The flats that become sellable
Updated · written from the transacted record
101,433 HDB flats pass their five-year minimum occupation period between 2026 and 2031 — 20,064 of them in 2027 and 21,393 in 2028. The figures come from HDB's own published block record: the flats already exist, the blocks already completed, and the five years is a rule rather than an estimate.
Why this is arithmetic and not a forecast
Almost everything said about future property supply is a projection. This is not. A flat bought new from HDB cannot be resold until its household has lived in it for five years, so the set of flats that become eligible in any future year is already fixed — it is the set that finished construction five years earlier, and those blocks are standing today with a known number of flats in them.
What that does not tell you is how many will actually be offered for sale. That is a decision each household makes, and nothing in the public record predicts it. Everything below is eligibility. Read it as the outer edge of what could come, not as what will.
The clock was checked, not assumed. HDB's block table records the year a block was completed, which is not quite the day keys were collected. So we measured the real lag: across 1,362 blocks completed between 2008 and 2018, 78.9% saw their first resale exactly five years after completion and 94.8% within five or six years. In the other direction, of the 640 blocks completed since 2022 — all still inside their five years — none has a single resale. The rule holds in both directions, which is what makes the count publishable.
The national pipeline
| Year flats become eligible | Flats | Blocks | Completed in |
|---|---|---|---|
| 2026 | 13,756 | 109 | 2021 |
| 2027 | 20,064 | 137 | 2022 |
| 2028 | 21,393 | 156 | 2023 |
| 2029 | 18,011 | 142 | 2024 |
| 2030 | 19,587 | 149 | 2025 |
| 2031 | 8,622 | 56 | 2026, so far |
| Total | 101,433 | 749 |
The 2031 row is incomplete by construction: blocks are still being completed in 2026, so that year's cohort will grow. Every other row is closed.
Where they are
Twenty-two of Singapore's twenty-seven HDB towns have flats in the pipeline. Four towns hold half of it.
| Town | 2026 | 2027 | 2028 | 2029 | 2030 | 2031 | Total |
|---|---|---|---|---|---|---|---|
| Tengah | — | — | 3,435 | 6,968 | 3,745 | 1,328 | 15,476 |
| Tampines | 2,133 | 2,691 | 3,604 | 1,528 | 3,004 | 1,242 | 14,202 |
| Punggol | 3,222 | 2,672 | 1,607 | 3,866 | 194 | — | 11,561 |
| Toa Payoh | 1,594 | 2,006 | 1,221 | 592 | 3,490 | — | 8,903 |
| Sengkang | 330 | 1,911 | 4,828 | — | — | — | 7,069 |
| Yishun | 456 | 3,638 | 350 | 987 | 852 | 646 | 6,929 |
| Woodlands | 172 | 629 | 1,246 | 1,071 | 1,540 | 1,785 | 6,443 |
| Geylang | 319 | 1,815 | 1,074 | 630 | 1,803 | — | 5,641 |
| Clementi | — | 1,511 | 1,469 | — | — | — | 2,980 |
| Sembawang | 310 | — | — | 1,013 | 1,180 | — | 2,503 |
| Queenstown | 2,409 | — | — | — | — | — | 2,409 |
| Kallang/Whampoa | 243 | — | 411 | 730 | 297 | 664 | 2,345 |
| Hougang | 285 | — | — | — | 1,139 | 886 | 2,310 |
| Bukit Batok | 493 | 1,397 | — | 172 | — | — | 2,062 |
| Bishan | — | — | — | — | 472 | 1,502 | 1,974 |
| Bukit Panjang | 350 | 1,423 | — | — | — | — | 1,773 |
| Jurong West | — | — | 1,374 | — | 221 | — | 1,595 |
| Bedok | 1,440 | — | — | — | — | — | 1,440 |
| Pasir Ris | — | — | — | — | 1,270 | — | 1,270 |
| Choa Chu Kang | — | 371 | 774 | — | — | — | 1,145 |
| Ang Mo Kio | — | — | — | 454 | 380 | — | 834 |
| Jurong East | — | — | — | — | — | 569 | 569 |
Tengah is the unusual one
15,476 flats in 139 blocks, and not one resale transaction in the published record — ever. Singapore's newest town has no resale history at all, because no flat in it has yet completed its five years. The first cohort becomes eligible in 2028, and the largest single-year figure anywhere in this table is Tengah's 6,968 flats in 2029.
That matters for anyone who eventually buys or sells there, because the ordinary way to judge an asking price is to look at what the same block and the same flat type sold for recently. In Tengah there will be nothing to look at. The first sellers and the first buyers will be pricing against neighbouring towns, the flats' own purchase prices, and not much else — which is precisely the situation where an evidence-based reading is worth more than a rule of thumb.
What this does not say
- It is not a supply figure. Eligible is not the same as offered. Households stay put for all kinds of reasons, and many will.
- It is not a price forecast. More eligible flats in a town does not mechanically mean lower prices there; who wants to live there matters more, and this count says nothing about demand.
- It does not cover every flat. The pipeline counts blocks completed from 2021 onward. Resale flats bought from the open market carry their own occupation rules and are not part of this cohort.
Reading a price in a town like these. Every HDB block we rate carries its remaining lease, its recent transacted resales and its flat-type medians, and you can put a price against that record without a listing.
Free — sign in and the rating is on the screen. The size comes from the block’s own transacted record, so a typo cannot hand you a confident wrong answer. Want the longer form, with floor, size and the stamp duty? Open the price check. Holding a listing link instead? Paste it here. Not a valuation — a reading of a price against the evidence. Or browse HDB blocks by town.
Common questions
What is the HDB minimum occupation period?
The time a household must live in its flat before it may be sold on the open market. For a flat bought new from HDB it is five years, counted from key collection, and until it is complete the flat cannot be resold at all.
How many HDB flats reach MOP in 2027?
About 20,064 across 137 blocks — the flats completed in 2022. The largest shares are in Yishun, Tampines, Punggol and Toa Payoh. 2028 is the bigger year, at 21,393.
Does reaching MOP mean the flats will be sold?
No. It makes them eligible to be sold. Whether they are offered is each household's decision, and this count is not a forecast of listings or of prices.
Which town has the most flats reaching MOP?
Tengah, with 15,476 flats between 2028 and 2031 — in a town with no resale transactions in the record at all.
How is this counted?
From HDB's published block record — each block's completion year and its number of flats — plus the statutory five years, with the clock validated against 1,362 completed blocks and 640 still inside their MOP.
Source: Housing & Development Board property information (block completion year and flat counts) and HDB resale transactions, both published on data.gov.sg under the Singapore Open Data Licence. Figures as at the export of 10-08-2026; the 2031 cohort is still forming. Method and validation: hdb_mop_pipeline.py. Counts describe eligibility to resell, not listings, supply or prices. A PriceVero rating is not a valuation and is not prepared by a licensed valuer.