Enhanced Housing Grant (EHG)
- Family Grant
- Proximity Housing Grant
So while you can still use your CPF OA savings to pay for the flat and your monthly instalments, you won’t receive additional grant support.
✅ Use our mortgage loan repayment calculator to plan how much you’ll need upfront — including downpayment, stamp duty, and monthly instalments.
Common Mistakes PR Couples Make When Planning Their Resale Purchase
- Assuming CPF grants apply to all resale buyers
Many PR–PR couples wrongly expect subsidies. Always check your eligibility before making an offer. - Underestimating upfront costs
Without grants, you’ll need a larger cash/CPF amount for the downpayment and Buyer’s Stamp Duty. Use this BSD calculator to avoid surprises. - Skipping the HFE application
Some couples jump straight into house hunting without applying for an HFE letter — but without it, you can’t proceed with your purchase.
💬 Scenario
“My spouse and I are both PRs. Can we buy a resale flat?”
→ Yes, if both of you have held PR status for at least 3 years.
📌 Note: PR–PR couples are not eligible for most CPF housing grants. Use our mortgage loan calculator to plan your budget.
Can PRs Buy a New BTO Flat?
If you’re a PR dreaming of scoring a new, subsidised BTO flat — we’ve got to break it to you early: you can’t apply alone or as a PR–PR couple. Only households with at least one Singapore Citizen (SC) can apply for BTO launches.
That said, if you’re engaged or married to an SC, you can still apply under specific HDB schemes — but with a few extra rules.
When Can PRs Apply for BTO — and Under What Scheme?
Only PRs who are engaged to or married to a Singapore Citizen (SC) can apply for a BTO flat.
Here’s how it works:
- Apply under the Fiancé/Fiancée Scheme (if engaged) or Public Scheme (if married)
- You must register your marriage before key collection
- The SC must be the main applicant or listed in the application
This is the only route that allows PRs to access a new BTO flat directly from HDB.
What Are the Restrictions on Flat Types, Locations & Income?
Even if you’re eligible, not all BTO flats will be open to PR–SC households.
Common restrictions include:
- Only 2-room or 3-room flats in non-mature estates (for certain income levels)
- Income ceilings apply — usually $14,000/month for families, or lower for smaller flat types
- Citizenship priority schemes may still place PR–SC couples lower in the ballot
💡 Planning tip: Even if you’re eligible, PR–SC couples often face tougher competition — resale might still be the faster route if time is a concern.
Why Most PR-Only Households Cannot Apply for BTO
HDB’s core goal is to provide affordable housing for Singapore Citizens. That’s why:
- PR–PR households are completely ineligible for BTO
- Single PRs can’t apply either — not even under the Singles Scheme
- Only with an SC spouse or fiancé(e) do you get access to BTO flats
So unless you plan to become a citizen or marry one, your best option as a PR is the HDB resale market — which still offers flexibility in location and flat type, even if you won’t get the full set of grants.
BTO vs Resale HDB Options for PR Buyers
| Feature | PR-Only Household | PR + SC Couple |
|---|---|---|
| Can Buy BTO | ❌ | ✅ |
| Can Buy Resale | ✅ | ✅ |
| Eligible for Grants | ❌ | ✅ (EHG, PHG, Top-Up) |
| Waiting Period | 3 years | 3 years |
| CPF Usage Limits | Limited | Full |
📌 Tip: PR–SC couples buying BTO may qualify for multiple CPF grants. See our grant eligibility guide.
Minimum Occupation Period & Ownership Limits for PRs
Buying an HDB flat as a PR doesn’t give you full flexibility right away — there are strict rules around how long you must stay in the flat, and whether you can own other properties.
The Minimum Occupation Period (MOP) is one of the biggest things buyers forget to plan around. Plus, if you’re thinking of buying private property later, you’ll need to be extra cautious to avoid breaking HDB rules.
What Is the MOP for PR Buyers and How Does It Work?
The Minimum Occupation Period (MOP) is the time you’re required to physically live in your HDB flat before you can sell it or buy any private property.
For PRs, the MOP is:
- 5 years, starting from key collection (not the purchase date)
- You must live in the flat during this period — no renting out the whole unit
You cannot buy private property (whether in Singapore or overseas) during this MOP. HDB takes this rule seriously, and breaching it could mean forced disposal or penalties.
Can PRs Own Both an HDB Flat and Private Property?
Short answer: No, not at the same time — at least not while the MOP is ongoing.
HDB flat owners who are PRs:
- Cannot own private property locally or abroad during the 5-year MOP
- Must sell the HDB flat within 6 months if they purchase a private property after the MOP ends
This rule is meant to keep public housing focused on genuine occupiers, not property investors.
What Happens If a PR Buys Private Property After HDB?
If you’re a PR who has already fulfilled your 5-year MOP and decide to buy private property, here’s what happens:
- You can go ahead with the private purchase
- But you must dispose of your HDB flat within 6 months
This applies whether the private property is in Singapore or overseas.
📌 Important Reminder:
PRs must fulfill the full 5-year MOP before buying private, and must sell their HDB flat within 6 months after purchasing private property.
Want to explore your financing options for upgrading? Check out our guide to private property loan options.
Can PRs Upgrade from HDB to Private Property?
Yes — but only after meeting certain conditions. If you’re a PR who owns an HDB resale flat, you must first complete your 5-year Minimum Occupation Period (MOP) before you can buy a condo or landed home.
Upgrading from public to private property as a PR involves careful planning — especially when it comes to financing, ownership timelines, and HDB disposal rules.
Can PRs Refinance Their HDB Loan Later?
Absolutely. Many PRs who start with an HDB loan later choose to switch to a bank loan with better interest rates — especially after the first few years.
If you’re still repaying your flat:
- Consider doing a refinance of your HDB loan
- Compare rates across banks (DBS, UOB, OCBC, etc.) to get the best deal
- You can only refinance to a bank loan — not back to HDB once you switch
💡 Pro tip: Use our mortgage loan repayment calculator to compare your monthly payments post-refinancing.
When Can PRs Switch from HDB to Condo or Landed?
You can only buy private property once your 5-year MOP is over. After that, you must either:
- Sell your HDB flat within 6 months of buying private, or
- Sell your HDB before making the private purchase
Holding both at the same time is not allowed — even temporarily.
Check your Buyer’s Stamp Duty (BSD) before planning your next move using our BSD calculator.
How to Plan the Transition Without Breaching HDB Rules
Here’s how PRs can upgrade smoothly:
- Confirm your MOP status via MyHDBPage
- Start speaking with a Singapore mortgage broker early to plan your private home financing
- Time your HDB sale and private purchase carefully — overlapping ownership isn’t allowed
- Budget for ABSD if your private property purchase isn’t correctly sequenced
Want to explore financing options? Read our guide to private property loans to find the best banks for your upgrade.
FAQs & Extra Info for PR Buyers
Still got questions? You’re not alone. PRs often face more complex rules compared to Singapore Citizens, especially when it comes to buying, upgrading, or holding properties. Here are a few commonly asked queries to wrap things up.
Can PRs Buy Property Overseas While Owning an HDB?
No — at least not during your Minimum Occupation Period (MOP).
PRs are not allowed to:
- Purchase private property overseas or in Singapore while serving their 5-year MOP
- Own overseas property and apply for an HDB flat
After you’ve completed the MOP, you may buy overseas property — but must sell your HDB within 6 months of doing so.
What Happens If a PR Loses PR Status After Buying a Flat?
Losing PR status after buying an HDB flat can lead to serious consequences:
- You may be required to sell your flat if you’re no longer eligible
- You’ll lose access to CPF usage and HDB loan servicing
- HDB may not allow you to retain ownership if your family nucleus is no longer valid
💡 If your PR status is tied to your spouse or job, plan ahead — especially if you’re on a pass that’s up for renewal.
Useful Tools, Calculators & Broker Support for PR Buyers
Before you commit, use these essential tools to budget and compare your financing options:
- Explore HDB home loan options vs bank loans
- Estimate your monthly repayments with our mortgage repayment calculator
- Speak to a Singapore mortgage broker to get personalised advice on the best rates and approval strategy
🎯 Whether you’re buying as a PR–PR couple or with a Singapore Citizen partner, planning ahead makes all the difference.
Final Thoughts: Should PRs Buy an HDB Flat in Singapore?
Buying an HDB flat as a PR in Singapore can be absolutely worth it — if you know the rules and plan smart. Whether you’re applying with a fellow PR, getting married to a Singapore Citizen, or thinking long-term about upgrading to private property, understanding your eligibility and financial limits upfront saves you tons of stress later.
Remember: PRs face more restrictions, fewer CPF grants, and tighter loan approvals — but the door isn’t closed. With the right strategy, you can still build a solid foundation for your home journey in Singapore.
Whether you’re just exploring or already hunting for flats — Ace Mortgage is here to guide you every step of the way. No pushy sales, just real answers.
