HDB's November sales exercise offers 2,875 flats across three new projects, with waits as short as 2 years 10 months. It's also the first exercise under the raised income ceiling. Here's what each project offers and who should apply.
HDB's November 2026 Build-To-Order (BTO) exercise offers 2,875 flats across three projects: Sembawang Anchor (1,310 units, 2 years 10 months wait), Bayshore Oasis in Bedok (855 units, 3 years 2 months wait), and Plantation Dew in Tengah (710 units, 3 years 2 months wait). It's the first exercise to apply the raised income ceiling of $16,000 for families and $8,000 for singles.
November's BTO exercise is a reminder that HDB's push for shorter waiting times is still gathering pace — and that the raised income ceiling announced at this year's National Day Rally is now live. Here's what's actually on offer, project by project.
HDB confirmed a total of 2,875 units across Sembawang Anchor, Bayshore Oasis and Plantation Dew, with four further projects in Bedok, Geylang, Toa Payoh and Yishun also part of the same sales exercise. The exact exercise date hasn't been announced, but it will be the first to apply the newly raised household income ceiling of $16,000 for families (up from $14,000) and $8,000 for singles aged 35 and up (up from $7,000).
| Project | Town | Units | Waiting time |
|---|---|---|---|
| Sembawang Anchor | Sembawang North | 1,310 | 2 yrs 10 mo |
| Bayshore Oasis | Bedok | 855 | 3 yrs 2 mo |
| Plantation Dew | Tengah | 710 | 3 yrs 2 mo |
Sembawang Anchor is the largest of the three, with 1,310 units of two-room flexi as well as three-, four- and five-room flats across six blocks on a site bounded by Admiralty Lane and Sembawang Drive — one block of which will have rental flats. It's located in a new Sembawang North housing estate, with amenities planned including a pre-school, an eating house, a supermarket, a new neighbourhood centre and a nearby park.
At 2 years 10 months, it carries the shortest wait of the three projects, and sits in an estate I've covered before for its investment fundamentals — see my Sembawang property investment guide for the wider context on the town.
Bayshore Oasis offers 855 units of two-room flexi and four-room flats across four blocks, one of which will include rental flats. It sits in the new Bayshore neighbourhood in Bedok, near the upcoming Bayshore MRT station, with amenities including a pre-school, a minimart and shops planned nearby. A second, as-yet-unnamed project adjacent to Bayshore Oasis will offer a further 1,640 units of two-room flexi, three- and four-room flats in a future sales exercise.
Plantation Dew will be the first BTO project launched in Tengah since October 2023, offering 710 units across two-room flexi, three-, four- and five-room flats, plus three-generation flats. It sits within a five- to 10-minute walk of two stations on the upcoming Jurong Region Line, scheduled to open in stages between 2028 and 2029.
Notably, Plantation Dew will be the third BTO project to offer open-concept "white flat" layouts without internal partition walls — and the first to extend that option to five-room units. Buyers who opt for the white flat layout get flexibility to configure larger bedrooms, more spacious living and dining areas, or dedicated work-from-home or hobby spaces; buyers who prefer the standard layout with walls will still have that option.
HDB is on track toward its shorter-wait target. Including November's launch, HDB has now offered 9,351 flats with waiting times under three years, as part of its commitment to launch 12,000 such flats between 2025 and 2027. Across 2026 alone, 4,661 flats with waits of less than three years will have been launched — more than 4,000 of the board's commitment for the year.
This is the first BTO exercise since Prime Minister Lawrence Wong's National Day Rally announcement raising the household income ceiling for new flats from $14,000 to $16,000, and from $7,000 to $8,000 for singles aged 35 and up, effective 24 August 2026. That change widens eligibility for families and older singles who previously earned too much to qualify for a new flat, and I covered the wider ripple effects — including how it may divert some demand away from the resale market — in my 2027 HDB resale outlook.
A worked comparison, not advice (my own illustration from the published figures). If you're a family newly eligible under the raised $16,000 ceiling, Sembawang Anchor's 2-year-10-month wait is roughly 4 months shorter than Bayshore Oasis or Plantation Dew's 3-year-2-month wait. Over that gap, a family renting in the meantime at, say, $2,500 a month would spend about $10,000 more in rent waiting for the slower project — worth factoring in alongside location and flat type when you decide which project to apply for.
Check your loan eligibility, CPF usage and monthly instalment across different flat types and prices before the application window opens.
Open the purchase planner →If a shorter wait matters most to you, Sembawang Anchor's 2-year-10-month timeline is the clear pick among the three, with a fuller set of day-one amenities planned around it.
If you want future transport connectivity, Bayshore Oasis's proximity to the upcoming Bayshore MRT station and East Coast Park is worth weighing against its slightly longer wait — and note a second, larger Bayshore project is coming in a future exercise if you're not in a rush.
If flexible layouts matter to you, Plantation Dew's white flat option — now available for five-room units for the first time — is a genuine point of difference if you want to customise your home's internal layout rather than work around pre-built walls.
What stands out to me about this exercise isn't any single project — it's that HDB keeps chipping away at its shorter-wait commitment while layering in real product differences, like Plantation Dew's five-room white flats. That's a meaningfully different BTO market than a few years ago, when almost every project looked the same on paper.
If you're newly eligible under the raised income ceiling, don't just compare these three projects against each other — compare them against resale, since the gap between a 2027-ready resale flat and a 3-year BTO wait may be smaller than you think once you account for price. Let's run the comparison together.
If you're set on Sembawang Anchor for the shorter wait, remember flat selection still depends on your queue number — have a realistic second choice in mind before the exercise opens.
Trying to decide between these BTO projects, or whether resale might suit you better? Let's talk it through.
WhatsApp Bryan → More guides →Source: The Straits Times, 2 November 2026, "1,310 flats in Sembawang with under 3 years' wait to go on sale in Nov" by Isabelle Liew, citing HDB announcements on the November 2026 BTO sales exercise. See also our Sembawang property investment guide and HDB resale market outlook for 2027. The worked comparison of waiting-time cost is my own calculation for illustration only, based on an assumed rental figure, and is not a recommendation for any specific project. This article is for informational purposes only and does not constitute financial advice.
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