The surge in appeals reflects a widening gap between Singapore’s rising household incomes and the static income ceiling thresholds. The current monthly household income ceiling stands at $14,000 for BTO flats and $16,000 for executive condominiums. As wages have grown — driven by inflation, tight labour markets, and career progression in high-demand sectors like technology and financial services — more dual-income families are crossing these thresholds.

These are often what housing experts call “sandwich class” families: households earning slightly above the income ceiling that do not qualify for subsidised public housing but find private property prices — which have risen significantly in recent years — difficult to afford. Their incomes may be only marginally above the qualifying limits, yet they face a dramatically different housing landscape on the private market side.

Data from the National Development Ministry shows the trend has been building over several years. BTO appeals rose from 804 in 2020 to 947 in 2021, dipped slightly to 971 in 2023, then accelerated to 1,169 in 2024 before the sharp jump to 1,825 in 2025. The EC appeal trajectory has followed a similar upward path, reflecting parallel pressures on that segment of the market.

Housing researchers and industry observers have called for a review of the income ceiling framework. NUS School of Business real estate department associate professor Tu Yong, in a media interview, noted that many appellants are “sandwich class” families whose incomes are only slightly above the ceiling — they do not qualify for subsidised housing and struggle to afford private property, creating a genuine affordability gap.

Professor Tu suggested the government could adopt a more sustainable approach by raising the review frequency and adjusting thresholds gradually based on income growth trends, rather than making large periodic adjustments that create sudden eligibility shifts. This would help smooth out the impact on affected families and reduce the volume of appeals.

Mogul.sg chief research officer Nicholas Mak echoed similar views, noting that the authorities should not limit their review solely to the income ceiling for BTO flats. He argued that the government should also reconsider the role and positioning of executive condominiums, which were designed as a stepping stone between public and private housing but face their own set of eligibility constraints.

For families currently above the income ceiling, the immediate options remain limited to the private housing market — including new launch condominiums, resale condos, and landed properties. The good news is that the government has signalled it is aware of the issue and is reviewing the framework, though no timeline for changes has been announced.

Prospective buyers who are close to the income ceiling should consider their options carefully. Those whose household income has recently crossed the threshold may want to explore whether their circumstances qualify for an appeal, particularly if the income increase is temporary or recent. The appeal process provides a safety valve, though approval is not guaranteed.

For those who are firmly in the private market, the current environment offers a range of choices across different price points and locations. Executive condominiums that have passed their minimum occupation period are available on the resale market without income ceiling restrictions, offering a middle-ground option for families seeking condo living at prices below comparable private developments.