Overview: A Wave of MOP Expiries in 2026
Singapore’s housing landscape is set for a notable shift in 2026 as about 13,480 Housing Board flats reach their minimum occupation period (MOP). This figure, roughly double the 6,970 units that hit MOP in the five-year period prior, signals a potential increase in housing supply that could influence resale prices and the broader property market. The bulk of these upcoming MOP expiries are concentrated in popular HDB towns such as Punggol, Queenstown, and Tampines, with many units expected to re-enter the market as sellers consider relocation or upgrading options.
Where the MOP Surges Are Concentrated
Among the towns, Punggol, Queenstown, and Tampines stand out as the major sources of the impending MOPs. Punggol has emerged as a family-friendly, newer town with a steady stream of new flats in recent years, while Queenstown and Tampines have well-established amenity bases and transport links that attract buyers and renters alike. The vertical mix of flats across these towns means a wide range of prices and configurations will become available as MOPs expire, contributing to a more dynamic resale market in 2026 and beyond.
Analysts’ Take: Supply Increase Could Temper Price Growth
Industry observers suggest that this upcoming tranche of MOP expiries could moderate the pace of resale price growth. A larger supply of HDB flats hitting the market tends to provide more options for buyers, potentially easing competition and reducing bidding pressure on pricier units. While longer-term demand drivers for Singapore’s housing remain intact—such as population growth and urban regeneration—an expanded MOP-driven supply could help stabilize price trajectories in the near term.
Balance Between Demand and Supply
Drives behind demand for HDB flats—employability, family formation, and social mobility—continue to underpin the market. Yet analysts caution that not all MOP expiries will translate into immediate discounts. Some owners may choose to stay put, renovate, or pursue upgrade plans, while others may intend to rent out their flats for income, particularly in popular rental towns. The net effect will depend on how many units are released into the market, how quickly buyers respond, and what alternative housing options are available.
Implications for Homebuyers, Renters, and Sellers
For buyers, a larger inventory of resale flats can broaden choice and possibly improve negotiations on price and terms. Smart buyers may monitor MOP calendars and plan purchases around anticipated supply shifts, especially in towns with high concentrations of expiries. For renters, more flats could ease competition and offer more favorable rental rates in the near term, though long-term leases will still hinge on location, amenities, and landlord policies.
For sellers, reaching MOP can prompt strategic considerations: whether to list now, renovate before sale, or hold out for stronger market conditions. Some owners may opt for a rent-back arrangement or selectively time their listing to capitalize on demand while balancing holding costs.
What This Means for Policy and the Market Outlook
From a policy perspective, the government has methods to regulate supply and maintain market stability, including the public housing supply pipeline and cooling measures. The 2026 MOP wave could also prompt stakeholders to reassess planning for mature towns and the pace of new HDB flats entering the market in surrounding areas. In the medium term, the combination of continued public housing supply, PMET job growth, and ongoing town development is likely to keep Singapore’s housing market more resilient even as MOPs rise.
Bottom Line
With roughly 13,480 HDB flats reaching MOP in 2026—primarily in Punggol, Queenstown, and Tampines—the market may experience a measurable supply boost. While this could temper resale price growth in the near term, strong demand factors for affordable housing and steady urban development support a balanced outlook. Buyers, sellers, and investors should stay informed on MOP schedules and town-specific trends to navigate the evolving landscape effectively.
