Singapore Property Decision Lab
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Data Insight

The MOP Wave: When the Next Batches of HDB Flats Can Be Sold, and Where

Sold HDB dwelling units by block completion year, translated into the year each batch clears its 5-year Minimum Occupation Period.

Key finding

The COVID construction gap already passed through as a 2025 trough of about 7,000 flats. The story ahead is the 2027–2028 surge: roughly 19,000–21,000 flats a year clear MOP against a ~13,500 norm, concentrated in Tampines, Sengkang, Punggol, Yishun and the new town of Tengah.

New flats reaching MOP by year

Sold dwelling units, from block completion year plus about 5 years.

010,00020,00030,000~12,0002024~7,0002025~13,5002026~19,0002027~21,4002028~18,0002029~19,4002030

Completion year from HDB Property Information; MOP reached ~5–6 years later. Source: HDB Property Information.

Why the shape

  • Only about 7,300 flats were completed in 2020 — construction stopped for months when worker dormitories were locked down. That batch cleared MOP in 2025, an unusually thin year for fresh resale supply that is now behind us. 2026 has already recovered to about 13,500.
  • 2022 and 2023 completions bounced back to 19,000–21,000 sold units. That batch clears MOP in 2027–2028 — the biggest new-supply years of the decade so far.
  • 2029–2030 stay high (18,000–19,000) as the post-COVID BTO ramp-up matures.

The 2027–2028 wave, by town

Sold units in blocks completed 2022–2023 — the batch that clears MOP in 2027–2028.

02,0004,0006,0008,0006,295Tampines6,128Sengkang4,279Punggol3,988Yishun3,435Tengah2,980Clementi2,915Toa Payoh2,889Geylang1,875Woodlands1,397Bukit Batok1,374Jurong West1,221Bukit Panjang1,145Choa Chu Kang

Source: HDB Property Information.

What it means

  • If you can wait, 2027 and 2028 will bring an unusually large wave of young resale flats — around 19,000–21,000 a year against a ~13,500 norm. More choice, and more price pressure in the surge towns.
  • If you own in Tampines, Sengkang, Punggol, Yishun or Tengah and plan to sell after MOP, 2027–2028 will be crowded — thousands of near-identical flats in the same estate become eligible together.
  • This is the eligible pool, not actual listings. Most owners do not sell the moment MOP clears, so the real market impact is smaller and spread over several years.

Data sources

Published 2026-08-29