Living in an HDB Flat: Singapore Citizen vs. PR (2020–2025)

Singapore’s Housing and Development Board (HDB) flats are among the most iconic aspects of life in the Lion City. Over 80% of residents live in these well-planned, government-subsidized homes. For both Singapore Citizens and Permanent Residents (PRs), HDB flats provide a practical and affordable way to enjoy quality urban living.

But while both groups may share the same building, their benefits, costs, and access levels are not the same. In this blog, we explore the key advantages that Singapore Citizens enjoy over PRs when it comes to living in HDB flats, based on developments and policies between 2020 and 2025.

1. Access to New HDB Flats (BTO)

One of the most significant advantages Singapore Citizens have over PRs is access to new Build-to-Order (BTO) flats.

Citizens:

Eligible to apply for BTO flats in both mature and non-mature estates.
Can apply as early as age 21, either as singles (from age 35) or as part of a family nucleus.
Enjoy priority schemes such as the Married Child Priority Scheme (MCPS), Multi-Generation Priority Scheme (MGPS), and Parenthood Priority Scheme.

PRs:

Not eligible to buy BTO flats.
Can only buy resale flats, and only after holding PR status for 3 years.
Must buy with another PR as a spouse or with a citizen partner.

Advantage: Citizens

The ability to buy subsidized BTO flats provides Citizens with a significant cost-saving opportunity compared to PRs.

2. Housing Grants and Subsidies

Between 2020 and 2025, the government enhanced several housing grant schemes to support Singaporeans, especially first-time buyers.

Citizens:

Eligible for:

Enhanced CPF Housing Grant (EHG): Up to $80,000 for eligible households based on income.
Family Grant: Up to $50,000 when buying a resale flat.
Proximity Housing Grant (PHG): $20,000 for living near parents/children.

Combined, these grants can exceed $100,000 in some scenarios.

PRs:

PR households (PR + PR) do not qualify for these grants.
A Citizen + PR couple is eligible for half the grant amounts, e.g., half of EHG or Family Grant.

Advantage: Citizens

Citizens receive significantly more in housing subsidies and CPF grants, allowing them to lower their loan amounts or buy better-located homes.

3. HDB Loan Eligibility

The HDB Concessionary Loan is another benefit that gives Citizens better access to home ownership financing.

Citizens:

Eligible for HDB loans with lower interest rates (pegged at 2.6% as of 2025).
Need a smaller downpayment (10% in CPF or cash).
Can borrow up to 80% of the flat’s value.

PRs:

Not eligible for HDB loans.
Must take bank loans, which usually require higher downpayments (20% minimum, of which 5% in cash).
Subject to variable interest rates.

Advantage: Citizens

HDB loans make homeownership more affordable and stable, especially for young families or those with modest incomes.

4. HDB Resale Levy and Upgrading Subsidies

Between 2020 and 2025, multiple HDB upgrading programs such as the Home Improvement Programme (HIP) and Neighbourhood Renewal Programme (NRP) were rolled out.

Citizens:

Eligible for full subsidies under these programs.
Do not need to pay resale levy when buying resale flats as their first home.

PRs:

Still benefit from upgrading but pay higher co-payment portions for some works.
Not eligible for citizen-only rebates or grants.
Not covered under schemes like the Ethnic Integration Policy (EIP) enhancements, which benefit Singaporean resale transactions more.

Advantage: Citizens

Citizens benefit from public investments in flat value appreciation and liveability at minimal cost.

5. Monthly Conservancy Charges and Rebates

The Service & Conservancy Charges (S&CC) are monthly fees paid by flat owners for estate maintenance.

Citizens:

Receive regular S&CC rebates, funded by the government.
In 2020–2025, 2 to 4 months of rebates per year were common under Budget support schemes.

PRs:

Do not receive S&CC rebates.
Pay full conservancy fees each month.

Advantage: Citizens

Over five years, rebates can amount to hundreds of dollars—meaning lower living costs for citizens.

6. Access to Social Support Schemes

Living in HDB communities allows residents to benefit from community networks and government outreach, but access to financial aid schemes differs greatly.

Citizens:

Eligible for ComCare, GST Vouchers, U-Save rebates, and CDC Vouchers.
Receive support through PA and Town Council programs like bursaries and vouchers.

PRs:

Limited or no access to many of these schemes.
Not included in GST Voucher payouts or U-Save rebates.

Advantage: Citizens

These recurring benefits help cushion inflation and living costs, especially for lower-income households.

7. Resale Market Value and Demand

Singaporean Citizens enjoy a larger resale market when they choose to sell their flats.

Citizens:

Can sell to any buyer, including citizens, PRs, or eligible foreigners.
Greater resale demand and flexibility.

PRs:

Resale flats bought by PRs are limited in buyer pool due to EIP and SPR quota rules.
Selling options are more restricted and can affect market value.

Advantage: Citizens

Stronger resale value and flexibility allow citizens to upgrade or downsize more easily.

8. Political and Community Engagement

HDB living is also about community life, which is closely tied to citizen participation.

Citizens:

Eligible to vote in General Elections and participate in grassroots organizations.
Have a stronger voice in shaping estate policies and development.

PRs:

Cannot vote or hold certain community leadership positions.
Involved more passively in estate matters.

Advantage: Citizens

A greater sense of belonging and direct influence on public housing policies and community well-being.

Over 5 Years (2020–2025), Citizens Living in HDB Flats Enjoyed:

Access to affordable BTO flats
Over $100,000 in potential CPF housing grants
Lower downpayment and interest via HDB loans
Full upgrading subsidies and monthly S&CC rebates
Greater financial aid through vouchers and rebates
More resale flexibility and property value
Deeper community participation and political representation

🎯 Infographic/Newsletter Summary: Citizen vs PR in HDB Living (2020–2025)

🏠 Theme: Who Got More Out of HDB Living?

Singapore Citizens enjoyed greater housing, financial, and social support between 2020 and 2025 compared to Permanent Residents (PRs) living in HDB flats.

🔑 Key Benefits for Citizens

🏆 Category	🇸🇬 Citizen Advantage	🛂 PR Limitation
Buy BTO Flats	✅ Yes, full access with grants	❌ No access to BTO
Housing Grants	Up to $160,000 in CPF grants	Half (if married to citizen) or none
HDB Loan	✅ Eligible (2.6%, low downpayment)	❌ Must take bank loan
S&CC Rebates	✅ 2–4 months/year	❌ Not eligible
Upgrading Subsidies	✅ Fully covered	⚠️ Higher co-payment
Resale Value	✅ Wider market, better value	⚠️ Limited buyer pool
Community Support	✅ Eligible for GST Vouchers, U-Save, CDC	❌ Not eligible
Voting Rights	✅ Yes	❌ No

💡 Did You Know?

Between 2020–2025, an average Singapore Citizen household in an HDB flat saved over $20,000–$30,000 more per year in housing subsidies, rebates, and grants compared to a PR household.

📈 Citizen Long-Term Advantage

✅ Higher subsidies
✅ Greater ownership flexibility
✅ Full CPF benefits
✅ National support schemes
✅ Political voice in shaping housing policy

❓ Thinking About Citizenship?

If you’ve been a PR for 5+ years and enjoy HDB living, applying for Singapore Citizenship might unlock more benefits for your:

🧒 Children’s education
🏠 Future home upgrades
💰 Retirement security
👥 Sense of belonging