Plus/Prime Clawback Calculator
BTO Plus/Prime Clawback Estimator
Estimate the subsidy recovery on resale of a Plus or Prime BTO flat, net proceeds, and effective annualised return.
BTO Plus/Prime Clawback: What It Costs You
Key Takeaways
- Plus and Prime BTO flats carry a subsidy recovery (clawback) on resale — typically ~6% of resale price for Plus, ~9% for Prime. Standard flats have none.
- Both Plus and Prime are subject to a 10-year MOP — double the Standard 5-year MOP. The clawback applies to all resales, even after MOP.
- The clawback is a percentage of the resale price, not the purchase price. A flat that appreciates strongly pays more clawback in absolute dollars.
- Use this calculator alongside the BTO vs Resale and HDB Grant calculators to compare full-lifecycle costs before applying.
What It Does
This calculator estimates how much of your future resale price HDB will recover when you sell a Plus or Prime BTO flat. It computes the recovery amount, your net proceeds after subtracting both the clawback and any outstanding loan, and your effective annualised return (CAGR) over the holding period. A side-by-side comparison shows what the same hold would have yielded with no clawback (the Standard hypothetical).
Why It Matters
HDB introduced the Standard / Plus / Prime classification framework in October 2024. Plus and Prime tiers carry larger subsidies at purchase, which the government recovers on resale — protecting the public-housing model from speculation while still letting owners build equity. The recovery percentage varies per project and is announced at launch.
Most buyers focus on the upfront price savings of Plus/Prime versus Standard, without modelling the clawback. This calculator surfaces that trade-off: a $600k Plus flat that resells at $850k after 10 years pays roughly $51,000 in subsidy recovery (6% of $850k) — meaningful relative to the ~$72k initial Plus premium it captured. The math may or may not be in your favour depending on the project, location, and your expected hold.