A Guide to Nursing Home Expenses in Singapore (2026)
What a Singapore nursing home costs in 2026, the means-tested subsidy table from 1 Jul 2026, and how your home's Annual Value changes what your family pays.
How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.
A Singapore nursing home bed starts from about S$3,900 a month before subsidy, according to the Agency for Integrated Care (AIC). Government subsidies of up to 80% then cut the bill, and your home plays a part: when a household has no income, the Annual Value of the property decides the subsidy. This guide shows the 2026 numbers, three worked examples and the property decisions that sit behind the fees.
At a glance
- Fees start from S$3,900 a month before subsidy, plus deposits and other charges that differ by home.
- Subsidies rose on 1 Jul 2026: up to 80% for Singapore Citizens born in 1969 or earlier, 75% for those born later, 50% for PRs.
- Subsidy depends on household income per person. With no household income, the property’s Annual Value (AV) must be S$21,000 or less, or the subsidy is 0%.
- CareShield Life, ElderShield and MediSave Care payouts can be sent straight to the nursing home.
- Property can fund the gap, but selling, renting or pledging it needs a plan and, if your parent lacks capacity, legal authority.
What a nursing home costs in 2026
The older version of this article quoted S$1,200 to S$3,500 a month. That range is out of date. AIC now says the basic cost starts from S$3,900 a month, depending on the level of care, before any subsidy. At that rate, a year costs S$46,800.
Nursing homes are for people who cannot move around or manage daily living without help, and who cannot be cared for at home even after trying day care or home care. Fees cover help with daily activities, nursing care, meals and a bed. Ask each home what else it charges. AIC notes that deposits and other fees vary by provider.
To get a subsidised place, you need a referral from a hospital, polyclinic or medical social worker. An AIC Link can also help with the application.
The 2026 subsidy table
Since 1 Jul 2026, MOH subsidy rates for residential long-term care are:
| Monthly household income per person | SC born 1969 or earlier | SC born after 1969 | PR |
|---|---|---|---|
| S$1,500 and below | 80% | 75% | 50% |
| S$1,501 to S$2,300 | 65% | 60% | 40% |
| S$2,301 to S$2,600 | 55% | 50% | 30% |
| S$2,601 to S$3,600 | 35% | 30% | 15% |
| S$3,601 to S$4,800 | 15% | 10% | 5% |
| S$4,801 and above | 0% | 0% | 0% |
| No household income, AV up to S$21,000 | 80% | 75% | 50% |
| No household income, AV above S$21,000 | 0% | 0% | 0% |
Household income per person is total gross monthly household income divided by the number of family members living together. MOH says 2026 subsidy levels use 2025 Annual Values.
How your property enters the means test
Two rules matter for homeowners.
Annual Value. AV is the estimated gross annual rent of a property, set by IRAS. It appears on your property tax bill. If your household has no income, MOH uses AV instead. At or below S$21,000 you can get the full 80% or 75%. Above S$21,000 you get nothing. A retired parent with no income in a high-AV home can therefore pay the full fee. Check the AV on IRAS before you assume a subsidy.
Household, not individual. Per-person income uses the household at the NRIC address. AIC lets you check or update household details through the MediShield Life Household Check or the hotline on 1800 222 3399. Wrong details give the wrong subsidy.
Owning several properties also lowers one home-care grant. The Home Caregiving Grant pays up to S$600 a month for care at home, but owners of multiple properties receive only the lowest S$200 tier.
Three worked examples
These are hypothetical, and assume the S$3,900 fee in full, with the subsidy applied to the whole fee. Your home may bill differently.
| Example | Per-person income / AV | Subsidy | You pay a month | You pay a year |
|---|---|---|---|---|
| A: SC born 1955, household of three earning S$5,400 | S$1,800 | 65% | S$1,365 | S$16,380 |
| B: SC born 1955, household of three earning S$9,000 | S$3,000 | 35% | S$2,535 | S$30,420 |
| C: SC born 1950, no income, owns a flat with AV under S$21,000 | AV up to S$21,000 | 80% | S$780 | S$9,360 |
If the AV in example C were above S$21,000, the subsidy would be 0% and the bill S$3,900 a month, or S$46,800 a year. Small differences in income or AV can move a household across a band, so run your own numbers.
Other payouts that offset the bill
These do not replace the subsidy. They stack on top of it.
- CareShield Life. Payouts start at S$600 a month for those who claimed in 2020. For a policyholder born in 1980, a successful claim in 2026 at age 46 pays S$689 a month for life. You need to be unable to do three of the six activities of daily living. A nursing home can submit a Resident’s Assessment Form for you.
- ElderShield. It closed to new sign-ups on 1 Jan 2020. Existing ElderShield 300 policies pay S$300 for up to 60 months; ElderShield 400 pays S$400 for up to 72 months.
- MediSave Care. You can withdraw up to S$200 a month if you are severely disabled, aged 30 or over, and your MediSave balance is at least S$5,000. The full S$200 needs S$20,000 or more.
- MediFund. This is a safety net for subsidised patients who still struggle with bills after subsidies, insurance and MediSave.
The payouts can go directly to the nursing home. Say example B’s parent is on ElderShield 400 and gets MediSave Care. That is S$2,535 less S$400 less S$200, or S$1,935 a month (S$23,220 a year). The ElderShield payout ends after 72 months. A S$100,000 cash reserve would then cover about 4.3 years at that rate, before fee rises.
Using the home to pay for care
Many families own more property than cash. The options each have a cost:
- Sell and downsize. This frees cash and can raise CPF payouts. Our retirement property guide covers the Silver Housing Bonus and Lease Buyback Scheme. Remember that CPF savings you used must be refunded to your account on sale, and for those 55 or older the refund first tops up the Retirement Account. See using CPF before 55.
- Rent out the flat. Rental income can pay fees, but allowed rental rules differ by flat type, and AIC’s means-test list of income sources does not mention rent. Ask AIC how rent affects your subsidy before you sign a tenancy.
- Keep it and pay from savings. This preserves the inheritance but may hurt the subsidy if AV is above the threshold.
Decide who is authorised before you need to. If a parent loses mental capacity, you cannot sell their flat or move money without legal authority. A Lasting Power of Attorney made earlier avoids a court application later. Our guides to estate planning and to whether to leave property to your children explain the next steps.
Bottom line
Budget from S$3,900 a month, then find your subsidy band before you decide how to fund the rest. Check AV and household details first, because they decide the subsidy. Then add CareShield Life, ElderShield and MediSave Care payouts. Only then decide whether selling, renting or keeping the home makes sense. This is general information, not financial or legal advice. Rates and bands change, so confirm them with AIC and MOH.
Sources
- Nursing home — Agency for Integrated Care, updated 23 Sep 2026
- Subsidies for residential long-term care services — Ministry of Health, effective 1 Jul 2026 (checked 2 Oct 2026)
- Home Caregiving Grant — AIC, updated 25 Jun 2026
- CareShield Life (claims) — AIC, updated 26 Jan 2026
- CareShield Life — CPF Board, updated 24 Sep 2026
- ElderShield — AIC, updated 6 Mar 2026
- MediSave Care — AIC, updated 9 Jan 2026
- MediFund — AIC, updated 8 Jan 2026
- Property tax rates and Annual Value — IRAS (checked Oct 2026)
- Lasting Power of Attorney — Office of the Public Guardian, MSF (checked Oct 2026)
