Prime HDB flats still oversubscribed under new framework but demand eases with higher supply

was the first iteration of Prime flats

.

In February 2022, another PLH project, King George’s Heights in Kallang/Whampoa,

. Its four-room flats drew an application rate of 10.9 for first-timer families and 149.3 for second-timers, with 5,140 total applications.

Such flats in Bukit Merah Ridge,

, had application rates of 3.2 for first-timers and 45.9 for second-timers, with a total of 6,560 applications.

By comparison, more recent Prime launches have drawn slightly fewer applicants and lower application rates for both first- and second-timers, Ms Sun noted.

In the

, Tanjong Rhu Riverfront I and II in Kallang/Whampoa recorded application rates of 2.1 for first-timers and 22.3 for second-timers, with 3,963 total applications for its four-room flats.

And in October 2025, four-room flats in Bukit Merah Berlayar Residences and Redhill Peaks saw application rates of 3.1 for first-timers and 23.8 for second-timers, with 5,521 total applicants.

Mr Eugene Lim, key executive officer at ERA Singapore, noted that these differences in applications and application rates should be considered in the context of higher overall supply in recent launches.

He gave the example of how the February 2022 BTO exercise had 3,953 flats, while the July 2025 exercise included a

, comprising 5,547 BTO units and 4,662 Sale of Balance Flats (SBF).

“Although the headline application rates seem lower for the latest Prime launches, this reflects the Government’s deliberate strategy in 2024 and 2025 to increase both BTO and SBF supply to address public housing needs and stabilise price pressures,” Mr Lim said.

“The increased supply has successfully moderated application rates, even for well-located Prime projects.”

Analysts said application figures under the new flat classification framework suggest that many prospective home owners are still drawn by prime locations and convenience.

Ms Sun said: “The trend also indicates their commitment to long-term home ownership, rather than viewing well-located flats purely for investment.”

Mr Lim also noted that Standard projects in mature estates or near public transport nodes have also seen strong demand, in part because they offer larger five-room flats.

“For example, in the October 2024 BTO launch, the five-room flats in Costa Riviera I and II in Pasir Ris had an application rate of 6.7, significantly higher than those in Fernvale (2.3) and Bukit Batok (3.8),” he said.

By contrast, demand for Plus flats has been more uneven. Ana­lysts noted that while Plus projects sit above Standard flats in the classification framework, buyer interest depends more heavily on how strong the location is, given stricter resale conditions.

For instance, Oak Ville @ AMK, the latest Plus project in Ang Mo Kio from the October 2025 BTO sales exercise, posted an application rate of below 1.0 for first-timers.

PropNex chief executive Kelvin Fong had previously said some prospective buyers may be unconvinced that the Ang Mo Kio project justifies its Plus classification, given that it is some distance from the MRT station and has few amenities in its immediate surroundings.

By contrast, Plus flats have drawn healthy demand where location attributes are stronger.

– one in Kembangan and two in Bayshore – were launched in October 2024. They collectively garnered an application rate of 4.2 times for three-room and larger flats.

Taken together, analysts said early application patterns suggest buyers are responding more selectively under the new framework. Location, flat size and resale flexibility appear to be playing a larger role in shaping demand.