Cashew
HDB will launch about 4,300 Build-To-Order (BTO) flats in February 2027, across five projects in Bishan, Tampines, Tengah and Toa Payoh. That makes it the smallest BTO launch since February 2022, when 4,126 flats were offered. HDB will also sell about 5,000 flats in a Sale of Balance Flats (SBF) exercise at the same time. These are flats that are already completed or still being built.
Small as it is, we think this is a better launch than usual. Several of the big projects are close to an MRT station, in towns people want to live in. Bishan is more likely to be Plus than Prime. Upper Changi is the stronger of the two Tampines projects and will probably be heavily oversubscribed. Mount Pleasant is a second chance if you missed Mount Pleasant Crest. If you're weighing the SBF instead, know that it can include older flats, and you can't choose new flats only.
Below are the five projects, what to watch in each, and what to do before you apply.
In many past launches, the new BTO projects have been quite far from an MRT station. Buyers often had to plan on a bus ride to the nearest train.
However, February is slightly different. Mount Pleasant sits right by an MRT station. Upper Changi is a short walk from one. Tengah's Brickland project is near a station that is still being built. And most of the flats are in Bishan and Toa Payoh, two older, central towns with very few new flats. EdgeProp counted about 2,210 flats across those two projects, more than half the launch.
| Project | Town | Flats | Flat types | Nearest MRT | Expected class |
|---|---|---|---|---|---|
| Mount Pleasant | Toa Payoh | 1,140 | 450 2-room Flexi, 90 3-room, 600 4-room | Mount Pleasant (Thomson-East Coast Line), right next to it | Prime |
| Sin Ming | Bishan | 1,070 | 520 2-room Flexi, 80 3-room, 470 4-room | Upper Thomson (Thomson-East Coast Line), about 800m; Marymount (Circle Line), about 900m | Plus or Prime (analysts disagree) |
| Brickland | Tengah | 1,280 | 410 2-room Flexi, 80 3-room, 350 4-room, 440 5-room | Brickland (North-South Line), due around 2034 | Standard |
| Upper Changi | Tampines | 460 | 120 2-room Flexi, 100 3-room, 120 4-room, 120 5-room | Upper Changi and Expo | Standard |
| Tampines Street 11 | Tampines | 330 | 240 Community Care Apartments, 90 4-room | Simei, a bus ride away | Standard |
HDB flats, February 2027 BTO exercise. Flat numbers are HDB's planned figures and may change. "Expected class" is what analysts forecast; HDB hasn't announced it. Sources: HDB Flat Portal, The Straits Times, 99.co, EdgeProp, captured 10 November 2026.
The class matters because it changes the rules you sign up for. Plus and Prime flats are in more popular locations and get extra subsidies. In return, you must live in them for at least 10 years before you can sell (the minimum occupation period, or MOP). When you sell, you also pay a share of the price back to HDB, which HDB calls subsidy recovery. Standard flats have a five-year MOP and no subsidy recovery.
Two things stand out.
No one agrees on Bishan yet. Analysts quoted by The Straits Times expect Plus, because Sin Ming is in a central town but not right next to an MRT station. Huttons Asia told EdgeProp it could be Prime. Our November guide passed on Huttons' view. We now think Plus is more likely, but HDB will only confirm it at launch.
Five-room flats are scarce, and two projects have them. The last Tampines launch with five-room flats was Simei Symphony in July 2025. Its 100 five-room flats drew 12.8 applicants per flat. Upper Changi has 120, and Brickland has 440.
Mount Pleasant (Toa Payoh). This is the second BTO project in the new Mount Pleasant estate. The first, Mount Pleasant Crest, launched in October 2025 and was classed as Prime. The new one is next to Mount Pleasant MRT, one stop from Caldecott, and near schools such as CHIJ Primary (Toa Payoh) and St Joseph's Institution. The trade-offs: it's close to the Pan-Island Expressway, so some flats may get traffic noise and dust, and it's a distance from Toa Payoh's town centre. Unlike Toa Payoh Hillside in the November launch, it has 3-room flats.
Sin Ming (Bishan). These flats will take under three years to build, shorter than most BTO projects. There will be a supermarket and a preschool on site. Bishan rarely gets new BTO flats, and Bishan-Ang Mo Kio Park and Junction 8 are nearby. PropNex expects three to four applicants per flat here and at Mount Pleasant.
Upper Changi (Tampines). It's across the road from Simei Symphony, near Expo, Changi Business Park and the Singapore University of Technology and Design, with an eating house, a minimart and shops on site. Of the two Tampines projects, this is the one we'd look at first: it's closer to the train, has more facilities, and offers every flat type from 2-room Flexi to 5-room.
Tampines Street 11 (Tampines). This project is mostly Community Care Apartments (CCAs), the first in Tampines. CCAs are smaller flats for seniors, and you can buy one from age 55. They come with a basic service package that you pay for every month, on top of the flat price. There are no shops or facilities on site, but the area is an older part of Tampines, with a market, food centre and supermarket within walking distance.
Brickland (Tengah). This is the largest project, at 1,280 flats, with the most 5-room flats in the launch. It's near the future Brickland MRT station, which is due around 2034.
If you need a flat sooner, the SBF is worth a look. Some of its 5,000 flats are already completed, so you could move in much earlier than with a BTO.
However, there are two catches. The SBF can include older flats that HDB has taken back, not only unsold new ones. And when you apply, you choose only the town and the flat type. You can't say that you want new flats only. HDB also doesn't say which projects are in the SBF until it launches, because it depends on what's still unsold.
Send in your HFE documents by 15 December. HDB has asked February applicants to submit the documents for their HDB Flat Eligibility (HFE) letter by 15 December 2026. You need the letter before you can apply. It also tells you whether you can take an HDB loan and how much. If you're thinking of a bank loan instead, you'll need a separate approval in principle from the bank.
Decide whether you can live with a 10-year MOP. If Bishan or Mount Pleasant is your first choice, plan on a 10-year MOP and subsidy recovery when you sell. If you may want to sell or upgrade within 10 years, Upper Changi and Brickland are expected to be Standard.
Expect your loan to start sooner in Bishan or the SBF. Your loan repayments start when you collect your keys. Sin Ming's under-three-year wait, or a completed SBF flat, brings that date forward. Work out your monthly instalment before you apply, not after.
Choose your loan before you sign. Your downpayment depends on whether you take an HDB loan or a bank loan, so decide before you sign the Agreement for Lease. Our guide to the November launch explains why we'd start a BTO purchase on an HDB loan.
If you're applying in February, Cashew can look at your case and answer your questions as an unbiased broker.
Budgeting for a purchase? Work out your stamp duty (BSD and ABSD).
HDB launched 7,964 BTO flats across seven projects on 4 November 2026, with applications open until 11 November, and about 4,300 more flats are planned for February 2027 in Bishan, Tampines, Tengah and Toa Payoh. Buyers should generally start with an HDB loan since it offers easier qualification and lower upfront cash, and can switch to a bank loan after key collection, but never back.
Sell first if your flat has under 50 years of lease left. A short lease limits how much CPF buyers can use, which shrinks the pool of buyers and makes the sale timing hard to predict. Buying first starts a six-month ABSD refund deadline while you carry two loans, so you may be pushed into a lower price.
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