# PatkoProperty > Professional Consultation on Real Estate and Properties Matters in Singapore. Effective & Efficient. Focus on Customer Service and Delivering Value. Public Ghost content for AI and LLM tooling. This file includes a bounded export of public pages first, then recent public posts. Append `.md` to any post or page URL to get the content in Markdown (for example, `/example-post.md`). ## Pages ### About PatkoProperty. Yet 1 more Property Agent in Town. URL: https://www.patkoproperty.com/about-patkoproperty/ Last updated: 2023-12-01T13:26:17.000Z About PatkoProperty. Hello I am Patrick. I am a Real Estate Agent in Singapore. I have been keen in real estate since young and have purchased and sold properties since the day I have been legally been allowed to. On a personal level, I have through my own HDB resale, [an amazing HDB en-bloc exercise](https://www.patkoproperty.com/sers-hdb-mop/), decoupling of HDB property and moving on to private properties etc. Learning and keeping track of the local property market has hence been part of my world. ### About PatkoProperty getting his licence It is, hence, a logic move to formally obtain my Real Estate Salesperson (RES) licence so that I can use the years of knowledge of real estate for the benefit of my clients. With my financial skills (I have a degree in Accountancy from Nanyang Technological University) and financial knowledge, I see myself providing a key edge to my clients in terms of financial planning and asset progression when it comes to their property investments. ### About PatkoProperty learning more As I use my real estate knowledge to help my clients, I also developed new areas of knowledge in many new areas in Real Estate industry such as the unique nature of landed properties, the intricate HDB timeline planning and [new private condo launches](https://sgnewprojects). [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com) Visit my SG New Projects Web Site for New Launches In today’s real estate industry, with the changes in Singapore’s Real Estate Industry Transformation Map and more importantly, the digital changes that are affecting the industry, a real estate agent can no longer be what they were. An agent must be technically capable, fully knowledgeable in all laws and rules and regulations and financially strong to help the clients to grow their assets and investments in properties. ### About PatkoProperty Serving You I prided myself on the growing my skills and keeping myself upgraded and updated with the industry trends and knowledge. I hope I can serve you to your satisfaction. ![About PatkoProperty. Serving You](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/08/6357464D-CCC6-48F9-B69F-2C73BC71C157.jpeg) Serving You with Pride ## Staying in Touch ### I can be contacted at (65) 9099 4422 or email [me](mailto:pat@patkoproperty.com). [Whatsapp Me](https://wa.link/6gft7y) [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### ### Privacy Policy for PatkoProperty URL: https://www.patkoproperty.com/privacy-policy/ Last updated: 2023-10-07T14:21:46.000Z # At PatkoProperty, accessible from www.patkoproperty.com, one of our main priorities is the privacy of our visitors. This Privacy Policy document contains types of information that is collected and recorded by PatkoProperty and how we use it. If you have additional questions or require more information about our Privacy Policy, do not hesitate to contact us. This Privacy Policy applies only to our online activities and is valid for visitors to our website with regards to the information that they shared and/or collect in PatkoProperty. This policy is not applicable to any information collected offline or via channels other than this website. ## Consent By using our website, you hereby consent to our Privacy Policy and agree to its terms. ## Information we collect The personal information that you are asked to provide, and the reasons why you are asked to provide it, will be made clear to you at the point we ask you to provide your personal information. If you contact us directly, we may receive additional information about you such as your name, email address, phone number, the contents of the message and/or attachments you may send us, and any other information you may choose to provide. When you register for an Account, we may ask for your contact information, including items such as name, company name, address, email address, and telephone number. ## How we use your information We use the information we collect in various ways, including to: - Provide, operate, and maintain our website - Improve, personalize, and expand our website - Understand and analyze how you use our website - Develop new products, services, features, and functionality - Communicate with you, either directly or through one of our partners, including for customer service, to provide you with updates and other information relating to the website, and for marketing and promotional purposes - Send you emails - Find and prevent fraud ## Log Files PatkoProperty follows a standard procedure of using log files. These files log visitors when they visit websites. All hosting companies do this and a part of hosting services' analytics. The information collected by log files include internet protocol (IP) addresses, browser type, Internet Service Provider (ISP), date and time stamp, referring/exit pages, and possibly the number of clicks. These are not linked to any information that is personally identifiable. The purpose of the information is for analyzing trends, administering the site, tracking users' movement on the website, and gathering demographic information. ## Cookies and Web Beacons Like any other website, PatkoProperty uses "cookies". These cookies are used to store information including visitors' preferences, and the pages on the website that the visitor accessed or visited. The information is used to optimize the users' experience by customizing our web page content based on visitors' browser type and/or other information. ## Advertising Partners Privacy Policies You may consult this list to find the Privacy Policy for each of the advertising partners of PatkoProperty. Third-party ad servers or ad networks uses technologies like cookies, JavaScript, or Web Beacons that are used in their respective advertisements and links that appear on PatkoProperty, which are sent directly to users' browser. They automatically receive your IP address when this occurs. These technologies are used to measure the effectiveness of their advertising campaigns and/or to personalize the advertising content that you see on websites that you visit. Note that PatkoProperty has no access to or control over these cookies that are used by third-party advertisers. ## Third Party Privacy Policies PatkoProperty's Privacy Policy does not apply to other advertisers or websites. Thus, we are advising you to consult the respective Privacy Policies of these third-party ad servers for more detailed information. It may include their practices and instructions about how to opt-out of certain options. You can choose to disable cookies through your individual browser options. To know more detailed information about cookie management with specific web browsers, it can be found at the browsers' respective websites. ## CCPA Privacy Rights (Do Not Sell My Personal Information) Under the CCPA, among other rights, California consumers have the right to: Request that a business that collects a consumer's personal data disclose the categories and specific pieces of personal data that a business has collected about consumers. Request that a business delete any personal data about the consumer that a business has collected. Request that a business that sells a consumer's personal data, not sell the consumer's personal data. If you make a request, we have one month to respond to you. If you would like to exercise any of these rights, please contact us. ## GDPR Data Protection Rights We would like to make sure you are fully aware of all of your data protection rights. Every user is entitled to the following: The right to access – You have the right to request copies of your personal data. We may charge you a small fee for this service. The right to rectification – You have the right to request that we correct any information you believe is inaccurate. You also have the right to request that we complete the information you believe is incomplete. The right to erasure – You have the right to request that we erase your personal data, under certain conditions. The right to restrict processing – You have the right to request that we restrict the processing of your personal data, under certain conditions. The right to object to processing – You have the right to object to our processing of your personal data, under certain conditions. The right to data portability – You have the right to request that we transfer the data that we have collected to another organization, or directly to you, under certain conditions. If you make a request, we have one month to respond to you. If you would like to exercise any of these rights, please contact us. ## Children's Information Another part of our priority is adding protection for children while using the internet. We encourage parents and guardians to observe, participate in, and/or monitor and guide their online activity. PatkoProperty does not knowingly collect any Personal Identifiable Information from children under the age of 13\. If you think that your child provided this kind of information on our website, we strongly encourage you to contact us immediately and we will do our best efforts to promptly remove such information from our records. ## Changes to This Privacy Policy We may update our Privacy Policy from time to time. Thus, we advise you to review this page periodically for any changes. We will notify you of any changes by posting the new Privacy Policy on this page. These changes are effective immediately, after they are posted on this page. Our Privacy Policy was created with the help of the [Privacy Policy Generator](https://www.termsfeed.com/privacy-policy-generator/). ## Contact Us If you have any questions or suggestions about our Privacy Policy, do not hesitate to contact us. ### Disclaimer URL: https://www.patkoproperty.com/disclaimer/ Last updated: 2023-10-07T14:22:55.000Z All information presented in this web site are based on personal opinions and PatkoProperty is not liable for any loss or expenses whatsoever relating to investment decisions or purchasing decisions or sales decisions made by the audience. The ideas presented are for reference and educational purposes only. All views in this web site and its blog pots are those of personal views of the authors and do not reflect any agency or any agents of the agencies. Readers are advised to consult a Real Estate Salesperson (RES) registered with the Council of Estate Agencies (CEA) for advice. All copyrights reserved. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Glossary Of Singapore Real Estate Terms at PatkoProperty URL: https://www.patkoproperty.com/glossary-of-singapore-real-estate-terms-at-patkoproperty/ Last updated: 2025-03-02T12:04:16.000Z Here's a list of the common terms that you will read about in real estate news or when you talk to your property agent. This glossary provides a complete reference for navigating Singapore's real estate market, combining standard industry terminology with Singapore-specific terms that buyers, sellers, agents, and investors need to understand. ## Property Types and Classifications ### 2+1 / 4+1 System In Singapore real estate listings, this numbering system indicates the number of bedrooms plus a domestic helper's room. For example, "2+1" means 2 bedrooms plus a helper's room, while "4+1" denotes 4 bedrooms plus a helper's room\[8\]. ### Air Con or A/C Refers to air conditioning, a standard feature in Singapore properties due to the tropical climate. Often specified in property listings with details about the number of units or type of system\[8\]. ### Black and White Houses Houses in Singapore with a history dating back centuries, representing the traditional bungalow-style residences that provide insights into the city's colonial past. Made famous due to Ridout issue in Singapore. These striking government-owned historical bungalows with colonial roots are heritage protected and available for foreigners to rent via an auction process. ### BR (Bedroom) Abbreviation commonly used in property listings to indicate the number of bedrooms in a property. ### B/S (Bomb Shelter) A mandatory feature in newer HDB flats and some private properties, designed as a reinforced space that can be used as storage or utility room during normal times. ### BTO (Build-To-Order) A category of newly constructed flats by the Housing and Development Board (HDB), where construction begins only when a certain percentage of units have been booked by eligible buyers. Also the term made famous by "[Wanna to BTO Together](https://www.businesstimes.com.sg/lifestyle/mobile-spotlight/will-you-bto-me) ?" ### Bungalow Expensive properties in Singapore, often spanning 2 to 3 stories, undergoing renovations to meet evolving needs and preferences. These standalone houses typically sit on larger land plots and represent the most exclusive form of landed property in Singapore. ### Cluster House A hybrid property type that combines the privacy and space of landed property with the convenience of condominium facilities. Cluster housing developments feature landed properties (bungalows, semi-detached or terrace houses) with shared amenities like pools, playgrounds, and gyms. These strata-titled landed properties are located within gated communities. ### Community Care Apartment Senior-friendly housing with specific amenities designed to support aging in place, including healthcare services and communal facilities. ### Condo (Condominium) A housing type where a portion of real estate is individually owned, with access to shared facilities. In Singapore and Malaysia, condos specifically refer to residential buildings with luxury facilities such as security guards, swimming pools, or tennis courts. ### Condominium Complex Refers to the entire development comprising individually owned residential units and shared facilities such as swimming pools, gyms, and security services\[5\]. ### Corner Terrace House A terrace house located at the end of a row, typically offering more land area and windows on three sides instead of just the front and back. ### Cul-de-sac House A property located on a dead-end street that typically forms a circular area for turning around. These properties often command premium prices due to reduced traffic and increased privacy. ### Executive Condominium (EC) A public-private housing hybrid introduced in the 1990s, physically resembling private condominiums in style and facilities. ECs are aimed at the "sandwich class" - households with higher incomes that don't qualify for public housing but find private property too expensive. They follow public housing regulations including a 5-year Minimum Occupation Period (MOP) before resale, and after 10 years transform into private condominiums that can be sold on the open market to foreigners. Read more about [ECs on PatkoProperty](https://www.patkoproperty.com/common-questions-on-executive-condos/). ### Executive Flat An HDB flat with distinctive features, including 3 bedrooms, generally larger than standard HDB units and often featuring additional amenities. ### HDB (Housing & Development Board) The [public housing authority](https://www.hdb.gov.sg/cs/infoweb/homepage) in Singapore tasked with planning and developing housing estates. HDB flats house over 80% of Singapore's resident population. ### Heartlands Areas where the majority of Singaporeans, especially the middle and working classes, reside, often located in HDB estates outside the central business district. ### Jumbo Flat A combination of two adjacent flats, typically created by combining a 3-room and a 4-room flat, resulting in a significantly larger living space. ### Land-titled Property Property that sits within its own land boundaries, as opposed to strata-titled properties. ### Level 1 In Singapore, this refers to the ground floor of a building. The numbering system starts with 1 rather than 0 or G as in some other countries. ### Maisonette Two-story buildings comprising bedrooms, wardrobes, kitchens, and bathrooms, similar to flats on two floors. These were built by HDB primarily in the 1980s and 1990s. In private properties, maisonettes typically have bedrooms and main bathroom upstairs. ### Prime Residential Districts (District 9, 10, and 11) Formerly prominent residential areas for expatriates, no longer in official use but recognized for luxury properties. District 9 includes Orchard Road and Cairnhill, District 10 covers Bukit Timah and Holland, and District 11 encompasses Thomson and Newton. Hot developments here include [Watten House](https://www.patkoproperty.com/watten-house-condo-new-launch/) and [32 Gilstead](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/). ### Private Apartment Units in a non-public development with fewer communal facilities than a condominium, typically in buildings with less than 50 units. ### Semi-Detached House (Semi or Semi-D) Two houses connected by a common wall, a suitable option for those seeking camaraderie and amicable relations with neighbors. ### Shophouse Property that used to be a traditional shop selling spices or trading goods with residential space above. Many of these properties are now on conservation lists, representing important cultural heritage. They typically feature distinctive architectural elements including five-foot ways (covered walkways). Shophouses are now a huge importance of the asset progression. ### State-titled Property An apartment in a building where some areas are common or shared among residents. ### Straits Architecture Commonly known as the Chinese doll's house, it comprises shops on the ground floor and residential apartments above, often spanning up to three storeys. These shophouses are culturally significant in Singapore's architectural heritage. ### Terrace House (Terr) A row of linked houses, often featuring gardens. These landed properties share walls with neighboring units on both sides, except for corner units. ### Walk-Up Apartment Apartments in a building with five floors or fewer, where upper-floor access is available solely by staircase, without elevators. ## Geographic and Market Regions ### Core Central Region (CCR) Prime areas comprising luxury neighborhoods such as Orchard, Bukit Timah, and Marina Bay. The CCR is synonymous with high-end living and investment properties, particularly attractive to affluent buyers. Read about the [3 Regions in Singapore](https://newlaunchescondo.sg/the-3-regions-in-singapore-property/). ### Rest of Central Region (RCR) The area surrounding the CCR, featuring a mix of private and public housing at more moderate price points than the CCR. ### Outside Central Region (OCR) Suburban areas of Singapore outside the central regions, typically featuring more affordable housing options while still maintaining good connectivity to the city center. ## Ownership Types and Regulations ### Agreement of Sale The basic contract of sale and purchase between a willing seller and buyer. No matter what the parties have agreed to verbally, no contract exists until an agreement of sale is completed and signed by both parties\[8\]. ### Bankruptcy Search A search conducted by conveyancers to verify whether a buyer or borrower has been, is, or is on the verge of being declared bankrupt\[1\]. ### Certificate of Statutory Completion (CSC) Issued by the building authority, indicating legal completion of a building after obtaining the Temporary Occupation Permit. ### Decoupling Selling shares of a property to a single owner to acquire additional properties without incurring ABSD, a strategy used by married couples to optimize property ownership. ### Diplomatic Clause Allows a tenant to terminate the tenancy with advance notice only after the initial twelve months, with a written notice period or payment of rent in lieu. Very useful and important for expats. Very important when you do rental for "Ang Mo". ### En-bloc Sale Collective sales of individual units in a private residential or commercial building, often fetching a higher price than market value. This requires a minimum consensus among owners (80-90% depending on the property's age)\[1\]. ### Fixtures Personal property attached to the real estate, such as escalators, that becomes part of the property legally\[1\]. ### Freehold Tenure A form of land ownership where an estate is held indefinitely. There are not many freehold properties for sale in Singapore, making them generally more valuable. ### Joint Tenancy Treats owners as a single entity, with the right of survivorship. If one owner passes away, their share automatically transfers to the surviving owner(s)\[1\]. ### LDAU (Land Dealings Approval Unit) Approval required for foreigners to purchase landed property. Especially important in Sentosa too\[1\]. ### Lease Period A fixed time frame for which a lease agreement is in force. This is usually two or three years at an agreed rental rate and often comes with an option to renew for a further term\[4\]. ### Leasehold A tenure held by a lessee under a lease agreement. In Singapore, houses are sold in 99 years or 999 years leasehold terms. Most HDB flats are on 99-year leases\[1\]. ### Minimum Occupation Period (MOP) The duration a buyer of an HDB flat must reside in it before putting it up for resale. One of the most favourite topic about [what you can or cannot do in MOP](https://www.patkoproperty.com/hdb-mop-rules/). ### Restricted / Non-restricted Property Property requiring or not requiring approval from the relevant authority for purchase, particularly relevant for foreign buyers\[1\]. ### Strata Ownership The sharing of common areas in a multi-level apartment block by some units, denoted by a title associated with townhouses, units, and blocks of flats\[1\]. ### Strata Title A title to a unit or lot on a plan of subdivision associated with townhouses, units, and blocks of flats, based on the horizontal and vertical subdivision of airspace\[1\]. ### Tenancy-in-Common Ownership Ownership where individuals are considered separate entities, each capable of passing their share to others according to their will\[1\]. ### Temporary Occupation Permit (TOP) Granted by the Commissioner of Building Control upon the completion of a construction project, allowing for occupancy before the issuance of the CSC\[1\]. ## Government Schemes and Programs ### Design, Build and Sell Scheme (DBSS) A housing program where private developers build and sell public housing units with design features similar to private condominiums\[5\]. ### Fresh Start Housing Scheme A program providing second-timer families with children living in public rental flats the opportunity to receive grants for a new standard 2-room Flexi or standard 3-room flat on a shorter lease. Budget 2025 increased the grant amount from S$50,000 to S$75,000. ### GLS (Government Land Sales) GLS Programme is where the Government sells usable state land to developers through a bidding process. This is the main way in which the government releases land for residential use and is always 99-years lease\[1\]. ### HDB Conversion Scheme A program allowing owners of adjoining HDB flats to legally combine them into a single, larger unit subject to specific conditions\[5\]. ### HDB Fire Insurance Scheme A mandatory insurance scheme for all HDB flat owners to protect against fire damage to the internal structures, fixtures, and areas built by HDB\[5\]. ### HDB Flat Eligibility (HFE) Letter A document issued by HDB confirming an applicant's eligibility to purchase a new or resale HDB flat\[5\]. ### HDB Intent to Buy (ITB) A declaration by prospective buyers of their intention to purchase an HDB flat, usually submitted through HDB's online portal\[5\]. ### Home Improvement Program (HIP) A government initiative to upgrade older HDB flats, addressing common maintenance issues and improving living conditions\[5\]. ### Joint Singles Scheme (JSS) A scheme allowing two or more single Singapore citizens to jointly purchase an HDB resale flat\[5\]. ### Joint Singles Scheme Operator-Run (JSS-OR) An extension of the Joint Singles Scheme with specific operational guidelines for singles co-purchasing HDB flats\[5\]. ### Sale of Balance Flats (SBF) Unsold flats from previous HDB launches offered to eligible buyers, providing additional opportunities to secure public housing\[5\]. ### Staggered Downpayment Scheme A payment option allowing eligible HDB flat buyers to make their downpayment in two installments instead of one lump sum\[5\]. ## Financial and Tax Terms ### ABSD (Additional Buyer's Stamp Duty) A tax imposed on property owners in Singapore when acquiring additional properties, paid on top of the Buyer's Stamp Duty. [Foreigners pay different rates](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/) from [Permanent Residents who pay different rates](https://www.patkoproperty.com/do-prs-pay-absd/) from Singaporeans. ### Addendum A supplementary agreement to an original sales contract covering points agreed to thereafter. It is a separate agreement in its own right and, if it contradicts the original in any way, it is presumed to overrule it\[8\]. ### Amortization and Amortization Schedule Repayment of the loan principal from scheduled mortgage payments above the interest paid. An amortization schedule is a table showing all monthly mortgage payments broken down by interest and amortization, with the remaining loan balance\[2\]. ### Annual Percentage Rate (APR) The yearly rate charged for borrowing, expressed as a percentage that represents the actual yearly cost of funds over the term of a loan\[5\]. ### Annual Value The estimated annual rental income a property would generate if rented out, used to calculate property tax. Tax rates are progressive, with higher-valued properties subject to higher tax rates. ### Appraisal (or Valuation) The process of determining the market value of a property, typically required by banks when issuing mortgage loans\[2\]. ### Approval-in-principle / In-principle approval (IPA) Granted by banks for a home loan, subject to additional conditions. This preliminary approval indicates how much you can borrow\[1\]\[5\]. ### Bridge Loan A short-term loan used to bridge the gap between the sale of one property and the purchase of another\[2\]. ### Buyer's Stamp Duty (BSD) Rates First $180,000: 1% Next $180,000: 2% Next $640,000: 3% (residential and commercial property) Remaining Amount: 4% (residential property only)\[1\] ### Cancellation Fees Charges incurred when canceling a home loan application or terminating a loan during the lock-in period\[2\]. ### Capitalisation Rate A rate that helps determine the value of income-producing properties, calculated by dividing the property's net operating income by its current market value or acquisition cost. ### Claw-back Period A period during which banks can reclaim subsidies or incentives if certain conditions aren't met, such as terminating a mortgage before a specified time\[2\]. ### CMA (Comparative Market Analysis) An assessment of a home's value compared to others in the current property sales market, commonly prepared by real estate agents\[1\]. ### Collateral Assets pledged as security for a loan, typically the property itself in the case of mortgages\[2\]. ### Compound Interest Interest calculated on both the initial principal and the accumulated interest from previous periods, effectively "interest on interest"\[5\]. ### CPF (Central Provident Fund) A social security savings scheme in Singapore used for funding home purchases. Singaporeans can use their [CPF Ordinary Account](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) to pay for property downpayments and monthly mortgage payments\[1\]. ### Credit Bureau Report A detailed report of an individual's credit history, used by lenders to assess creditworthiness for mortgage applications\[5\]. ### Credit Report A record of a person's or company's past borrowing and repaying activities, used to determine creditworthiness for loans\[2\]. ### DC (Development Charge) Levied when a proposed development enhances the value of a freehold property\[1\]. ### Debt-to-income Ratio The percentage of a consumer's monthly gross income that goes toward paying debts, used by lenders to determine loan eligibility\[5\]. ### Default Occurs when a debtor fails to meet legal obligations as per the debt contract, either unwilling or unable to settle their debt\[1\]\[2\]. ### Deferred Payment Scheme (DPS) A form of progressive payment allowing property buyers to defer the majority of the purchase payment to a later date, necessitating a bank loan at the point of purchase\[1\]. ### Discharge of CPF Charge The process of removing the CPF Board's legal interest in a property after all CPF funds used for the property purchase have been refunded\[5\]. ### Down Payment A fraction of the total purchase price paid upfront to secure a property, typically 5-25% depending on loan requirements\[1\]\[2\]. ### EMI in Loan Equated Monthly Installment, a fixed payment amount made by a borrower to a lender at a specified date each month, comprising both principal and interest\[5\]. ### Equity in Property Ownership The difference between the property's current market value and the amount still owed on the mortgage\[5\]. ### Fixed and Floating Interest Rates Fixed rates remain constant for a specified period, while floating rates fluctuate based on financial indices such as SIBOR or SOR\[5\]. ### Forbearance A temporary postponement of mortgage payments granted by a lender to borrowers experiencing financial difficulties\[5\]. ### Foreclosure A legal process where a lender secures a court-ordered termination of a borrower's right of redemption of the pledged property due to default\[1\]. ### GST (Goods and Services Tax) A consumption tax imposed on the import of goods and services in Singapore, currently at 8% in 2023 and set to increase to 9% in 2024\[1\]\[5\]. ### Gross Rent Comprises base rent plus service charges, typically calculated as dollars per square foot per month in commercial properties\[4\]. ### Home Insurance Insurance coverage protecting against damage to a property's structure and contents\[2\]. ### Home Protection Scheme (HPS) A mortgage-reducing insurance scheme that protects CPF members and their families from losing their HDB flat in the event of death, terminal illness, or permanent disability\[2\]\[5\]. ### Interest Accrual Period The period during which interest accumulates on a loan\[2\]. ### Interest Payment The amount paid as interest on a mortgage loan, calculated based on the outstanding principal and interest rate\[2\]. ### Interest Rate The percentage charged on borrowed money, determining the cost of the mortgage\[2\]. ### Interest-only Mortgage A loan where payments initially cover only the interest portion, with principal payments beginning later in the loan term\[2\]. ### Land Betterment Charge (LBC) Incurred when a proposed development increases the value of a property. This replaced the Development Charge (DC) system\[1\]. ### Lasting Power of Attorney (LPA) A legal instrument designating trusted individuals to act on behalf of someone losing mental capacity\[1\]. ### Legal Fees Costs associated with the legal aspects of property transactions, including document preparation and conveyancing\[2\]\[4\]. ### Letter of Intent (LOI) A written offer made by a tenant to a landlord, specifying tenancy terms such as rent, duration, and commencement date\[1\]. ### Letter of Offer (LO) Provided by banks upon loan approval, outlining the terms and conditions of the mortgage\[1\]\[2\]. ### Lien A legal right or claim against a property by a creditor as security for a debt, which remains in effect until the debt is satisfied\[5\]. ### Loan Amount The principal sum borrowed from a financial institution for property purchase\[2\]. ### LTV (Loan-to-Value) Applicable to all property purchases, allowing borrowers to borrow up to a certain percentage of a property's value, currently capped at 75% for first housing loans\[1\]\[2\]. ### Monthly Debt Obligations The sum of all monthly debt payments, including mortgages, car loans, and credit cards, used in TDSR calculations\[2\]. ### Mortgage A loan secured by real estate property, where the borrower is obligated to make payments until the debt is satisfied\[2\]\[5\]. ### Mortgage Insurance Insurance that protects the lender if the borrower defaults on the mortgage\[2\]. ### MSR (Mortgage Servicing Ratio) Rules Applicable to HDB and EC purchases, capping all property loans at 30% of a borrower's monthly income\[1\]. ### Neg (Negotiable) Indicates that the rental price or terms are open to negotiation, with several prospective tenants potentially making competing offers\[8\]. ### Option to Purchase (OTP) A legally binding contract between sellers and buyers, safeguarding both parties. Agents love OTPs as they represent a committed transaction\[1\]. ### Per Square Foot (PSF) A unit of measurement for the area of a property, often used to denote the total price in square feet\[1\]. ### PMI (Private Mortgage Insurance) Insurance that protects lenders against default when borrowers make a down payment of less than 20%\[5\]. ### Power of Attorney (POA) A legal document allowing someone to act on behalf of another person in property transactions and other legal matters\[5\]. ### Prepayment Early repayment of a mortgage loan, either in part or in full, before the scheduled due date\[2\]. ### Prepayment Penalty A fee charged by some lenders when borrowers pay off all or part of their mortgage before the end of the loan term\[2\]. ### Price per Square Foot (PSF) The price of the property divided by the land area, a standard metric for comparing property values in Singapore\[1\]. ### Primary Residence The main home where a borrower lives most of the time, often qualifying for more favorable loan terms than investment properties\[2\]. ### Principal The original loan amount borrowed, excluding interest\[2\]. ### Property Tax A tax levied on property in Singapore based on Annual Value rather than rental income. In 2025, the government will provide a one-off Property Tax rebate of 20% for HDB flats and 15% (capped at $1,000) for private homes\[1\]. ### Property Valuation Fee The fee paid for assessing the value of a property, determining the market value for calculating the maximum loan amount\[1\]. ### Real Estate Investment Trust (REIT) A company that owns, operates, or finances income-generating real estate, allowing individual investors to earn dividends without directly owning properties\[5\]. ### Refinancing The process of obtaining a new mortgage to pay off an existing one, typically to secure better interest rates or loan terms\[1\]\[2\]. ### Rent-free Period A period, typically one to three months, granted by landlords for tenants to complete fitting-out works in commercial properties\[4\]. ### Repricing Changing the interest rate of an existing loan with the same lender, usually with lower administrative costs than refinancing\[1\]\[2\]. ### Required Cash The total cash required to close a property transaction, including down payment, legal fees, and stamp duties, which can be partially offset by CPF funds\[2\]. ### Reverse Mortgage A loan available to seniors that allows them to convert part of their home equity into cash without selling the home or making monthly mortgage payments\[5\]. ### SASSEUR REIT A Singapore-listed real estate investment trust focused on outlet malls in China\[5\]. ### Security Deposit A cash payment made upon signing the Letter of Offer or Tenancy Agreement, typically equivalent to two or three months' rent for residential properties and three months' gross rent for commercial properties\[4\]. ### Service Charge Covers air-conditioning during normal business hours, management, security, and maintenance of common areas in commercial buildings. Charges typically range from $0.80 to $1.50 per square foot per month, depending on the building grade\[4\]. ### Seller Stamp Duty (SSD) Levied when selling a property within three years, with varying rates for residential and industrial properties. This was implemented to discourage short-term property speculation\[1\]. ### SIBOR (Singapore Interbank Offered Rate) The rate at which banks lend or borrow funds from each other, commonly used as a benchmark to determine home loan rates\[1\]\[2\]. ### SORA Interest Rate Benchmark Singapore Overnight Rate Average, a volume-weighted average rate of borrowing transactions in the unsecured overnight interbank SGD cash market, increasingly used as a benchmark for loans\[5\]. ### Stamp Duty Fees imposed by the government upon a successful property transaction. Can be Buyer Stamp Duties, ABSD or Seller Stamp Duties\[1\]\[2\]. ### Swap Offer Rate (SOR) Another benchmark rate used to determine home loan rates, considering exchange rates\[1\]. ### TDSR (Total Debt Servicing Ratio) Applicable to non-HDB/new EC purchases, capping all loans at 55% of a borrower's monthly income. This framework aims to ensure financial prudence among borrowers\[1\]\[5\]. ### Underwriting The process of examining all data about a property transaction to determine whether the mortgage should be issued, typically done by the lender\[2\]. ### View to Offer (VTO) Indicates that the seller has not specified a selling price and will consider offers from prospective buyers\[1\]. ### Zoning in Singapore The regulatory framework that designates land use in specific areas, controlling what types of properties can be built in different zones\[5\]. ## Property Services and Maintenance ### Agent Typically refers to individual Real Estate Salespersons (RES) but also officially denotes real estate companies\[1\]. ### CEA ([**Council for Estate Agencies**](https://www.cea.gov.sg)) A government statutory board overseeing and regulating the real estate industry to safeguard consumers. Technically agents are all scared of CEA and being invited for a coffee with them 😄 ### Fogging Mosquito prevention involving the dispersion of pesticides and insecticides in specific areas for sustained results. The majority of areas in Singapore are fogged with pesticides on a weekly basis\[1\]\[8\]. ### Pest Control A regular service provided to homes to prevent infestation of pests, utilizing the latest techniques for eradication\[1\]\[8\]. ### Real Estate Salesperson (RES) The official term for property agents, realtors, and brokers in Singapore, as designated by the Council for Estate Agencies (CEA). [That is ME](https://www.patkoproperty.com/about-patkoproperty/) 😄. ### URA ([Urban Redevelopment Authority](https://www.ura.gov.sg/corporate)) The national land use planning authority of Singapore, involved in long-term strategic plans, local area plans, and coordination to actualize these plans\[1\]. ## Conclusion This comprehensive glossary covers the essential terminology used in Singapore's real estate market, from property types and ownership structures to financial terms and government schemes. Understanding these terms is crucial for anyone navigating the complex Singapore property landscape, whether you're a first-time homebuyer, an investor, or a real estate professional. As the market continues to evolve, staying informed about these terms and their implications will help you make better-informed decisions in your real estate endeavors. ## Posts ### 15-Month Wait-Out Period for Private Property Owners Buying HDB Resale Flats Is Removed URL: https://www.patkoproperty.com/15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats-is-removed/ Last updated: 2026-07-28T06:16:58.000Z It is finally here. After almost four years, the **15-month wait-out period is gone**. On 28 July 2026, Minister for National Development Chee Hong Tat announced that **private residential property owners buying a non-subsidised HDB resale flat will no longer need to serve the 15-month wait-out period**, with immediate effect. This was confirmed in a joint statement by the Ministry of National Development (MND) and HDB on the same day. You can read the official [MND press release](https://www.mnd.gov.sg/newsroom/press-releases/view/removal-of-the-15-month-wait-out-period-for-private-residential-property-owners-purchasing-non-subsidised-hdb-resale-flats) and the coverage by [CNA](https://www.channelnewsasia.com/singapore/15-month-wait-out-period-removed-hdb-private-chee-hong-tat-6281891) and [The Straits Times](https://www.straitstimes.com/singapore/15-month-wait-out-period-for-private-home-owners-to-buy-hdb-resale-flats-lifted-chee-hong-tat). I have been following this rule since day one, hor. I wrote about it when [it first dropped on us in September 2022](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/), and again in [May 2025 when the Minister hinted it might be scrapped](https://www.patkoproperty.com/singapore-may-scrap-15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats/). Today, we come one full circle.. ![Private Property Owners can finally buy HDB Resale Flats immediately](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/07/Private-Property-Owners-can-finally-buy-HDB-Resale-Flats-immediately.webp) Private Property Owners can finally buy HDB Resale Flats immediately ## What Exactly Was Announced The joint MND-HDB statement says that **private residential property owners (PPOs) and ex-PPOs who purchase a non-subsidised HDB resale flat without an HDB housing loan will no longer be subject to the 15-month wait-out period**, with immediate effect from 28 July 2026. But there is a second part to this that is arguably even bigger news, and it got buried under the headline. **The sequence has flipped back.** A current private property owner may now **buy the HDB resale flat first**, and then dispose of all private residential properties — **in Singapore and overseas** — within **six months of completing the HDB purchase**. This is as per normal process actually but now we are back to that normal process (as compared to selling and waiting for 15 long long months)..... Yes. Buy first, sell later. Exactly the way it worked before September 2022\. We really did come full circle. ### Previous Rule vs New Rule | Aspect | Previous rule | New rule (from 28 Jul 2026) | | ------------------------------------------------ | --------------------------------------------- | -------------------------------------------------------------------------------------------------------------- | | Wait-out before buying non-subsidised HDB resale | 15 months after disposing of private property | Removed — no wait-out required | | Financing condition | Not applicable | Buyer must not take an HDB housing loan | | Sequence of transactions | Dispose of private property, wait, then buy | May buy the HDB flat first, then dispose of all private property (SG & overseas) within 6 months of completion | | HFE letter | Required | Still required | The reason given by MND: several quarters of price moderation in the HDB resale market, which is showing signs of stabilisation. Speaking at the 11th Singapore Economic Review Conference, Mr Chee explained that the pandemic had delayed the construction of new flats, causing a supply-demand imbalance that pushed resale prices up. With the government ramping up supply since then, prices have moderated significantly. The authorities had always said this was a **temporary measure**. They kept their word. ## What Has NOT Changed — Please Read This Part Properly This is the part where I see people already getting over-excited on the group chats. The 30-month wait-out period is still alive and well, and it covers more than just BTO flats. **The 30-month wait-out still applies to PPOs and ex-PPOs who want to:** - Buy a **subsidised HDB flat** — a new flat from HDB, with or without grants (you got to understand the [First Timer vs Second Timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) rules). - Buy a **resale flat with** [**CPF housing grants**](https://www.patkoproperty.com/tag/cpf-housing-grants/) - Buy an **Executive Condominium unit from a developer** [(with huge changes recently)](https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next/) - Take an **HDB housing loan** for the purchase So if you need the grants, or you need the HDB concessionary loan, you are still waiting 30 months after disposing of your private property. Nothing changed for you today. Sorry ah 😦 This announcement does **not** mean every private homeowner can now walk into an HDB resale flat immediately. Read that twice or you call your favourite agent. Also unchanged: the usual HDB eligibility conditions — citizenship, family nucleus rules — and financing rules like the LTV limit for HDB loans from the August 2024 cooling measures. ## The HFE Letter Still Rules Everything You still need a valid **HDB Flat Eligibility (HFE) letter** before you can buy a resale flat. What happens to your existing application depends on where you are in the queue: - **Already holding a valid HFE letter, plans unchanged** — you are unaffected. Carry on. - **Application in progress** — your eligibility status will be updated automatically. No action needed. - **Pending appeal for a waiver of the wait-out period** — you no longer need to wait for the outcome. Just apply for an HFE letter directly. - **Aged 55 and above and previously exempt for a 4-room or smaller flat** — you may cancel and re-apply for a new HFE letter if you now want to buy a **5-room or larger** flat. That last one is quietly a big deal for seniors. Previously the exemption boxed you into 4-room and below. Now the ceiling is off, provided you are not taking an HDB loan. If you have been squeezing your retirement plan into a 4-room because the rule forced you to, this one is worth a re-think. YOU CAN BUY THE 5 ROOM FLAT now ! 😊 ## A Quick Recap for Those Who Missed the Whole Saga The 15-month wait-out period was introduced on 30 September 2022 as part of a round of [property cooling measures](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/). Before that, you could buy an HDB resale flat first and sell your private property within six months. After that, you had to sell your private property first, then wait 15 months before you were even eligible to buy a non-subsidised resale flat. Sell private. Wait 15 months. Rent somewhere. Then buy HDB. Then wait for completion. Then reno. Then move. That was the timeline many downgraders had to live with. There was one exemption all along — seniors where **both** the flat buyer and spouse are aged 55 and above, moving to a **4-room or smaller** resale flat, did not need to serve the wait-out period. I covered the details of that exemption in [my original article](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/). Then in May 2025, Mr Chee said the Government [may remove the wait-out period](https://www.patkoproperty.com/singapore-may-scrap-15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats/) once HDB resale prices moderated. HDB resale price growth had eased to 1.6% in Q1 2025, the slowest since Q4 2023\. The signal was there. Today it became official. ## Why Now? The Market Before the Change MND did not pull this date out of a hat. The numbers had been softening for a while. The **HDB Resale Price Index has recorded seven consecutive quarters** of slower, flat or negative growth. The last two quarters actually moderated — **−0.1% and then −0.3% QoQ** — the first price moderation since Q2 2019. At the same time, supply has been coming through. The Government launched **65,600 new BTO flats over 2022–2024**, and has set a target of **55,000 for 2025–2027**. The Q2 2026 picture was uneven across segments: | Segment | Q2 2026 price movement | | ------------------ | ---------------------- | | Landed private | +2.5% | | CCR non-landed | +1.8% | | Overall private | +0.5% | | Non-landed private | −0.1% | | OCR non-landed | −0.1% | | HDB resale | −0.3% | | RCR non-landed | −1.2% | Landed homes lifted the overall private index, while the non-landed segments where most households actually transact were flat to softer. Volumes told a different story from prices. Private resale transactions rose **18.2% QoQ to 3,813 units**, making up **62.0% of all private home sales**, ahead of new sales at 2,141 units. HDB resale volume also rose to **6,396 flats**, from 6,285 in Q1 2026, even as the price index softened. **One important thing about those million-dollar flat headlines.** Q2 2026 set a new quarterly record with **491 HDB resale flats crossing S$1 million**. But that is a small premium slice of the market — it does not mean the whole HDB resale market is climbing. The broader index still **fell 0.3%** that same quarter, with a **first-half 2026 cumulative decline of 0.4%**. Two facts, both true, and the headlines usually only give you one of them. ## Potential Impact — How the Effects Could Flow Right, this is the part everyone actually wants to read. **Full disclosure: I work at PropNex**, and much of the analysis below comes from our internal snap analysis of the announcement. Also, big caveat up front — this policy is hours old. There is genuinely **not enough post-announcement data** to say what will actually happen. What follows is a preliminary view, not a forecast. Anyone giving you confident price predictions today is guessing. The preliminary view in short: this removes a real transition barrier for eligible right-sizers, but the impact is likely to be **targeted rather than market-wide**. The chain of effects, roughly: **Policy change → easier right-sizing → more HDB buyers and more private listings → possible rental effects** ### 1\. HDB Resale Market More eligible buyers may enter, with demand likely concentrated in **5-room flats, executive apartments and maisonettes, recently-MOP flats, and larger flats in mature or well-connected estates**. But — and this is the key point — many other buyers still need grants or an HDB loan, and they remain stuck with the 30-month rule. So the effect looks concentrated, not market-wide. ### 2\. Private Resale Market More owners may consider listing now that the 15-month transition barrier is gone. The counterweight: that **six-month disposal deadline** for anyone who buys the HDB flat first. Six months is not a lot of runway. It could encourage more realistic pricing, and in some cases create genuine selling pressure inside that window. Do not buy the flat first and then price your condo like you have all the time in the world, hor. Must sell hor !! ### 3\. Rental Market Interim rental demand from right-sizers could ease, since fewer owners need temporary accommodation between selling and buying. The national effect is probably modest though — employment, immigration, household formation and new completions move rents far more than this rule ever did. ### Why the HDB Resale Effect May Be Concentrated The removal mainly helps private owners who **do not need an HDB loan or grants**. That group tends to look at larger or premium flat types. The broader resale market — where most buyers still rely on grants or loans — is governed by exactly the same rules as yesterday. **Potentially easier now:** - No 15-month temporary accommodation gap - Lower rental and double-moving costs - May secure a replacement flat before selling - Retirement right-sizing much simpler to sequence **Still requires planning:** - All private property (Singapore **and** overseas) must be sold within 6 months of HDB completion - That deadline can create selling pressure - HFE letter and financing checks still apply ### The Supply Cushion Nobody Is Talking About Here is the number that keeps this from getting out of hand. BTO flats reaching MOP each year: | Year | Flats reaching MOP | | ---- | ------------------ | | 2025 | 8,000 | | 2026 | 13,500 | | 2027 | 15,000 | | 2028 | 19,500 | That is a rising pipeline of resale supply through 2028\. Any extra buyer demand this policy brings forward gets to meet a growing pool of flats. Timing wise, this is probably not an accident. ### Three Scenarios | Scenario | HDB resale | Private listings | Rental market | | -------------- | -------------------------------------------------- | ---------------------------------- | -------------------------------------------- | | Limited impact | Small increase in buyer enquiries | Little change | No measurable effect | | Base case | Moderate demand for larger or better-located flats | Gradual increase from right-sizers | Slight reduction in interim rental demand | | Higher impact | Noticeable release of pent-up demand | Stronger listing increase | Softer demand for selected rental unit types | Illustrative only. No precise price or volume forecasts here, because there is no data yet to support one. **My own take:** base case. The people freed by this change are the ones who can already afford to move without HDB financing, and they were mostly going to move eventually anyway — the rule just made them wait and rent in between. What changes is the *timing* and the *convenience*, more than the total number of movers. Watch the 5-room and executive flat volumes over the next two quarters. That is where it will show up first, if it shows up. ## Oh, and There Was a Second Announcement Easy to miss with all the HDB noise, but MND announced **two** changes on 28 July 2026\. The other one is about [**ABSD**](https://www.patkoproperty.com/tag/absd/) **remission for developers undertaking large-scale en bloc redevelopments**. | Site type | Project size | New extension | | ------------------------ | ----------------------------------------------------- | ----------------------------------- | | Large Site (Category 1A) | ≥700 units, and at least 50% more units than before | 1-year extension (up from 6 months) | | Mega Site (Category 1B) | ≥1,400 units, and at least 50% more units than before | 2-year extension | Developers of qualifying Mega projects can now have **up to seven years** to complete construction and sell all units. Where the 2-year extension applies, at least 50% of units must be sold by the end of Year 6. **One possible connection between the two.** The ABSD change gives developers of large en bloc sites more breathing room to build and sell without a fire-sale deadline hanging over them — which looks aimed at supporting future en bloc activity. And if collective sale activity does pick up over time, some displaced owners will be hunting for replacement homes. Under today's new rule, a non-subsidised HDB resale flat is now on that menu without a 15-month wait. Today's enbloc market is really a little slow.... But that is a slow-burn effect though, not an overnight one. En bloc processes run over years, not months. ## If You Have Been Waiting for This If you sold your private property and have been serving the wait-out period, or you held off selling because of this rule, the landscape genuinely changed today. Your checklist: ☐ Obtain or update your **HFE letter** ☐ Confirm your **grant and loan eligibility** (remember: HDB loan or grants = back to the 30-month rule) ☐ Plan the **six-month private property disposal timeline** — including any overseas property ☐ Review CPF, financing and transaction timelines ☐ Get proper advice before you commit to anything Read the [MND press release](https://www.mnd.gov.sg/newsroom/press-releases/view/removal-of-the-15-month-wait-out-period-for-private-residential-property-owners-purchasing-non-subsidised-hdb-resale-flats) in full, and if your situation has any wrinkles at all, check with HDB directly or talk to an agent who knows the resale process before making your move. And if the plan is the other direction — selling the flat and moving up instead — have a look at the [current new launches](https://newlaunchescondo.sg/). ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) *This article reports the policy announcement as at 28 July 2026 and includes preliminary market commentary, not professional advice. Policies change. Always verify your eligibility with HDB directly before making any property decision. — Patrick* ### What Happens to Your Private Property When You Pass Away in Singapore URL: https://www.patkoproperty.com/what-happens-to-your-private-property-when-you-pass-away-in-singapore/ Last updated: 2026-07-19T06:10:26.000Z *A serious topic today. No jokes about show flats, I promise. But if you own a condo, an apartment, or a landed home — or you might inherit one — please read this to the end. The rules are not what most people assume.* Recently I have a client who passed away suddenly, leaving behind a condo but also lots of issues about inheritance and what will happen to the financing of the property. Nobody likes to think about this. You spent years paying off your condo, and the plan is simple: when you are gone, it goes to your family. Done. Except it is not that simple. Whether your loved ones actually receive the property — and whether they can even **keep** it — depends on things many owners have long forgotten: how the property was co-owned, whether there is a will, whether the beneficiary owns an HDB flat that is still within its [Minimum Occupation Period](https://www.patkoproperty.com/hdb-mop-rules/), and whether there is still a housing loan outstanding. I will walk you through the whole chain: who inherits, what the courts require, the HDB rules that trip up most families, the stamp duty questions ([ABSD](https://www.patkoproperty.com/senior-singles-no-absd/) and [SSD](https://www.patkoproperty.com/seller-stamp-duty-increase-in-july-2025/)), and what happens to the mortgage. Everything here is based on the current rules as at July 2026 — but these rules do change, so treat this as a map, not legal advice. For anything major, speak to a probate lawyer. **Quick disclosure:** I am a property agent. I earn fees when people transact. This article is not selling you anything — but if you eventually need help selling an inherited property, you know where to find me. ![The property outlasts all of us. The paperwork, unfortunately, also.](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/07/The-property-outlasts-all-of-us.webp) **The property outlasts all of us. The paperwork, unfortunately, also.* --- ## The One Detail That Decides Everything: Manner of Holding Before we even talk about wills, there is one detail that quietly decides everything — and many co-owners cannot remember which option they picked at their lawyer's office years ago. It is called the **manner of holding**. If you co-own a private property with someone else, there are two possibilities: **Joint tenancy.** Both owners own the whole property together, as a single entity. When one owner passes away, the **right of survivorship** applies: the property automatically vests in the surviving owner. It does **not** form part of the deceased's estate — and critically, a will generally cannot override this. You can write in your will that your share goes to your children, but if the property is held in joint tenancy with your spouse, the property simply passes to your spouse. The will does not get a say. **Tenancy-in-common.** Each owner holds a defined share — 50/50, 70/30, whatever was agreed. When one owner passes away, their share becomes part of their **estate**, to be distributed by will or by intestacy law. It does not automatically go to the co-owner. Most married couples hold their home in joint tenancy. Co-investors and family members who bought together often hold in tenancy-in-common. If you genuinely cannot remember, you can check your manner of holding by purchasing Property Ownership Information from SLA's INLIS portal for a few dollars. Cheapest peace of mind you will ever buy. And if you are the **sole owner**? Then the entire property forms part of your estate when you pass away. Which brings us to the next question. --- ## With a Will, Without a Will: Probate vs Letters of Administration **If there is a valid will**, the property is distributed according to the will. The executor named in the will applies to court for a **Grant of Probate**, which gives them the legal authority to administer the estate — including selling or transferring the property. **If there is no will**, the [**Intestate Succession Act**](https://sso.agc.gov.sg/act/isa1967) decides who inherits (for non-Muslims). Someone — usually the next-of-kin — applies to court for a **Letters of Administration**, and the court appoints them as administrator. Under the Intestate Succession Act, the general order of distribution for non-Muslims is: 1. **Spouse and children** — spouse gets half, children share the other half equally 2. **Spouse only** (no children, no parents) — spouse gets everything 3. **Spouse and parents** (no children) — spouse gets half, parents share the other half 4. **Children only** — everything, in equal shares 5. Then parents, then siblings, then grandparents, then uncles and aunts 6. **No eligible relatives at all?** The entire estate goes to the government For Muslims, the estate is distributed under Muslim inheritance law (faraid), and the family will need an Inheritance Certificate from the Syariah Court before applying to administer the estate. ### The six-year deadline most families miss Here is a detail that catches families off guard. Under the Conveyancing and Law of Property Act, the executor or administrator generally has **six years from the date of death** to sell or mortgage property belonging to the estate. After six years, they will generally need the court's sanction to proceed (unless the power of sale is provided for in the will) — which means more time, more paperwork, and more legal costs. Families sometimes leave an inherited property sitting unresolved for years because nobody wants to have the difficult conversation. Emotionally, I understand. Legally and financially, it is a mistake. Do not leave the estate hanging. --- ## Can You Keep the Inherited Property If You Own an HDB Flat? This is the question I get asked most, and it is where the rules genuinely surprise people. The scenarios below assume the beneficiary is a **Singapore citizen** — PRs and foreigners have different rules, which I cover in the next section. HDB policies also change over time, so always verify with HDB for your specific case. ### You own an HDB flat and have fulfilled your MOP **Yes, you can keep both.** Once you have fulfilled the 5-year Minimum Occupation Period, you may retain your HDB flat and the inherited private property. You can even move into the private property and — for standard flats — rent out your entire HDB flat, subject to HDB's prevailing rental rules. ### You own an HDB flat and have NOT fulfilled your MOP **No.** During the MOP, HDB does not allow flat owners, their spouse, or essential occupiers to acquire an interest in private residential property — **even by way of inheritance**. This is the part that shocks people. Inheritance feels involuntary, but the rule applies anyway. Your options: keep the inherited private property by surrendering your HDB flat (subject to HDB approval), or keep your HDB flat and sell the inherited property. ### You own a Plus or Prime flat Plus and Prime flats carry a **10-year MOP**, and the same logic applies — no acquiring private property during those 10 years, even through inheritance. One extra restriction: even **after** fulfilling the 10-year MOP, [Plus and Prime](https://www.hdb.gov.sg/buying-a-flat/bto-sbf-and-open-booking-of-flats/finding-a-new-flat/standard-plus-and-prime-housing-framework) owners can never rent out the whole flat. Only spare bedrooms, subject to HDB rental rules. So if your plan was "keep the Prime flat, move into the inherited condo, rent out the flat" — that plan does not work. ![Two property dreams, one MOP rule standing in between.](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/07/Two-property-dreams--one-MOP-rule-standing-in-between..webp) **Two property dreams, one MOP rule standing in between.* --- ## PRs and Foreigners: The Landed Property Problem Non-landed private property — condos and apartments — can generally be inherited by PRs and foreigners without issue. **Landed property is different.** Landed homes are restricted property under the Residential Property Act. A PR or foreigner who inherits landed property must apply to the Singapore Land Authority's Land Dealings Approval Unit for approval to retain it — and yes, PRs count as "foreign persons" under this Act. If approval is not granted, the estate's personal representatives must **dispose of the foreign beneficiary's interest within 5 years from the date of death**. Extensions are possible on application, but do not count on them. If you are a PR expecting to inherit your parents' landed home, this is something to plan for **now**, not after the fact. --- ## Stamp Duties: The Good News and the Fine Print ### ABSD — not payable on inheritance Inheriting a residential property through a will, the Intestate Succession Act, or Muslim inheritance law does **not** attract Additional Buyer's Stamp Duty. Full stop. This is one of the few places where the tax system is kind. **But here is the fine print:** the inherited property counts towards your **property count**. If you later buy another residential property while still holding the inherited one, that purchase is treated as your second (or third) property, and ABSD applies at the corresponding rate. An inherited property is free to receive — but it is not free of consequences for your next purchase. ### SSD — depends on when the deceased bought it Seller's Stamp Duty applies when a residential property is sold within a set holding period. The key point for inherited property: **the holding period counts from the date the deceased originally acquired the property**, not from the date you inherited it. So if your late parent bought the condo fifteen years ago, you can sell it tomorrow with no SSD. But if the property was purchased recently — note that for [residential properties bought on or after 4 July 2025](https://www.patkoproperty.com/seller-stamp-duty-increase-in-july-2025/), the SSD holding period is now **4 years**, with rates of 16%, 12%, 8% and 4% depending on the year of sale — SSD may still bite. Properties bought before that date fall under the older 3-year, 12/8/4% regime. If the timing is anywhere near the boundary, confirm with IRAS or your lawyer before selling. ### Estate duty — abolished One question I still get: "Is there inheritance tax?" No. Singapore abolished estate duty for deaths on or after **15 February 2008**. There is no inheritance tax on the property itself. --- ## What Happens to the Outstanding Housing Loan? The bank does not write off the loan out of sympathy. Someone has to settle it, and how that plays out depends on insurance. **If the deceased had mortgage insurance** (commonly a Mortgage Reducing Term Assurance, or MRTA) covering death, the payout may fully or partially clear the outstanding loan, depending on the policy terms. Note that unlike HDB's Home Protection Scheme, mortgage insurance is **not compulsory** for private property — many owners skip it, especially those who refinanced along the way. **If there is no insurance, or the payout falls short**, the remaining loan must still be settled: - **Keep the property?** You will need to take over or refinance the loan — subject to the bank's approval and your own financial eligibility (income, TDSR, age). If you cannot service the loan, keeping the property is not realistic, no matter how sentimental the attachment. - **Sell the property?** The outstanding loan is repaid from the sale proceeds first. If the deceased used CPF savings for the property, the required CPF refund is also settled from the proceeds and flows back through the deceased's CPF to their nominees or estate. The remaining balance is then distributed to the beneficiaries. Before anyone in the family declares "we must keep Dad's house," find out the outstanding loan amount and whether any insurance is in place. That single piece of information usually decides the whole conversation. This is also why sometimes people buy a cheap term insurance policy enough to cover the loan amount so that their children do not have to worry about it when they pass away. Not the case for my client. Sigh. --- ## Keep or Sell? Four Honest Questions There is no one-size-fits-all answer, but there is a clear order of questions to work through: **1\. Are you even eligible to keep it?** If you are mid-MOP, or a foreign beneficiary of landed property without SLA approval, the decision is made for you. Sell or dispose. **2\. Can you afford to keep it?** Outstanding loan, property tax (at the higher non-owner-occupier rates if you are not living in it), maintenance fees, upkeep. If keeping the property puts you under financial stress, selling is not a betrayal of anyone's memory — it is the responsible choice. **3\. Are there other beneficiaries?** If siblings each inherited a share, everyone must agree on the path forward. This is where families fracture, and it is exactly why the six-year deadline exists in practice — indecision has a legal expiry date. Talk early, decide early. **4\. What is your long-term plan?** Rental income? Capital appreciation? Moving in? A property you keep without a plan is not an asset — it is a monthly bill with a view. My honest take: the biggest mistakes I have seen in inheritance situations were not bad decisions. They were **no decisions**— properties left in limbo for years while loans accrued, taxes piled up, and family relationships strained. Whatever you choose, choose it deliberately. --- ## The Real Lesson: Settle This While You Are Alive Everything above describes what happens **after** someone passes away. The far better version of this article is the one where the owner planned ahead: - **Check your manner of holding.** If it does not reflect your intentions, a lawyer can change joint tenancy to tenancy-in-common (or vice versa). - **Write a will.** Intestacy rules are rigid. A will names your executor, avoids the slower Letters of Administration route, and can provide the power of sale that sidesteps the six-year court sanction issue. I believe strongly in preparing a will. We never know when we are going to say bye bye. - **Check your mortgage insurance.** If your loan is not covered on death, your family inherits the debt alongside the property. Get a Term Insurance if you want to. - **Tell your family where the documents are.** A perfect estate plan that nobody can find is not a plan. Your private property is likely the largest asset you will ever pass on. Thirty minutes with a lawyer now saves your family months of court applications, thousands in fees, and arguments nobody wants to have at a wake. If you have questions about selling an inherited property — or you are working out whether you can keep both your HDB flat and an inherited condo — drop me a message. I am happy to point you in the right direction before you pay lawyer rates to hear the same thing. --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### TDSR and MSR Singapore — How Much Can You Actually Borrow? URL: https://www.patkoproperty.com/tdsr-and-msr-singapore-how-much-can-you-actually-borrow/ Last updated: 2026-06-28T08:21:21.000Z So you've done the real estate viewings, you've fallen in love with a particular unit, and now you're sitting across from your banker wondering why the numbers don't add up. And your sudden realisation is that you really can't afford to buy that dream sea view private property. Welcome to TDSR and MSR — the two rules that quietly decide how much you can borrow before you've even picked a project. The authoritative source of such information will be the [Monetary Authority of Singapore](https://www.mas.gov.sg/regulation/explainers/tdsr-for-property-loans) or your "friendly banker" or your helpful real estate agent. Most buyers only find out about these limits when the bank says no, or when the approved loan comes back lower than expected. That is not a fun day. Let's fix that. --- ## What Is TDSR? TDSR stands for **Total Debt Servicing Ratio**. It caps the total amount of your gross monthly income that can go towards all your debt repayments combined — including the new home loan you're applying for. **The current TDSR limit is 55%.** This means: if you earn $10,000 a month, a maximum of $5,500 can go towards repaying all your debts (home loan, car loan, credit card installments, personal loans — everything that is considered "you need pay or you will be in trouble"... "your stomach can don't eat but your banker must".....). The formula is simple: > **(Total monthly debt obligations ÷ Gross monthly income) × 100% ≤ 55%** TDSR applies to **all property loans** — private condos, ECs, HDB bought with a bank loan. If you are borrowing from **a bank** to buy any kind of property, TDSR applies to you. *(Small note: if you take a direct HDB concessionary loan from HDB — not a bank loan — TDSR does not apply. Because our dear HDB is not a bank ma..... But then there is another rule : MSR still does. More on that below.)* ![How much money can you borrow depends on TDSR (and MSR)](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/06/How-much-money-can-you-borrow-depends-on-TDSR-and-MSR.jpg) How much money can you borrow depends on TDSR (and MSR) --- ## What Is MSR? MSR stands for **Mortgage Servicing Ratio**. It is a **tighter, more specific** rule that applies only to your housing loan — not your other debts. **The current MSR limit is 30%.** So if you earn $10,000 a month, only $3,000 can go towards your housing loan repayment. The formula: > **(Monthly housing loan repayment ÷ Gross monthly income) × 100% ≤ 30%** Here is the key thing: **MSR only applies when you are buying an HDB flat or an EC (Executive Condominium).** If you are buying a private condo, MSR does not apply. Only TDSR does. So in other ways, --- ## TDSR vs MSR — Side by Side Comparison | | TDSR | MSR | | -------------------- | ---------------------------------------------------------- | --------------------------------- | | **Limit** | 55% of gross monthly income | 30% of gross monthly income | | **What it covers** | ALL debt (home loan + car + credit cards + personal loans) | Housing loan repayment ONLY | | **Applies to** | All property loans (private, HDB bank loan, EC) | HDB flats and ECs within MOP only | | **Stress test rate** | Higher of 4% or actual "thereafter" rate | 3% | | **Variable income** | 70% recognised | 70% recognised | --- ## Which Rule Applies to You? This depends on what you are buying. **Buying a private condo?** Only TDSR applies. Banks will check that your total monthly debt obligations don't exceed 55% of your income. **Buying an HDB flat with a bank loan?** Both TDSR and MSR apply. In most cases, MSR is the tighter constraint — because the 30% cap on housing loan repayment is more restrictive than the 55% TDSR cap on total debt. **Buying an HDB flat with an HDB concessionary loan?** Only MSR applies. TDSR is not applicable for HDB loans. **Buying an EC?** Both TDSR and MSR apply while the EC is within its Minimum Occupation Period. And here's something to note for 2026 — [for new EC sites where the land tender closed on or after **8 May 2026**, the MOP has been extended from 5 years to 10 years.](https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next/) So MSR applies for a longer period on these newer EC projects. ### Wait — Why Does MSR Apply to ECs If You Can't Use an HDB Loan? Good question, and one that trips up a lot of buyers....... 🤦 ![Why EC needs MSR when it is a BANK LOAN](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/06/Why-EC-needs-MSR-when-it-is-a-BANK-LOAN.webp) Why EC needs MSR when it is a BANK LOAN You cannot use an HDB concessionary loan to buy an EC — it must be a bank loan. But MSR still applies. Why? Because [MAS specifically extended MSR to cover ECs](https://www.mas.gov.sg/publications/macroprudential-policies-in-singapore), even though they are privately built. The reasoning: ECs are a subsidised housing type designed for the "sandwiched class" — they come with income ceilings, [CPF housing grants](https://www.patkoproperty.com/tag/cpf-housing-grants/), and eligibility restrictions that private condos don't have. So MAS treats them more like public housing from a borrowing perspective, even though the financing comes from a bank. I know.. I know.. 🤔 The result: for ECs, you get a bank loan AND both TDSR and MSR apply. Two constraints, not one. The silver lining: once the EC fully privatises — after the MOP and the privatisation period — MSR no longer applies to resale transactions on the open market. At that point, only TDSR governs, just like any private condo. This is one reason why fully privatised ECs are attractive to investors. --- ## The Stress Test — Why Banks Use a Higher Rate Banks don't calculate your loan affordability using the actual interest rate you'll be paying. They use a **higher stress test rate** — also called the interest rate floor — to make sure you can still afford repayments if rates go up. For private property loans: the stress test rate is **4%** (or the actual "thereafter" rate if it's higher). For MSR calculations on HDB/EC: the rate is **3%**. This was tightened by MAS in September 2022 as part of the property cooling measures. Before that, the floor was 3.5% for private properties. What this means practically: the maximum loan amount the bank approves is calculated using 4%, not the actual 3.5% or whatever rate you're offered. So your approved loan will be lower than if they used the real rate. This is by design. ![Knowing How Much You Can Borrow Reduces Stress in Buying a Home](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/06/Knowing-How-Much-You-Can-Borrow-Reduces-Stress.jpg) Knowing How Much You Can Borrow Reduces Stress --- ## The Variable Income Trap If part of your income comes from bonuses, commissions, or other variable sources — your bank will not count the full amount. **Only 70% of your variable income is recognised** for TDSR and MSR calculations. Example: Your fixed salary is $6,000/month. You also earn an average of $2,000/month in commissions. Your recognised income for TDSR/MSR purposes: $6,000 + (70% × $2,000) = $6,000 + $1,400 = **$7,400** Not $8,000\. This catches a lot of commission-based earners by surprise — salespeople, agents, business owners. If your income is variable, factor this in early. Yes applies to me 😅, [the real estate agent](https://www.patkoproperty.com/about-patkoproperty/). I am considered variable income..... see, I am so poor thing so please come to me for real estate property purchase or sale business, okay 🙏..... --- ## What Else Eats Into Your Borrowing Power TDSR counts everything. A lot of buyers forget this. Your car loan, for example. Say you're paying $1,200/month for your car. That $1,200 is factored into your TDSR. It directly reduces how much you have left for your home loan. And with [COE going so high](https://www.straitstimes.com/singapore/transport/coe-premiums-rise-in-most-categories-except-cat-a-which-dipped-to-124229), are you really able to pay $1,200/month for your car loan, meh 😄 ![Buying that EV on Car Loan Affects TDSR](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/06/Buying-that-EV-on-Car-Loan-Affects-TDSR.jpg) Buying that sexy EV car on Car Loan Affects TDSR Credit card debt counts too. Banks typically count **5% of your outstanding credit card balance** as a monthly obligation — not the minimum payment on your statement. Even if you clear your card in full every month, whatever balance is sitting there when the bank pulls your credit bureau report gets counted. Personal loans, renovation loans, student loans — all in. The practical move: **clear what you can before you apply.** Finishing off a small personal loan or reducing your credit card limits before applying for a mortgage can meaningfully increase your maximum home loan. --- ## Buying Together? How IWAA Affects Your Loan If you are applying for a home loan with a spouse or co-borrower, banks don't just add your incomes together and call it a day. They also use something called the **Income Weighted Average Age (IWAA)** to determine your maximum loan tenure — and tenure directly affects how much you can borrow. The formula: > **IWAA = (Borrower 1's age × Borrower 1's income + Borrower 2's age × Borrower 2's income) ÷ Total combined income** The bank then calculates your maximum loan tenure from that blended age. For private property, the tenure can go up to 75 minus IWAA (capped at 35 years). For HDB, it's 65 minus IWAA (capped at 30 years). Why does this matter? Because a **longer tenure = lower monthly repayment under the stress test = higher loan approval**. A simple example. Husband is 45, wife is 35\. Husband earns $6,000, wife earns $9,000. IWAA = (45 × $6,000 + 35 × $9,000) ÷ $15,000 = (270,000 + 315,000) ÷ 15,000 = **39 years old** For a private condo: maximum tenure = 75 − 39 = **36 years → capped at 35 years** If the husband applied alone at 45, his maximum tenure would be 75 − 45 = 30 years. The wife's younger age and higher income pulls the blended figure down — stretching the tenure and increasing the couple's maximum loan by a meaningful amount. The takeaway: when buying as a couple, the younger and higher-earning co-borrower has an outsized positive impact on what you can borrow. Worth factoring in when deciding whose name goes on the loan. --- ## A Worked Example Let's make this concrete. Say you're an HDB upgrader looking at a new launch private condo. - Fixed monthly income: $8,000 - Car loan: $900/month - Credit card: $200/month (minimum payment estimate) - No other loans **Step 1: Calculate TDSR allowance** $8,000 × 55% = $4,400 (maximum total monthly debt) **Step 2: Subtract existing debts** $4,400 − $900 − $200 = **$3,300** This is the maximum monthly mortgage repayment your bank will approve for you. **Step 3: What loan does $3,300/month get you?** Using a stress test rate of 4% over 30 years, $3,300/month translates to approximately **$690,000 in loan** 😦 If the unit you're eyeing is $1.5m and you need 75% LTV, that's a $1.125m loan — significantly more than what TDSR permits. You either need more income, fewer existing debts, or a smaller property. That's the reality check TDSR forces. *(Numbers are illustrative — your actual figures will depend on age, tenure, and the bank's assessment. These rules change faster than diapers so please check with your banker or a mortgage broker before making decisions. You have been warned 😄. I know a lot of good bankers so do come to me too....)* --- ## History of TDSR and MSR Changes You Should Know TDSR and MSR have been tightened multiple times over the years. Here's what's current as of 2026: **December 2021** — MAS reduced the TDSR threshold from 60% to 55%. If you read any older article quoting 60%, it's outdated. **September 2022** — The stress test rate for private property was raised from 3.5% to 4%. This reduced maximum loan sizes across the board. **August 2024** — The LTV limit for HDB concessionary loans was reduced from 80% to 75%. This applies to the HDB loan, not bank loans on private property — but worth knowing if you're buying an HDB or EC first. **May 2026** — EC MOP extended from 5 to 10 years for new EC sites. MSR applies for the full MOP period, so buyers of newer ECs face a longer period where MSR constrains their housing loan. --- ## The Verdict TDSR and MSR are not your enemies — they're guardrails that stop people from buying more property than they can actually afford. And honestly, given how expensive Singapore property is, that's probably a good thing. But you need to know these numbers before you start viewings, not after. Because once you've fallen in love with a unit and the bank comes back saying the loan isn't approved? That hurts. The simple playbook: 1. Calculate your recognised income (remember: 70% for variable income) 2. Add up all your existing monthly debt obligations 3. Work out what's left within the 55% TDSR cap — that's your maximum mortgage repayment 4. Use that number to work backwards to a max loan amount, then a max property price If you're buying an HDB or EC, apply the 30% MSR cap to your housing loan on top of that. Do this math before you fall in love with a specific project. It makes everything cleaner. And if the numbers aren't working the way you want — talk to a mortgage broker early, not after you've signed the OTP. Options exist. But only if you have time to use them. --- ## Frequently Asked Questions **What is the current TDSR limit in Singapore?** 55% of gross monthly income, as set by MAS in December 2021\. This applies to all property loans from banks — private condos, HDB bank loans, and ECs. **What is the current MSR limit in Singapore?** 30% of gross monthly income. It applies only to HDB flats and Executive Condominiums within their Minimum Occupation Period. Private condos are not subject to MSR. **Does TDSR apply to HDB concessionary loans?** No. If you take a loan directly from HDB (not a bank), TDSR does not apply. But MSR still applies — your housing loan repayment still cannot exceed 30% of your income. **Why does MSR apply to ECs when you can't use an HDB loan?** Because MAS specifically extended MSR to cover ECs, even though they are privately built and privately financed. The rationale: ECs come with income ceilings, CPF grants, and eligibility rules that make them more like public housing than private property. So MAS treats them similarly from a borrowing standpoint. **Does MSR apply after an EC is fully privatised?** No. Once an EC has fully privatised — after the MOP and privatisation period — MSR no longer applies to resale transactions. Only TDSR governs, just like any private condo. **Do banks count my bonus income in full?** No. Only 70% of variable income (bonuses, commissions, freelance earnings) is recognised for TDSR and MSR calculations. **How do banks count credit card debt?** Banks count 5% of your outstanding credit card balance as a monthly obligation — not the minimum payment on your statement. If you have a $20,000 balance, that adds $1,000 to your assessed monthly debts. Pay it down before your bank pulls your credit bureau report. **If I apply with my spouse, does the younger person's age help?** Yes. Banks use the Income Weighted Average Age (IWAA) to determine the maximum loan tenure. A younger co-borrower with meaningful income lowers the IWAA and extends the tenure — which means a lower monthly repayment under the stress test and a higher approved loan amount. --- *Disclaimer: The information in this article is based on MAS guidelines as of June 2026 and is for general information only. Rules can and do change. Always verify current figures with your bank, HDB, or a licensed financial advisor before making any property purchase decisions. I am a licensed RES at PropNex and earns commissions on property transactions — Full Disclosure 😄* --- *Keen to know more about new launch condos in Singapore? Check out the upcoming* [*new launch condos in 2026*](https://newlaunchescondo.sg) *or drop me a message if you want to talk through your specific situation.* --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### HDB Resale Levy Singapore: What It Is, How Much, and Who Has to Pay URL: https://www.patkoproperty.com/hdb-resale-levy-singapore-what-it-is-how-much-and-who-has-to-pay/ Last updated: 2026-06-02T05:56:03.000Z So you're thinking of selling your HDB flat and buying something new. Good plan. But depending on your situation, HDB might be waiting for you at the cashier with a bill before you go. That bill is called the **HDB resale levy**. A lot of people find out about this only when they're already deep into planning their next purchase — which is not the best time to get a surprise. So let's cover everything now, properly. --- ## What Is the HDB Resale Levy? The HDB resale levy is a **payment you make to HDB when you sell a subsidised flat and then buy another subsidised flat**. The logic behind it: HDB gave you a housing subsidy the first time round (via BTO pricing or CPF Housing Grant). If you want to access subsidised housing again, they want some of that benefit back first. It's their way of making sure you don't enjoy double subsidies while someone else is still waiting for their first one. Read more about [what is a HDB first timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) ! [What is a HDB first timerWhat is the difference between a HDB first timer and a HDB second timer ? Do you become a HDB second timer because you took the CPF grants ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/icon/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF-00685289eccca54f6f757ef3030d77dd3aa7ab379b2b690db78a9ce1de595aa7.png)PatkoPropertyPatkoProperty![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/66A13459-2C41-40B1-8CD9-E12ED8E74530-6d928f68725c4f42d3b3565d56ecc0cd76a56edada7cb66d91917d39f4560e13.webp)](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) Simple enough in theory. In practice, a few things trip people up — mainly around *which* flat types trigger the levy, and *when* exactly it bites. --- ## When Does the Resale Levy Apply? The levy kicks in when **both** of these conditions are true: **1\. Your first flat was a subsidised flat** This means you bought it as a: - BTO (Built-To-Order) flat directly from HDB - DBSS (Design, Build and Sell Scheme) flat - Executive Condominium (EC) bought directly from a developer It also applies if you bought a resale flat **with a** [**CPF Housing Grant**](https://www.patkoproperty.com/tag/cpf-housing-grants/) (the grant counts as a subsidy). **2\. Your second flat is also a subsidised flat** This means you're buying: - Another BTO flat directly from HDB (chances are much lower lah... but then it might still be a lucky lottery waiting to happen to you 😁) - An EC directly from a developer (yes, ECs count — they're subsidised housing even though they look like condos). And nowadays [ECs have so much restriction](https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next/) since May 2026. --- ## The Important Thing HDB Upgraders Need to Know If you're upgrading from your HDB flat to a **private condo**, the resale levy **does not apply**. Happy and go ahead and buy (and be aware of ABSD and timing of your purchase and sale). Private condos are not subsidised. There's no levy when you sell your HDB and buy private. This is one reason why many HDB upgraders who are fence-sitting between an EC and a private condo should factor the levy into their actual cost comparison — it can change the numbers quite a bit. And if you are interested in buying a new launch condo, read our guide on [how to purchase a new launch condo](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/). [How to buy a New Launch Condo in SingaporeWhat is the buying process to buy a new launch condo in Singapore. What are the steps you will need to know when you purchase a new launch condo![](https://static.ghost.org/v5.0.0/images/link-icon.svg)PatkoPropertyPatkoProperty![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/How-to-buy-a-New-Launch-Condo-in-Singapore-693f453705540912995bd163ef5ae052400c83a6e4baadeee7569863a43ff953.webp)](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/) --- ## How Much Is the HDB Resale Levy? The levy amount depends on what type of flat you're selling. ### If Your First Home Was an HDB Flat: | Flat Type Sold | Resale Levy | | -------------- | ------------------- | | 2-room | 15% of resale price | | 3-room | 20% of resale price | | 4-room | 25% of resale price | | 5-room | 30% of resale price | | Executive flat | 35% of resale price | Minimum levy payable: **S$15,000** ### If Your First Home Was an Executive Condominium: | Previous Home | Resale Levy | | ------------------------ | ------------------- | | EC bought from developer | 15% of resale price | Minimum levy payable: **S$10,000** A quick example: you sold your 4-room BTO at S$500,000 (but hor, how to find a 4-room BTO at only $500,000 nowadays 😀). The resale levy would be 25% × S$500,000 =**S$125,000**. That's not small change. And it comes out of [your CPF or cash proceeds](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) before you can use them for your next flat. *(These rules change from time to time — please verify the latest figures on the HDB website or with your* [*friendly property agent*](https://www.patkoproperty.com/about-patkoproperty/)*. Do not rely on a chatbot for this. 😄)* --- ## When Do You Pay the Resale Levy? The timing depends on whether you sold first or are buying first. **If you sell your flat before completing the purchase of your next flat:** The levy is deducted from your sale proceeds at the point of completing the sale. It goes straight to HDB — you don't even see the money. **If you buy your next flat before selling your current one:** You'll need to pay the resale levy in cash when you collect the keys to your new flat. This is the scenario that can create cash flow pressure — make sure you plan for it. --- ## Can You Use CPF to Pay the Levy? Yes, if there are sufficient CPF refunds from the sale of your first flat. HDB will deduct from your CPF first, and any shortfall is paid in cash. You cannot take a HDB loan or bank loan to cover the levy amount — it must come from CPF or cash. --- ## Who Is Exempt from the HDB Resale Levy? Not everyone has to pay. Here are the situations where the levy is waived or does not apply: **1\. You bought a resale flat without any CPF Housing Grant** If you bought your flat on the open market and did not receive a CPF Housing Grant (Enhanced, Family, Singles, or Proximity Grant), you did not receive a government subsidy — so there's no levy when you buy a second flat from HDB. You are considered a first timer ! 😄 **2\. You received only the Proximity Housing Grant (PHG) for a resale flat** The PHG is specifically exempt from triggering the resale levy. If that was your only grant, you're not subject to it. **3\. You're a first-timer buying your first subsidised flat** The levy only applies the second time. Obviously. **4\. Divorced or legally separated persons under specific conditions** There are provisions for [divorced individuals who retained ownership after a divorce](https://calinchong.com/divorce-hdb-flat) but may not have been the original applicant. HDB assesses these case by case — if this applies to you, go straight to HDB for clarification rather than relying on secondhand advice. But please don't jump into a purchase without checking first. **5\. You're buying private property** Again — private property is not subsidised. No levy. Full stop. --- ## Resale Levy vs. ABSD — Don't Mix Them Up These are two completely different things and they serve different purposes. **Resale levy** — paid to HDB when moving from one subsidised flat to another. One-time, based on your previous flat type. **ABSD (Additional Buyer's Stamp Duty)** — paid on any property purchase, with rates that depend on your citizenship status, how many properties you own, and the purchase price. This applies whether you're buying HDB, EC, or private condo. [ABSD](https://www.patkoproperty.com/tag/absd/) is always a top topic 😅 If you're buying an EC while still owning your HDB flat (i.e., you haven't sold yet), you may also face ABSD on the EC purchase — though there are remission schemes if you sell your HDB within a set timeframe. The interaction between resale levy and ABSD catches a lot of people off guard. Run the full cost calculation before committing. --- ## Key Takeaways Let me cut through it one more time !! - **BTO or grant-assisted resale flat first time?** Expect a resale levy if you want another subsidised flat later. - **Upgrading to private condo?** No levy. Zero. Walk away clean. - **EC counts as subsidised housing too.** Many people don't realise this. A new launch EC from a developer is subject to the levy if you're coming from a subsidised HDB flat. - **Levy comes out of CPF first, then cash.** Plan your finances around this — especially if you're buying before selling. - **Got only PHG for your resale flat?** You're likely exempt. If you're an HDB flat owner considering your next move — whether that's a BTO, an EC, or a private new launch — the resale levy is one of the first things to check. It can meaningfully change which option makes more sense financially. --- ## Thinking About Upgrading to a New Launch Condo? If you're moving from your HDB to a [private new launch condo](https://newlaunchescondo.sg) (no resale levy, no EC complications), I can help you figure out which projects make sense for your budget, location preferences, and timeline. Drop me a message and we'll work through it properly. --- *Disclaimer: This article is for general information only and does not constitute financial or legal advice. Rules and figures are accurate as at time of writing but may change — always verify with HDB directly or speak to a licensed property consultant.* *Patrick is a licensed real estate agent at PropNex and earns commissions on new launch condo transactions. This site's content is independently written — but yes, I do have opinions, and sometimes they come with a commission. Full disclosure, always. 😄* --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Big Changes to Executive Condos in 2026 – What You Need to Know (And What You Should Do Next) URL: https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next/ Last updated: 2026-05-08T03:10:18.000Z Wah. Big announcement today, guys. HUGE BIG (*cue... Pretty Woman scene in snobby Rodeo Drive boutique..*). If you have been eyeing an Executive Condo (EC) \[such as the [upcoming 4 ECs in 2026](https://newlaunchescondo.sg/executive-condo-launch-2026/)\] or have been sitting on the fence about whether to buy one, today's news from National Development Minister Chee Hong Tat might just knock you off that fence. Or push you to make a decision faster. Or make you rethink your entire plan. So let me break it down for you in plain English (with a bit of Singlish, because you know me by now 😄). If you are new here and not sure what an EC even is, please go read my [common questions on Executive Condos](https://www.patkoproperty.com/common-questions-on-executive-condos/) first. That article covers the basics from eligibility to CPF grants to the resale levy. Then come back here. I'll wait. Done? Good. Now let's talk about what the government just changed. --- ## Three Big Changes to ECs Starting May 8, 2026 On May 8, 2026, Minister Chee announced three significant changes to the EC scheme. These changes apply to all Government Land Sales (GLS) sites for ECs with tenders closing **from May 8, 2026 onwards**. So if you are looking at projects already launched like Rivelle Tampines, or the upcoming ones in [Senja Close, Woodlands Drive 17, Sembawang Road, and Miltonia Close](https://newlaunchescondo.sg/executive-condo-launch-2026/) — **those are not affected**. **The new rules only kick in for the Canberra Drive and Sembawang Drive sites being launched for tender in May and June 2026 respectively.** \[We can expect super high demands for these four sites now\].... ![Would you expect HUGE DEMAND for the upcoming ECs in Singapore in 2026 ?](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Huge-Queues-Now-for-ECs.webp) Would you expect HUGE DEMAND for the upcoming ECs in Singapore in 2026 ? Let's go through the three changes one by one. --- ## Change Number 1 – The MOP is Now 10 Years (Yes, You Read That Right) For as long as EC has existed, the Minimum Occupation Period (MOP) has been **five years**. After five years, you could sell your EC to Singaporeans and PRs. After ten years, the EC fully privatised and you could sell to anyone including foreigners. Not anymore. For new ECs from sites tendered from May 8, 2026, the MOP is now **10 years**. Let me put it plainly: - **Old rules:** Sell to locals after 5 years, sell to anyone after 10 years. - **New rules:** Sell to locals after 10 years, sell to anyone after 15 years. Yes, 15 years before a foreigner can buy your EC from you. That is a long time, leh. ![Foreigners need wait 15 years now for EC MOP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Foreigners-need-wait-15-years-now-for-EC-MOP.webp) Foreigners need wait 15 years now for EC MOP. Ang Mo Will be so unhappy. Why did the government do this? Because apparently too many EC owners were selling the moment they hit MOP. Between 2021 and 2025, about **75% of ECs were sold by owners within five years of hitting MOP** — meaning they barely moved in, sat through the five years, and then sold. That number jumped up from 45% in the preceding five years. The government is basically saying: this subsidised housing is meant for you to **live in**, not to treat like a short-term investment to flip. Fair enough, right? EC land is subsidised. You should be staying there, not spinning it for a profit the moment the five-year clock runs out. So if you are buying an EC for long-term occupation, this change does not really bother you. But if you were buying with a 5-year exit strategy in mind, bro, that strategy just got ripped up. You are now in for the long haul — **10 years minimum** before you can even think about selling. --- ## Change Number 2 – The Deferred Payment Scheme (DPS) is Gone This one will sting for a lot of HDB upgraders. Previously, many EC developers offered a **Deferred Payment Scheme (DPS)** which allowed you to pay a 20% down payment upfront and then defer the rest until the project gets its Temporary Occupation Permit (TOP). This was very popular because it meant you did not have to service two loans at the same time — your existing HDB loan and a new EC construction loan. Well, starting from the new EC sites, the DPS is **scrapped**. All buyers will now have to use the standard **Normal Payment Scheme (NPS)** — where you pay progressively as the construction milestones are met. Why does this matter? Because if you still have an outstanding HDB loan and you buy a new EC, you will now have to service both loans simultaneously during the construction period. That can be quite a financial stress, especially if your HDB loan is still significant. ![No more deferred payment scheme for EC 2026](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/No-more-deferred-payment-scheme-for-EC-2026.webp) No more deferred payment scheme for EC 2026 Huttons Asia's Mark Yip highlighted that in the last two EC launches — Rivelle Tampines and Coastal Cabana — **more than 75% of buyers chose DPS**. That tells you how much buyers relied on it. Minister Chee said the DPS removal is to "encourage financial prudence". Meaning, do not overextend yourself. Make sure you can genuinely afford the EC you are buying, not just paper-afford it because you deferred payments far into the future. If you are an HDB upgrader, this change means you need to plan your finances more carefully. Speak to a good banker or a property agent (ahem, like me 😁) about your cash flow before committing. --- ## Change Number 3 – 90% of Units Reserved for First-Timers (for Two Years!) Good news for first-time buyers. Great news, actually. Previously, **70% of EC units** were set aside for first-time buyers at launch, and the priority period was only **one month**. After that month, unsold units could be sold to second-timer buyers (those who previously owned a subsidised flat). Now, the new rules raise the first-timer allocation to **90% of units**, and the priority period is extended to a whopping **two years**. Two years, people. That means second-timer buyers — HDB upgraders who have already enjoyed one subsidised home — will have to wait up to two years to even get a shot at the remaining units. Why this change? A few reasons. First, the proportion of first-time EC buyers has been **falling**. Back in 2020, about half of EC buyers were first-timers. By 2024 and 2025, that proportion dropped to between 30 and 40 per cent. Second-timers with more money (and the proceeds from their first home) were essentially outcompeting first-timers. Maybe this will also help improve our country's very bad child-to-adult ratio to encourage more first timers to get married and have kids 😺 ![Young Happy Couple First Timer for ECs](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Young-Happy-Couple-First-Timer-for-ECs.webp) Young Happy Couple First Timer for ECs Second, the government is hoping this change will pressure developers to **lower their land bids**, which in turn could push EC prices down. Developers face a 40% ABSD on land purchase (with a remission if all units sell within 5-6 years). If they know 90% of their buyers must be first-timers for two years, they will be more conservative. Lower bids, potentially lower psf for buyers. The median price of a new EC has gone from $797 psf in 2015 to **$1,754 psf in 2025**. That is more than double in a decade. Something had to give. --- ## So What Does All This Mean For You? Let me be direct here. **If you are a first-timer eyeing an EC:** This is actually good for you. More units are reserved for you, for a longer time. Less competition from second-timers with bigger budgets. And if developers bid lower, prices might come down a little. But — and this is a big but — the 10-year MOP means you need to be serious about staying for the long term. If you think you might want to move in 6-7 years, an EC might no longer make sense for you. A resale HDB or private condo might give you more flexibility. **If you are a second-timer (HDB upgrader) planning to buy EC:** You now face a very long wait — up to two years — before you can buy one of the remaining 10% units. And with DPS gone, your cash flow planning becomes more critical. You may want to consider whether a resale private condo makes more sense for your situation. Or you know, bros and sisters, you can always buy a new launch too. Many hot [new private condo launches are coming up in H2](https://newlaunchescondo.sg/upcoming-new-launches-in-singapore-2h-2026/). **If you are already living in your EC:** Nothing changes for you! These rules only apply to ECs launched on new sites from May 8, 2026\. You are grandfathered under the old rules. **If you want to catch the last wave before the new rules bite:** There are still five EC projects launching soon that are **not affected** — in Senja Close, Woodlands Drive 17, Sembawang Road, and Miltonia Close. Those will still come with the 5-year MOP, DPS option, and 70% first-timer priority. Demand for these is likely going to be very strong given the coming changes. --- ## My Two Cents The government's thinking here is pretty transparent. ECs were meant to be affordable homes for Singaporeans to live in, not a vehicle for asset progression every five years. The MOP doubling, the DPS removal, and the priority period extension are all designed to reset the purpose of ECs back to genuine home ownership. Will it make ECs cheaper? Possibly, at the margins. Lower developer bids should flow through to lower prices. But supply of eligible buyers has not shrunk — there are still plenty of Singaporeans who need that bridge between HDB and private housing. So I would not expect EC prices to crash either. What this does is make the EC commitment more serious. You are locking yourself in for a decade. Think carefully before you sign. As always, **speak to a** [**qualified property agent**](https://calinchong.com) **before making any decisions**. I know one who writes very long articles on the internet and occasionally makes lousy local jokes about Ang Mo talents.... 😄 You can [reach me here](https://www.patkoproperty.com/about-patkoproperty/). ![Discuss with your property agent on what these means...](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Discuss-with-us-on-your-EC-plans.webp) Discuss with your property agent on what these means... --- *This article is based on the May 8, 2026 announcement by National Development Minister Chee Hong Tat. The new rules apply to GLS EC sites with tenders closing from May 8, 2026\. For the full eligibility rules on buying an EC, visit* [*HDB's official site*](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/executive-condominium) *or read my* [*common questions on Executive Condos*](https://www.patkoproperty.com/common-questions-on-executive-condos/)*.* --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### What Is Strata Landed Housing in Singapore? A Simple Guide for Buyers URL: https://www.patkoproperty.com/strata-landed-housing-in-singapore/ Last updated: 2026-05-05T08:00:52.000Z Singapore has a land problem. Not in the sense that we are running out of places to live — HDB (and GLS of new condo sites nowadays) has sorted that out pretty well. The problem is that too many people want landed homes, and there are not enough of them. Traditional landed property — your terrace, semi-D, or bungalow — takes up a lot of land for one household. In a country where every square kilometre is accounted for, that is not very efficient. But telling Singaporeans they cannot have a house with stairs, a yard, and a proper front door? Also not going to go down well. So strata landed housing exists as the compromise. You get the house. You just share the land. Let me break down what this really means, why the 2012 rule change matters more than most buyers realise, and whether strata landed is actually worth buying. And you know what ? In July 2026, there will be 3 new strata landed terrace houses for sale in a new development in Lentor. That's the [Lentor Gardens Residences](https://newlaunchescondo.sg/lentor-gardens-residences/). Yes, the very special Lentor GLS site that compared to the [rest of Lentor launches](https://www.patkoproperty.com/lentor-area-how-many-gls-sites/). --- ## What Is Strata Landed Housing, Exactly? A strata landed home is a landed-style house — think terrace, cluster house, or townhouse — inside a strata-titled development. You are a HOUSE in a CONDO. GET IT 🤣..... jin SATKI... 😎 One of the nicest strata landed homes in Singapore that I have seen is the D'Leedon. My favourite Condo in Singapore actually. ![Nothing to do with Strata Housing but Sunset at D'Leedon was amazing](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Sunset-at-DLeedon.webp) Nothing to do with Strata Housing but Sunset at D'Leedon was amazing You own your unit. You share the land and common areas with everyone else in the estate. The whole development is run by an MCST (Management Corporation Strata Title), the same body that manages condominiums. So yes, you have your own front door, your own staircase, your own private parking. You may have a basement, a roof terrace, even a private lift in newer developments. It really does feel like a house. But legally? You are a strata owner. Not a landed property owner in the traditional sense. That distinction matters more than most people realise when they first look at these homes. --- ## Why Does This Type of Housing Even Exist? Pure land efficiency. A traditional detached bungalow on 5,000 sqft of land houses one family. A cluster housing development on the same footprint might house eight to twelve families, each with their own multi-storey unit, private entrance, and shared facilities. From URA's perspective, that is a much better use of scarce land. From a buyer's perspective, it creates an option that sits between a condo and a landed home — a category of living that has real demand. The appeal is obvious for larger families. A standard condo unit, even a 4-bedroom, can feel cramped when you have kids, elderly parents, a helper, and a home office all under the same roof. Traditional landed is an option, but it brings full maintenance responsibility — you own everything, you fix everything. Strata landed gives you the space without the full maintenance headache. The estate handles security, landscaping, common repairs, the pool, the gym. You just live in it. Song Song ! ![Happy Family Living in Landed Home](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Happy-Family-Living-in-Landed-Property.webp) Happy Family Living in Landed Home --- ## The Critical Difference From Traditional Landed This is where buyers sometimes get a shock. Many people look at a cluster house, fall in love with the space, and assume they are basically buying a landed property with condo perks. Not quite. With a traditional landed home, you generally have significant freedom to rebuild, extend, or renovate — subject to planning rules, of course, but largely on your own terms. With a strata landed home, the MCST controls what you can and cannot change on the external appearance of your unit. You probably cannot repaint your facade a different colour. Cannot change the windows to a different style. Cannot alter the roof or balcony railing without approval. Cannot touch common walls, shared services, or structural elements without going through the proper process. The inside? Mostly yours, within reason. The outside? Shared decision. Some owners find this frustrating. They wanted a house, they got a house, but now they need committee approval to change their front gate. That tension is real and worth knowing before you sign anything. --- ## How Strata Landed Developments Are Run The MCST runs the estate. Owners elect a management council from among themselves, and the council makes decisions on maintenance, spending, by-laws, and renovation approvals. Your monthly fees go into two funds: - **Management fund** — day-to-day expenses: security, landscaping, cleaning, utilities for common areas - **Sinking fund** — big-ticket future expenses: repainting, roof replacement, major equipment, structural works How much you pay depends on your share value. Bigger unit = higher share value = more fees. And in strata landed homes, the units are LARGE, so the fees are not small. Expect to pay meaningfully more per month than a typical apartment owner in the same estate. The upside of higher share value? More votes at general meetings. When the MCST is debating whether to repaint the whole development or upgrade the gym equipment, the strata landed owners — who are often the biggest contributors — have real say. The downside? You are also the ones who bear the biggest chunk of any special levy if something expensive needs fixing. There is no free lunch here, hor. --- ## Condo vs Apartment: Why the Classification Actually Matters Here is something many buyers gloss over. In Singapore, "condominium" is not just a casual word — it is an official URA classification. To be called a condominium, a development has to meet certain criteria: minimum site area, open space, facilities like a pool, adequate landscaping, and so on. An apartment is the broader category. All condominiums are technically apartments, but not all apartment developments are classified as condominiums. This distinction became very important in 2012\. And it is why some strata landed units today are significantly more valuable than others — even if they look identical on the surface. --- ## The 2012 Rule Change: The Most Important Thing To Know Before 2012, developers could mix strata landed homes together with regular apartment units inside a single condominium-status development. Because the overall project had condominium status, the strata landed units inside it were treated like condo units for ownership purposes. That meant foreigners could buy them — without needing special approval from the Land Dealings Approval Unit. This was, effectively, a backdoor into Singapore's landed housing market. And people used it. By 2011, foreigners reportedly made up a very large share of buyers in these strata landed units within condo developments. For a country that deliberately restricts foreign access to landed property, this was a problem. So in April 2012, URA shut the backdoor. ![URA Rules Change on Strata Landed Housing in APARTMENTS in 2012](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/URA-April-2012-Rules-on-Strata-Housing-in-Apartments.PNG) URA Rules Change on Strata Landed Housing in APARTMENTS in 2012 The new rule: any new development that mixes apartment units with strata landed houses would no longer receive condominium status. It would be classified as an apartment development instead. The consequence: those strata landed units would become restricted property. Foreigners and PRs would generally need approval to buy them — the same kind of approval required for traditional landed homes. For new projects from 2012 onwards, this largely closed off foreign demand for strata landed homes. Big policy shift. Buyers who were paying attention made note. --- ## Why "Legacy" Strata Landed Units Are a Different Beast Here is where it gets interesting. The 2012 rule applied to new projects. Developments that already had condominium status or had received their approvals before the rule change could generally keep that status. This created a category of older "legacy" strata landed units — homes in developments that still carry condominium classification. Because of this, they remain more accessible to foreign buyers compared with newer restricted strata landed homes. That means foreigners can buy landed ! 😃 Developments like [d'Leedon](https://condolisting.sg/condo/dleedon/), Archipelago, and Seahill are examples the market often discusses. Their strata landed units attracted strong interest precisely because of this status — a landed-style home that foreign buyers could actually access without needing special approval. That is not something new launches can replicate. In property, genuine scarcity usually means something for long-term value. This is one of those cases. --- ## The Foreign Ownership Rules in Plain Terms Singapore [does not allow foreigners to freely buy landed residential property](https://www.patkoproperty.com/foreigners-buy-residential-property/) on the mainland. They need approval from the Land Dealings Approval Unit, which is typically only granted in exceptional circumstances. After 2012, most newer strata landed homes are classified as restricted property. That means foreigners and PRs generally need the same type of approval. For Singapore citizens buying strata landed homes, this can be an advantage — fewer competing buyers in the new launch market. But it cuts both ways. When you eventually sell, your buyer pool is also more restricted. Less competition among buyers = more pressure on your asking price. This is one reason strata landed homes can have more uneven resale performance compared with mainstream condos. The lifestyle is good. The resale pool is narrower. --- ## The Honest Pros and Cons **Why buyers like strata landed:** Space, first and foremost. You are getting a proper multi-storey home — multiple bedrooms, family areas, private parking, sometimes a basement or roof terrace. This is a completely different lifestyle from a condo unit. BIG BIG difference. Managed maintenance. Unlike a traditional landed home, you are not personally calling contractors for every problem. The MCST handles the common property, and you enjoy the results. Security. Most strata landed estates are gated with 24-hour guards. Good for families with young children or elderly parents. Facilities. Pool, gym, landscaped gardens — without personally maintaining any of it. ![The Beautiful Pool at D'Leedon Condominium](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/The-Beautiful-Pool-at-DLeedon.webp) The Beautiful Pool at D'Leedon. Told you I am biased. Potentially lower entry price than traditional landed. In some locations and configurations, you can access a strata landed home at a lower quantum than an equivalent traditional landed house. Not always, but it does happen. **What gives buyers pause:** Less control than traditional landed. External changes go through the MCST. If you want to be lord of your own castle — paint it whatever colour, rebuild as you like — traditional landed is a better fit. Maintenance fees are not cheap. Larger unit, higher share value, bigger monthly bill. Budget for this properly and do not get surprised later 😦 MCST politics are real. Any time you have a group of owners collectively making decisions, you will have disagreements. Strata landed developments are no exception. Bring patience. Smaller resale buyer pool. Restricted property status limits who can buy, which affects your exit options and negotiating position. Lease decay for leasehold projects. If the land is 99-year leasehold, the clock is ticking. An older strata landed development on leasehold land needs especially careful valuation before you commit. --- ## Renovation: Read the By-Laws First. Seriously. Before you plan any renovation that touches the external appearance of the unit, get the MCST by-laws and read them. Do this before you engage an ID. Before you get excited about that new window design you saw on Pinterest. Things that typically need MCST approval — or may be outright prohibited: - Changing windows or window frames - Altering the facade, wall finishes, or exterior colour - Modifying the roof or rooftop areas - Adding or changing balcony railings or external fixtures - Works that touch common walls or shared services There have been real disputes in Singapore where owners carried out renovation works affecting common property, only to face MCST action afterward. Not fun and not cheap. The inside of your unit is mostly yours to do what you want, within building regulations. The outside is a collective matter. Treat it that way. --- ## Is Strata Landed a Good Investment? Let me give you a straight answer instead of the usual "it depends on your situation" non-answer that helps nobody. **Legacy strata landed units with condominium status** — especially in well-located developments — have a genuine investment case. Scarcity is real, foreign buyer accessibility sets them apart, and the landed-style living at condo classification is simply not reproducible under current rules. Worth studying carefully if you can find one. **Newer restricted strata landed homes** — the investment case is harder. Narrower buyer pool, higher maintenance fees, and the general illiquidity of the segment mean you need very strong conviction on location and demand before buying purely for capital appreciation. Do not assume it will behave like traditional landed in terms of price growth. **For owner-occupiers** — especially families who genuinely need the space and want managed living — strata landed can be a good choice. Just go in clear-eyed about the fees, the renovation restrictions, and the resale dynamics. Eyes open, no surprises. The mistake is buying strata landed thinking it will perform like traditional landed. It is a different product, the market treats it differently, and it attracts a different type of buyer. --- ## Who Should Actually Consider Strata Landed? This type of housing makes the most sense for: - Larger families who have outgrown condo living but do not want the full maintenance burden of traditional landed - Multi-generational households who need real space for multiple generations under one roof - Buyers who value gated security and professionally managed facilities - Citizens who want landed-style space and can comfortably absorb the maintenance fees - Buyers interested in legacy units specifically for their unique condominium status and foreign buyer eligibility It makes less sense for: - Buyers who want full renovation and rebuilding freedom - Investors who need strong liquidity and a wide resale pool - Buyers who are stretched on monthly cash flow — the fees will not get smaller --- ## The Bottom Line Strata landed housing exists because Singapore has too little land for everyone who wants a landed home. It is an honest compromise — you get the space and the house-like feel, but you give up some autonomy and accept shared ownership, MCST rules, and ongoing fees. For the right buyer, especially a larger family that wants more space and managed living, this is a genuinely attractive option. The lifestyle is real. The space is real. For investors eyeing legacy units with condominium status, the scarcity angle is worth taking seriously — but do your homework on fees, location, and resale history first. Just do not walk into a strata landed purchase expecting a traditional landed experience. It is not. It is something in between. And the buyers who do best are the ones who understand exactly what "in between" means before they sign the OTP. Any questions on specific developments or whether a project you are looking at qualifies as a legacy unit, drop me a message lah. And remember to check out the three strata landed houses in [Lentor Gardens Residences](https://newlaunchescondo.sg/lentor-gardens-residences/). The 3 strata terrace homes at Lentor Gardens Residences are rare landed-style units within the development. ![ The 3 strata terrace homes at Lentor Gardens Residences](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/05/Lentor-Gardens-Residences-3-Strata-Terrace-Houses.jpeg) The 3 strata terrace homes at Lentor Gardens Residences However, buyers should note that strata terrace homes may be subject to different ownership rules from standard apartment units. Foreign buyers and Singapore PRs should seek legal advice and confirm LDAU approval requirements before committing to purchase. --- --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### HUDC Flats in Singapore: What They Are, Why They Exist, and What You Must Know Before Buying or Selling One URL: https://www.patkoproperty.com/hudc-flats-singapore-guide/ Last updated: 2026-04-28T05:09:19.000Z You walk past a block in Bishan or Braddell that looks exactly like an HDB estate — same era, same aesthetic, same void deck — but someone tells you it is private property. And you think, wait, how 😛 That is a HUDC flat. And the distinction matters a lot more than most people realise, especially if you are thinking of buying or selling one. Here is what you need to know... ## The Short History: The Sandwich Class Problem In the 1970s, Singapore had a housing gap. HDB flats were for lower and middle-income households. Private condominiums were expensive, mostly out of reach for the average mid-career professional. The people caught in between — earning too much to qualify for HDB but not enough to comfortably buy private — had nowhere obvious to go. The government's answer was the [**Housing and Urban Development Company (HUDC)**](https://www.nlb.gov.sg/main/article-detail?cmsuuid=d66bfa02-aef8-44a1-a07f-9e1d79a084e1), set up in 1974\. HUDC developed a category of housing specifically for this "sandwiched class": flats that looked and felt like HDB in terms of design and scale, but with larger unit sizes and better finishes, targeted at higher-income households. Construction ran through the late 1970s and 1980s. Estates like Braddell View, Farrer Court, Pine Grove, Tampines Court, Eunosville, and Shunfu Ville were built under this scheme ([list of HUDC flats](https://www.housingmap.sg/hudc/)). ![Lakeview Estate HUDC](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Lakeview-Estate-HUDC-1.webp) Lakeview Estate HUDC : Then came privatisation. Between 1995 and 2002, all HUDC estates were converted to private property status. Residents received strata titles, Management Corporation Strata Title (MCST) bodies were formed, and just like that — what used to be a quasi-public flat became a private condominium. Tata. Huat Ah. HUDC became Private condo !! Huat to the MAX MAX 😀 That single lottery act of privatisation is the root of everything that makes HUDC flats interesting today. ## What Makes HUDC Flats Different From Regular HDB and Regular Condos HUDC flats sit in a category of their own. They look like HDB (and honestly they do... but they are larger in land size and unit size lo). They were originally sold like HDB. But they are governed like private condominiums. Here are the most important differences: ### 1\. Private Property Status — With All the Implications Since privatisation, HUDC flats are classified as **private residential property**. Not HDB. This changes almost everything about the rules that apply to you. There is no ethnic integration quota (EIP). You do not need to check racial quotas before buying or selling. There is no income ceiling. There is no Minimum Occupation Period (MOP) requirement. You can rent out the entire flat immediately after purchase without needing to fulfill any waiting period. You can also sell to foreigners — though foreigners will be subject to [ABSD at private property rates,](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/) which are high. ### 2\. You Cannot Use an HDB Loan This is the one that catches people off guard. Because HUDC flats are private property, **you must use a bank loan**. HDB loans are only for HDB flats. The current financing rules that apply are the same as for any private condominium. These rules change faster than diapers so please check with your friendly property agent or not so friendly bank loans chatbot. - **Loan-to-Value (LTV):** Up to 75% of the purchase price or valuation (whichever is lower), if you are taking your first housing loan. - **Total Debt Servicing Ratio (TDSR):** Your monthly loan repayments across all debt cannot exceed 55% of your gross monthly income. - **Minimum Cash Down Payment:** At least 5% of the purchase price must be paid in cash. The remaining 20% can come from CPF. ![Calculate your numbers carefully with HUDC financing](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Calculate-your-numbers-carefully-with-HUDC-financing.webp) Calculate your numbers carefully with HUDC financing ### 3\. ABSD Applies at Private Property Rates If a HUDC flat is your second property, **Additional Buyer's Stamp Duty (ABSD) applies at the private property rate**, not the HDB rate. For Singapore Citizens buying a second property, that is currently 20%. For PRs buying a second property, it is 30%. Do not assume that because it looks like an HDB block, it counts as HDB for ABSD purposes. It does not. ### 4\. Large Units That You Simply Cannot Find in New Launches One of the most underappreciated features of HUDC flats is their **sheer size**. Built in an era when space was less aggressively optimised, HUDC units are significantly larger than what you get in today's new launches. A typical HUDC 3-bedroom can be 1,300 to 1,500 sqft. A 4-bedroom can easily be 1,700 sqft or more. Compare that to a new launch 4-bedroom today, which might be 1,200 to 1,400 sqft and cost considerably more per square foot. If you are a family that actually wants to live in the unit and not feel like you are playing Tetris with furniture, HUDC flats offer space that is genuinely rare in Singapore's current market. This one is so so attractive about HUDC lo... BIG BIG BIG floor size. Not those SMALL SMALL ones you see in new towns like Sengkang, Punggol or Tengah. ### 5\. Mature Estates, Established Amenities Most HUDC estates were built in mature towns — Bishan, Braddell, Farrer Road, Eunos, Tampines, Serangoon. These areas have MRT access, established hawker centres, schools, and the general livability that takes decades to develop. You are not buying into a new precinct hoping the amenities come. They are already there. Food. Shopping. Cinemas. MRTs. Buses. And a friendly MP 😃 ## The Big Risk You Must Understand: Lease Decay Here is the serious part. Most HUDC flats are on **99-year leases** that commenced in the 1970s and 1980s. In 2026, that means many of these leases have fewer than 60 years remaining. Some have fewer than 55. ![HUDC Flats In SIngapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/HUDC-Flats-In-SIngapore.webp) HUDC Flats In SIngapore This creates real constraints for buyers: **CPF usage restrictions.** If the remaining lease does not cover the youngest buyer to age 95, the CPF amount you can use is pro-rated downwards. For leases with very few years left, CPF usage may be severely limited or not available at all. **Bank financing becomes more conservative.** Banks apply their own internal policies to short-lease properties. Loan tenures are typically capped at the shorter of 30 years or the remaining lease minus 5 years. As the lease shortens, the loan tenure shortens, which means higher monthly repayments even if the quantum is lower. **Resale becomes harder over time.** As the lease continues to decay, your buyer pool shrinks. Cash buyers and downsizers can absorb short leases more easily; younger buyers using maximum CPF and bank loan cannot. Before you buy a HUDC flat, check the lease commencement date carefully. Then run the numbers on [CPF eligibility and maximum loan tenure](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) at your age. This is not something to assume — check it. ## Buying a HUDC Flat: What to Look Out For Beyond the lease issue, here are the other things worth knowing when you are evaluating a HUDC flat purchase: **MCST condition and financials.** Because HUDC estates are managed by MCSTs, you should request the MCST financial statements before committing. A well-managed estate with healthy reserves is very different from one that has been neglecting maintenance. **Aging infrastructure in aging buildings can mean expensive special levies down the road.** This has become [a hot topic nowadays](https://www.straitstimes.com/singapore/housing/ageing-condos-will-not-get-public-funds-for-lift-maintenance-renovation-and-redecoration-works-bca). **Monthly maintenance fees.** These vary by estate and unit size but can be $300 to $600 per month for larger units. Factor this into your holding cost calculations. **Renovation considerations.** HUDC blocks were built with structural systems that differ from modern condos. Some owners find that certain renovations require additional structural checks or approvals. Check with your contractor before you commit to an extensive renovation plan. **The en bloc question.** More on this below — but if the estate is currently in discussions or has made previous en bloc attempts, that context matters for what you pay and how long you intend to hold. ![HUDC can look like CONDOs too](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/HUDC-can-look-like-CONDOs-too.webp) HUDC can look like CONDOs too ## Selling a HUDC Flat: The En Bloc Angle This is where it gets genuinely interesting. Because HUDC estates typically sit on large, centrally-located land parcels in mature towns, they have long been among Singapore's most attractive en bloc (collective sale) candidates or the Great [Singapore En Bloc Lottery](https://condolisting.sg/the-ultimate-lottery-ticket-understanding-the-en-bloc-play-in-singapore-real-estate/) 😀 The track record speaks for itself: - **Farrer Court** — sold en bloc to CapitaLand for approximately S$1.34 billion in 2007\. It was redeveloped into d'Leedon. - **Shunfu Ville** — sold en bloc for S$638 million in 2016\. Redeveloped into Jadescape. - **Tampines Court** — sold en bloc to Sim Lian for S$970 million in 2018\. Being redeveloped into Treasure at Tampines. The remaining HUDC estates — Braddell View, Pine Grove, Eunosville, Serangoon Ville and others — have either attempted en bloc or continue to be discussed as candidates. Their large site areas, mature locations, and aging infrastructure make them structurally attractive for redevelopment. If you buy into a HUDC flat with en bloc potential, you are effectively buying a unit plus a lottery ticket. The payout if a collective sale happens can be very significant — often well above individual market value. But en bloc requires 80% owner consensus (or 90% for developments less than 10 years old), is subject to Strata Titles Board approval, and can take years of negotiation. It is not guaranteed. The practical point for sellers: if an en bloc is imminent or in progress, selling individually is usually the wrong move. You want to stay for the collective sale payout. If no en bloc is on the horizon, selling individually works like any private property transaction — engage an agent, price it against recent comparable transactions, and go. ## Should You Buy a HUDC Flat? The honest answer depends on what you are buying it for. **For own stay with a family:** HUDC flats can be excellent value. You get a large unit, a mature estate, and private property rules without paying new launch prices. The key is to buy one with enough lease remaining (ideally 65+ years) so that CPF and bank financing are not significantly constrained, and so the unit remains sellable when you eventually move on. **For investment and rental yield:** The large unit sizes work against you here. Rental income does not scale proportionally with size — a 1,500 sqft HUDC 3-bedder does not command double the rent of a 750 sqft new launch 3-bedder. Your yield will be lower. This is not an income play. **For en bloc upside:** You are speculating, and you should know that going in. Some HUDC estates have been trying for en bloc for years without success. Others will succeed. Research the specific estate's history, the current MCST sentiment, and what comparable nearby land is fetching before you price in any collective sale premium. The lease is the one thing I would not compromise on. A HUDC flat with 50 years remaining has real financing and resale headwinds. One with 70 years remaining is a different proposition entirely. Do not let the attractive unit size or location blind you to that number. --- [My Instagram](https://www.instagram.com/patkoproperty/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) ### Upcoming New Launch Condos in 2026 URL: https://www.patkoproperty.com/upcoming-new-launch-condos-in-2026/ Last updated: 2026-04-28T05:32:32.000Z So did you enjoy the first 3 months of new launch condos in Singapore. Many of the new launches were well received. Do you know there are at least 3 new launches that were more than 90% sold on launch day. Such as [Pinery Residences in Tampines](https://newlaunchescondo.sg/pinery-residences/), [River Modern in River Valley](https://www.patkoproperty.com/review-river-modern-at-river-valley-the-new-benchmark-for-waterfront-luxury/) and Rivelle Tampines. So now in April, what are the Upcoming New Launch Condos in 2026 that you might want to look at ? ## Vela Bay : First-Mover Advantage in the New Bayshore Precinct ![Vela Bay : First-Mover Advantage in the New Bayshore Precinct](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Velabay-at-Bayshore-Tower-View.webp) Vela Bay : First-Mover Advantage in the New Bayshore Precinct Developed by SingHaiyi and Haiyi Holdings, [**Vela Bay**](https://velabayshore.com) marks the very first private residential launch in the highly anticipated 60ha Bayshore waterfront precinct. Located right next to East Coast Park, it offers unmatched waterfront living—ideal for active residents who love hitting the scenic coastal cycling routes stretching down toward Changi Beach. Developer Agent Web Site : **Development Background:** The developers secured this milestone GLS site in March 2025 for $658.9 million ($1,388 psf ppr) following a fiercely competitive eight-bid tender, signaling strong developer confidence in the area. **Neighborhood Catalyst:** Bayshore is poised for massive transformation. The government has already launched two neighboring BTOs (Bayshore Palms and Bayshore Vista), and a highly anticipated mixed-use GLS site linked to **Bedok South MRT** (expected to draw a massive $2 billion tender by July 2026) is set to inject new retail and transport infrastructure into the estate. **Resale Market Benchmarks (As of March 2026):** With no new private condos in the area for decades, Vela Bay will likely take pricing cues from surrounding landmark developments: - **The Bayshore:** $1,409 psf average - **Bayshore Park:** $1,260 psf average - **Costa Del Sol:** $2,039 psf average **Market Outlook:** As the pioneering private project in a major government rejuvenation zone, Vela Bay is easily one of the most watched condo launches this quarter. --- ## Tengah Garden Residences: Tengah’s First Private Condo ![Tengah Garden Residences: Tengah’s First Private Condo](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Tengah-Gardens-Residences-Hero.webp) Tengah Garden Residences: Tengah’s First Private Condo Surprise but this is the FIRST PRIVATE CONDO in the original "bird cannot lay egg" area (but now becoming very well organised). There were many BTOs (of course) but there were quite a few [Executive Condos](https://www.patkoproperty.com/common-questions-on-executive-condos/) too. So now there is a FIRST private condo (with 99 years leasehold) launching ! Developer Agent Web Site : Located on Tengah Garden Avenue (District 24), [**Tengah Garden Residences**](https://newlaunchescondo.sg/tengah-garden-residences/) is the highly anticipated first private condominium in Tengah New Town. Developed by Hong Leong Holdings, GuocoLand, and CSC Land, this 863-unit mixed-use project offers unparalleled convenience with a 30,000 sq ft retail podium and direct connectivity to **Hong Kah MRT station** (Jurong Region Line). **Public Preview:** Saturday, April 11, 2026. **Indicative Starting Prices:** - **1-Bedroom (484 sq ft):** $980,000 ($2,025 psf) - **2-Bedroom (624 sq ft):** $1.11 million ($1,779 psf) - **3-Bedroom (797 sq ft):** $1.588 million ($1,993 psf) - **4-Bedroom (1,130 sq ft):** $2.288 million ($2,025 psf) **Market Outlook:** Tengah is rapidly maturing, with residents already moved into completed BTOs. Buyer demand here is historically robust—previous Executive Condos in the area, including Copen Grand, Novo Place, and the recent [Otto Place](https://newlaunchescondo.sg/otto-place/) (July 2025), all achieved sell-out or near sell-out status within their first month. This launch offers a rare first-mover advantage for private condo buyers in Singapore's first "Forest Town." --- ## Hudson Place Residences: The Next Big Launch in one-north ![Hudson Place Residences: The Next Big Launch in one-north](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Hudson-Place-Residences.webp) Hudson Place Residences: The Next Big Launch in one-north Located at the southern edge of the vibrant Mediapolis cluster, **Hudson Place Residences** is the latest highly anticipated mixed-use condo hitting the Greater one-north precinct. Developed by a consortium led by Qingjian Realty and Forsea Holdings, the project seamlessly integrates residential living with ground-floor commercial spaces, placing residents within a short walk of Wessex Estate, Ayer Rajah, and Fusionopolis. Developer Agent Web Site : **Project Details:** Expected to preview this quarter, the development will feature approximately **325 high-rise units**, offering unparalleled access to Singapore's premier tech and research nodes. **Proven Developer Track Record:** Qingjian Realty and Forsea Holdings have a highly successful footprint in this exact neighborhood. Their previous Media Circle project, *Bloomsbury Residences* (launched April 2025), has seen exceptional demand—selling 79% of its 358 units while average prices steadily appreciated from $2,474 psf to $2,515 psf. Underscoring their long-term confidence in the precinct, the developers also recently secured a third nearby residential site on Dover Drive (March 2026) for $951 million. And who can forget the excellent launch of [Lyndenwoods](https://www.patkoproperty.com/lyndenwoods-new-launch-review/) ? **Neighborhood Catalyst:** The Greater one-north precinct is rapidly evolving into a master-planned hub for AI and innovation, including initiatives like Kampong AI. With its unique blueprint weaving lush green corridors through education, technology, and healthcare clusters, Hudson Place Residences offers buyers a front-row seat to the ultimate work-play-innovate lifestyle. --- ## Thomson Reserve \[Former Thomson View\]: A Prime Upper Thomson Launch ![Thomson View Enbloc](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Thomson-View-Enbloc.webp) Thomson View Enbloc This one no official name yet. Everyone of us are guessing. Thomson Home ? Thomson View Residences ? Finding out soon 😄 This one most happening as it is 1km to Ai Tong school and right next to Upper Thomson MRT. Update : The official name for the former Thomson View Condo is **Thomson Reserve**. Very Happening Atas Name. Developer Agent Web Site : Developed by a powerhouse trio—UOL, CapitaLand, and SingLand—the redevelopment of the **former Thomson View condo** to Thomson Reserve is one of the most highly anticipated new residential launches of late 2026\. Acquired via an $810 million en bloc sale ($1,178 psf ppr), this upscale project offers a rare blend of nature and convenience, nestled perfectly between Lower Pierce and MacRitchie Reservoirs. **Expected Launch:** Q4 2026 **Unbeatable Location & Connectivity:** - **Transport:** Seamless access to both **Upper Thomson** and **Bright Hill MRT stations** (Thomson-East Coast Line), plus quick routes via the CTE and PIE. - **Elite Schools:** Highly coveted by families, the site is **within 1km of Ai Tong School**, with CHIJ St Nicholas Girls’ School, Catholic High, and Raffles Institution nearby. - **Lifestyle:** Steps away from Thomson Plaza, Sin Ming Plaza, and the vibrant stretch of famous Upper Thomson local eateries. **Market Outlook:** Expect Thomson Reserve to set new price and quality benchmarks for District 20\. Historical demand for upmarket residential launches in this enclave is incredibly strong. Case in point: the nearby *AMO Residence* (also co-developed by UOL) achieved a staggering 98% sell-out on its launch weekend in 2022 at an average of $2,100 psf. --- ## Dunearn House: The First-Mover Advantage in Turf City ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Dunearn-House-is-Near-to-Top-Schools.webp) Developed by a powerhouse consortium of Frasers Property, Sekisui House, and CSC Land, **Dunearn House** is shaping up to be one of Singapore’s most anticipated new condo launches of 2026\. Located along Dunearn Road in the prestigious Bukit Timah district, this exclusive \~380-unit development marks the very first private residential project in the historic Turf City precinct. Developer Agent Web Site : **First-Mover Opportunity:** As the pioneer development in the newly master-planned Turf City, early buyers secure a rare opportunity to enter this highly sought-after, supply-constrained district before future developments are fully priced in. **Unmatched Connectivity:** - **Current:** Immediate access to **Sixth Avenue MRT** (Downtown Line). - **Future:** Walking distance to the upcoming **Turf City MRT** (Cross Island Line, expected 2032). **Elite School Belt:** Positioned in one of Singapore's premier education hubs, the site is a massive draw for families, located within 2km of top-tier institutions including Methodist Girls’ School, Nanyang Primary, Raffles Girls’ Primary, Hwa Chong Institution, and National Junior College. This one you know one.. I love [condos within 1 km to top schools](https://www.patkoproperty.com/condo-within-1km-good-school/) 😄 **Green, Low-Density Living:** True to Bukit Timah's upscale legacy, the precinct offers lush, low-density living. Residents will be flanked by the city's best green spaces, including the Botanic Gardens, Bukit Timah Nature Reserve, and the brand-new Turf City Nature Park. --- ## Vila Natura: A Rare Landed Launch Near Lentor ![Vila Natura at Lentor Area](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Vila-Natura.webp) Vila Natura at Lentor Area New Launches can also be landed also ok 😀. Such as [Vila Naga at Bukit Timah](https://vilanaga.com), [Anagram Homes at Kheam Hock Road](https://anagramhomessg.com) etc. New Launch Web Site : Located on Tung Po Avenue, **Vila Natura** is one of the highly exclusive, few new landed property developments launching in 2026\. Developed by boutique real estate investment firm Aurum Gravis, this ultra-low-density project features just 11 luxury homes, comprising five pairs of semi-detached houses and one detached home. **Project Details & Pricing:** - **Layout:** Expansive three-storey homes featuring 5 to 6 bedrooms. - **Size:** Generous built-up areas ranging from 5,100 to 8,100 sq ft. - **Indicative Pricing:** Starting from $7 million. **Neighborhood Catalyst & Potential:** Vila Natura is positioned to benefit from the massive rejuvenation of the nearby [Lentor precinct](https://www.patkoproperty.com/lentor-area-how-many-gls-sites/). With a slew of new private condo projects transforming the area's infrastructure and lifestyle offerings, this landed enclave presents significant potential for long-term capital appreciation. --- ## Lentor Gardens Residences: The Highly Anticipated 7th Lentor Launch ![Lentor Garden Residences is at Lentor MRT](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Lentor-Garden-Residences-is-at-Lentor-MRT.webp) Lentor Garden Residences is at Lentor MRT (of course) Talking about Lentor, the next Lentor (again ?) new launch is Lentor Garden Residences. The Lentor Hills estate continues its massive transformation with **Lentor Gardens Residences**, the seventh new project to break ground in the precinct. Developed by Kingsford Group—who secured this prime site in April 2025 with a top bid of $429.23 million ($920 psf ppr)—this launch is positioned as one of the most exciting additions to the neighborhood. **Project Details & Unit Mix:** Overlooking the lush Lentor Hillock Park, the development offers a unique and versatile mix tailored for both investors and families, featuring two- to four-bedroom condo units alongside three exclusive strata terrace homes. **Elite School Proximity:** Highly attractive for families, the project is located near sought-after institutions like **Anderson Primary School** and **CHIJ St. Nicholas Girls' School**. **Market Context & Supply:** Buyer demand in the Lentor private residential enclave remains incredibly robust. Previous launches (including Lentor Modern, Lentor Mansion, and Lentor Central Residences) have seen strong take-up rates.Unsold inventory is rapidly drawing down, with Hillock Green and Lentoria left with fewer than 12 and 31 units, respectively. **Pricing Potential & Outlook:** While new launch prices in Lentor have largely stabilized, the recent close of the estate's eighth GLS site on March 3 could serve as a catalyst for future price appreciation in the area. Furthermore, with sub-sale transactions at the nearby Lentor Modern already averaging between $2,351 psf and $2,360 psf in 2025, Lentor Gardens Residences presents a strong opportunity for capital growth in a maturing estate. --- ## Dorset Road GLS: The District 8 City-Fringe Landmark ![Dorset GLS is near to Farrer Road MRT](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/Dorset-GLS-is-near-to-Farrer-Road-MRT.webp) Dorset GLS is near to Farrer Road MRT While most projects on this list are hitting the market this year, this upcoming development by a powerhouse consortium—**UOL Group, Singapore Land Group, and Kheng Leong**—is a crucial city-fringe project to keep on your radar. Bounded by Dorset Road and Starlight Road near the quiet residential enclave of Kentish Lodge, this prime **District 8** site offers the distinct advantage of being right at the fringe of the Core Central Region (CCR). Biased Comment : I have a total love for Kheng Leong's products such as [32 Gilstead](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/) etc. **Project Details & Launch Timeline:** Slated for an expected launch in **2027**, this 99-year leasehold site spans approximately 113,021 sq ft and will yield roughly **425 to 430 residential units** across dual 27-storey towers. **Unbeatable Connectivity & Lifestyle:** - **Transport:** A quick 6-minute walk to **Farrer Park MRT** (North-East Line). - **Amenities:** Unrivaled access to bustling retail and dining hubs, including City Square Mall, Tekka Centre, and Mustafa Centre. - **Top Schools:** Highly attractive for families, with Farrer Park Primary, Hong Wen School, and St. Joseph's Institution Junior all located nearby. **Fierce Developer Confidence & Pricing:** Highlighting the immense potential of this location, the site's tender was one of the most fiercely contested in 2025, drawing nine bids. The developers secured the site at $524.3 million ($1,338 psf ppr)—edging out the runner-up by a mere 2%. Based on this top bid, market analysts estimate launch prices could range from **$2,650 to $2,750+ psf**. **Proven Demand:** Given the stellar track record of the developers involved, market watchers expect a new architectural landmark to redefine the precinct. The area boasts strong historical demand; the last major launch nearby, *Piccadilly Grand* (May 2022), completely sold out by December 2023, setting a strong average price benchmark of $2,114 psf. --- So which upcoming new launch condo are you keen on? Let us know ! [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### How Can I Be a Part-Time Property Agent in Singapore URL: https://www.patkoproperty.com/how-can-i-be-a-part-time-property-agent-in-singapore/ Last updated: 2026-03-03T01:56:48.000Z Everyone wants to be a property agent 😄 But for some, it is not possible to be a full time agent due to time and family commitments. And many want the safety of a full time job and then add some incremental income by becoming a part time agent. To become a part-time property agent in Singapore, you'll need to register with the Council for Estate Agencies (CEA) through a licensed agency — not independently. But of course, you need to pass that difficult RES exam first. To get started, you'll need to enrol in a CEA-approved RES course, which is available in weekend and evening schedules to accommodate your existing commitments. You must be **at least 21**, a Singapore Citizen or PR, and hold four GCE 'O' Level passes. If you do not have four O-Level passes, you may still qualify through WPLN Level 5 in Reading, Writing, Speaking, Listening, and Numeracy. Foreigners holding Employment Passes (EP), S Passes, or Work Permits cannot become property agents. From there, you complete the **RES course** and pass two licensing exam papers. ## Can You Actually Work as a Part-Time Property Agent in Singapore? Yes, you can legally work as a part-time property agent in Singapore, and the pathway to getting there is more structured than you might expect. The legal framework is clear: you must **register with** the Council for Estate Agencies (CEA) through a **licensed property agency**, not as an independent operator. So no, you can't just hand out namecards and call yourself an agent. What makes this genuinely difficult is that the CEA explicitly allows **part-time registration** alongside **full-time agents**, meaning you're not treated as a second-class participant. You MUST follow the **same rules**, meet the same high standards, and enjoy the same professional standing. This setup lets you protect your work-life balance while building real credentials, making property work a serious side career rather than just a side hustle. The rules, standards, and professional standing are identical to full-time agents, and there's quite a bit more worth knowing before you start. Note that there are jobs with direct conflicts of interest that are not allowed to be a RES: - **Public Officers (Civil Servants):** Employees of the Singapore Government, statutory boards, or those performing public functions are generally not allowed to act as property agents due to conflict of interest. - **Licensed Financial Advisers/Bankers:** Individuals, such as bankers or financial advisers, often face restrictions against being licensed in another industry (like real estate) due to compliance rules. ## What Part-Time Property Agents Actually Earn Most part-time property agents in Singapore earn through commissions rather than a fixed salary, which means your income is tied directly to how many deals you close. Commission variability is real, so don't expect a predictable paycheck every month. There are the usual resale deals, rental deals, [new launches deals](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/) etc. Your earnings depend heavily on transaction volume, property type, and market conditions. Specialising in new launch condos can be particularly lucrative, as buyers navigating [ABSD rates and LTV](https://www.patkoproperty.com/do-prs-pay-absd/) rules often rely heavily on agent expertise to close deals. The more deals you close, the more you belong among Singapore's top-performing agents. ## How to Pick the Right Agency as a Part-Time Agent Passing your RES exam feels like a major win, and it is, but now comes a decision that'll shape your entire **part-time career**: **picking the right agency**. Not every agency welcomes **part-time agents** warmly, so you'll want to choose one where you genuinely belong. Look for agencies like PropNex (Full Disclosure : I [work in PropNex](https://www.patkoproperty.com/about-patkoproperty/) !), ERA, or Huttons, which offer **structured support**. Also verify that the agency handles **CEA registration support** and provides **marketing tools**, including portal listings and CRM systems. Choosing wisely now saves you frustration later and sets a strong foundation for your journey. Keep in mind that CEA regulations require you to be legally registered with a licensed agency before you can operate and transact in any capacity as a real estate agent. Understanding the broader property market landscape can also give you a sharper edge when advising clients on new launch opportunities. **So the amount of training that an agency can provide for you is CRITICAL.** ![Becoming a Part Time Agent in Singapore is Tough](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/03/Becoming-a-Part-Time-Agent-in-Singapore-is-Good.jpg) Becoming a Part Time Agent in Singapore is Tough ## Upfront Costs and Time Pressures Part-Time Agents Should Expect Choosing the right agency is only half the battle, because you'll also need to budget carefully before you earn your first dollar. Your **startup costs** alone can reach S$2,000 to S$2,500, covering your **RES course**, exam fees, **CEA registration**, insurance, and portal subscriptions. That's real money before any commission arrives. The good news is that **SkillsFuture Credits** and UTAP funding can offset some initial expenses. **Time management** becomes equally critical, because full-time agents are your direct competition, and they're always available. You're not, and clients notice. **Monthly operational costs** like transport add another S$200 to S$600, so delayed earnings can strain your budget quickly. Understanding these pressures upfront helps you plan smarter, commit fully, and avoid feeling blindsided when the costs start adding up. On top of that, resale transactions typically take 3 to 4 months from contract to completion before any commission reaches your hands, making a safety cushion of at least six months' living expenses strongly advisable before you start. ## The Pros and Cons of Being a Part-Time Real Estate Agent in Singapore Here is a breakdown of the pros and cons of being a part-time real estate salesperson in Singapore. ### The Pros of Being a Part-Time Real Estate Salesperson ### 1\. You’re in charge of your schedule One of the biggest advantages of being a part-time real estate salesperson is the flexibility it affords. If you have other commitments—such as children or elderly parents—that make a full-time schedule difficult, being a part-timer may be the perfect solution. Working part-time can also give you the opportunity to test the waters before deciding if a career in real estate is right for you. You get to choose how many clients you take on and when you schedule your viewings. ### 2\. You can free up your time for other pursuits Another advantage is that you can earn a good income without making the same time commitment as someone who works full-time. The real estate industry is conducive for people from all walks of life, as long as they have the passion to learn and build their career. This means even those with established careers in another field or those in different phases of their careers and lives can take up a real estate salesperson role without committing full-time. If you’re looking to supplement your income or ease into retirement, working part-time in real estate is a great option. ### 3\. The safety net of a stable day job Real estate is a purely commission-based business; you eat what you kill. For full-time agents, a dry month means no income. As a part-timer, you still have the security of your full-time job's base salary and consistent CPF contributions. This financial safety net means you won't operate out of desperation. You can afford to be patient and wait for the right deals, rather than aggressively pushing clients into transactions just to pay your bills. However, take note that some jobs do not allow for you to be a RES. ### 4\. Gradual network building Real estate thrives on referrals and a strong network. Starting part-time allows you to organically build your client pipeline over time. By the time you decide to transition into a full-time role (if you choose to do so), you will already have a database of past clients and a portfolio of closed deals to leverage. ![Part Time Agents still need to attract your own clients](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/03/Part-Time-Agents-still-need-to-attract-your-own-clients.jpg) Part Time Agents still need to attract your own clients ### 5\. You develop highly transferable business skills Working part-time in real estate is like a crash course in entrepreneurship. You are forced to quickly develop highly valuable skills in sales, negotiation, digital marketing, and customer service. Learning how to run targeted social media ads for a property listing, negotiating high-stakes contracts, and managing client emotions are skills that will benefit you immensely, even if you eventually decide to apply them to a completely different industry or back into your day job. ### The Cons of Being a Part-Time Real Estate Salesperson It is NOT all roses, hor..... life being an agent is tough. Being a part time agent is even tougher. ### 1\. Limited earning potential Before you dive headfirst into a part-time career in real estate, there are some potential drawbacks to consider. One is that working part-time may limit your earnings potential. Because you’ll likely have fewer clients and less time to sell properties, your income will probably be lower than that of your full-time counterparts. In addition, if you’re not working full-time, you may have difficulty staying abreast of industry changes and keeping your skills sharp, which can impact your ability to close deals. ### 2\. Lesser profits with the same overhead expenses Another major consideration is that all real estate agents are essentially self-employed business owners. You are responsible for your own marketing expenses, property listing portal fees (like the crazy PropertyGuru subscriptions 😦), and other business costs. Furthermore, the barrier to entry isn't cheap. Between the RES course, exam fees, and your initial Council for Estate Agencies (CEA) registration, you should expect to spend roughly $1,500 to $2,500 just to get licensed. On top of that, annual license renewals, agency fees, and mandatory Continuing Professional Development (CPD) courses cost around $600 to $800 every year. If you are only closing one or two small deals a year, these fixed expenses will severely cut into your net profits. ### 3\. Client availability and intense schedule clashes While you get to "control" your schedule, the reality of the property market dictates when you actually work. Property viewings predominantly happen on evenings and weekends. If a [highly anticipated new launch condominium](https://www.patkoproperty.com/the-4-new-launches-at-river-valley/) opens its showflat, you can expect your entire weekend to be consumed by client walk-throughs and ballot registrations. Balancing a demanding Monday-to-Friday day job with a weekend hustle can quickly lead to burnout. Furthermore, clients expect rapid response times; if you are stuck in a corporate meeting at your day job and cannot reply to a buyer's inquiry, you might lose the deal to a full-time agent who is readily available. ![Your Clients Dont Care if you are full time or part time](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/03/Your-Clients-Dont-Care-if-you-are-full-time-or-part-time.jpg) ### 4\. Keeping up with stringent regulations The Singapore property market is heavily regulated and subject to frequent policy shifts. From unexpected cooling measures and adjusted [Additional Buyer’s Stamp Duty (ABSD)](https://www.patkoproperty.com/foreigners-absd-singapore/) rates to [complex HDB eligibility rules](https://www.patkoproperty.com/buying-hdb-after-selling-private-property/), agents must know the law inside and out. As a part-timer with limited bandwidth, finding the time to constantly study policy changes, attend mandatory CPD training, and keep your license compliant with CEA regulations can feel like a secondary part-time job in itself. You also need to ensure your primary employer allows moonlighting, as HR departments will spot the secondary income during tax season. ### 5\. Brokerages and mentors may hesitate to take you on Not all real estate agencies or division leaders are eager to hire and train part-time agents. Real estate training is highly resource-intensive. Many top mentors in major Singapore agencies run rigorous boot camps and expect agents to attend weekly daytime meetings or property viewings. Because part-timers cannot fully commit to these training schedules, some team leaders may pass you over, meaning you might miss out on top-tier mentorship during your crucial first few months. ### 6\. Fierce competition against well-resourced full-timers As a part-time agent, you are entering a crowded and highly competitive market. You aren't just competing on availability; you are competing on resources. Full-time agents often reinvest a large portion of their commissions into premium property portal listings, professional property staging, 3D virtual tours, and large-scale flyer distributions. Without the same dedicated time and marketing budget, it can be difficult for a part-timer's listings to stand out from the crowd. ### 7\. Income isn't just limited—it is severely delayed Even if you manage to juggle your schedule and successfully close a deal, you won't see the money immediately. The timeline for real estate transactions in Singapore is long. For an HDB resale flat or a private condo, it typically takes three to six months from the time an [Option to Purchase (OTP)](https://www.patkoproperty.com/hdb-option-period-and-non-exercise/) is signed to the time the transaction completes and the agency disburses your commission. This inconsistency means you cannot rely on real estate for quick cash flow. So do you want to be a part time agent, still ? 😀 [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### CPF Property Pledging: Withdraw from Your RA, Eligibility and Does It Makes Sense URL: https://www.patkoproperty.com/cpf-property-pledging-withdraw-from-your-ra-eligibility-and-does-it-makes-sense/ Last updated: 2026-02-02T02:32:18.000Z CPF Property Pledging lets eligible Singapore property owners withdraw part of their Retirement Account (RA) savings by pledging a residential property as security. This strategy can free cash for investment, debt repayment or life goals, but it reduces CPF Life payouts and forfeits guaranteed RA interest on withdrawn funds. This guide explains exactly how CPF Property Pledging works, who can do it, how much you can withdraw, the mechanics when you sell a property, the financial trade-offs, common pitfalls etc. Do read the [excellent CPF web site](https://www.cpf.gov.sg/service/article/how-can-i-withdraw-my-retirement-account-savings-via-property-pledging) for more details or contact us for more help ! ## At-a-glance: What you need to know about CPF Property Pledging - **Purpose**: Convert a portion of your RA into cash by pledging a qualifying residential property. - **Eligibility**: Property must be in Singapore and lease must last to at least age 95; your RA balance must be at least the Basic Retirement Sum (BRS) for your cohort at age 55. - **Withdrawal cap**: The maximum you can withdraw equals your cohort [Full Retirement Sum (FRS)](https://www.patkoproperty.com/cpf-full-retirement-sum-in-the-past/) minus the cohort Basic Retirement Sum (BRS) for the year you turn 55. - **Permanent cap timing**: The maximum amount is fixed based on the FRS/BRS for the cohort year when you turn 55 and generally cannot increase later. - **Effect**: Reduces CPF Life annuity payouts and removes the 4% guaranteed RA growth on withdrawn money. ## Definition: What is CPF Property Pledging? CPF Property Pledging is a **formal arrangement** where a qualifying residential property is used as a pledge to allow an owner to withdraw CPF savings from their Retirement Account (RA) above the Basic Retirement Sum. The pledge is a legal promise to CPF that the owner will return CPF principal **and** accrued interest to the CPF accounts when proceeds from the subsequent property sale are available. Importantly, pledging does not transfer ownership of the property to CPF. It is a security interest against the property: if you sell, CPF has first claim on funds needed to restore CPF balances as required. ## Who should read this This article is for Singapore residents and property owners considering using CPF Property Pledging to free up CPF funds from their RA after age 55, or for those evaluating the retirement income trade-offs before pledging. It is also for younger people planning their retirement cash flow, or who want to understand the implications of pledging on CPF Life payouts. ![CPF Pledging Requires Careful Thinking !](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/02/Pledging-Your-Property-can-help-you-upgrade-your-home.webp) CPF Pledging Requires Careful Thinking ! ## Eligibility: When can you use CPF Property Pledging? Two tests determine eligibility for CPF Property Pledging: ### 1\. Property criteria - Property must be a residential property located in Singapore. - [Lease remaining](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/) (for leasehold properties) must extend to age 95 or beyond for the owner at the time of assessment. - Type (HDB, private condo, landed) and [whether CPF was used to buy it](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) do not affect eligibility. Both fully paid properties and mortgaged properties qualify. ### 2\. Retirement Account balance Eligibility also depends on the Retirement Account balance created at age 55\. The key threshold is the [Basic Retirement Sum (BRS)](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) for your cohort in the year you turn 55\. If your RA balance after the standard CPF transfers is at least the BRS, you are eligible to pledge a property and withdraw the permitted amount. How the RA is filled at age 55: 1. CPF transfers funds from Special Account (SA) first, then Ordinary Account (OA), to top up the RA up to the Full Retirement Sum (FRS). 2. If you do not have enough in SA and OA to reach FRS, your RA equals the available balance and may be less than FRS. 3. As long as RA is at or above BRS, you meet the RA eligibility test for property pledging. ## How much can you withdraw with CPF Property Pledging? The governing rule is straightforward: you can withdraw the portion of your RA that exceeds the Basic Retirement Sum (BRS), subject to a cohort cap. The maximum withdrawal amount equals: **Maximum withdrawal = Cohort FRS − Cohort BRS** ![Calculations of CPF Pledging](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/02/Calculations-of-CPF-Pledging.jpeg) "Cohort" means the BRS and FRS values for the calendar year when you turn 55\. That fixed difference sets the ceiling you cannot exceed, even if RA contributions or FRS/BRS rates rise later. Read about the [latest announced BRS and FRS sums](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) here. If in doubt, contact a [licensed property agent](https://www.patkoproperty.com/about-patkoproperty/) to help you 😸 ### Practical examples Example numbers (illustrative): suppose your cohort FRS is $220,400 and BRS is $110,200; then the maximum withdrawal via CPF Property Pledging is $110,200. Scenario A: RA balance equals FRS ($220,400) - RA above BRS = $220,400 − $110,200 = $110,200 - You can withdraw up to $110,200 if your property residual value allows. Scenario B: RA balance is below FRS, say $200,000 - RA above BRS = $200,000 − $110,200 = $89,800 - You can withdraw up to $89,800 if property residual value allows. Note: Only actual CPF contributions count towards the amount you may withdraw. Voluntary top-ups, interest credited, or government grants [typically cannot be withdrawn](https://www.cpf.gov.sg/service/article/why-can-t-i-withdraw-my-top-ups-from-my-retirement-savings-if-i-have-an-alternative-pension-annuity#:~:text=FAQs,Last%20updated%2027%20Jun%202024). ## How CPF treats proceeds when you sell a pledged property When a pledged property is sold, CPF repayment follows a strict priority order to protect retirement funding: 1. First, any shortfall that auto-pledging reserved to fill up the RA to the FRS is repaid. 2. Second, any amount you actually withdrew using CPF Property Pledging (principle plus accrued CPF interest) must be returned. 3. Third, any remaining repayment goes to the OA or other CPF accounts as applicable. The repayment includes both principal withdrawn from CPF and the accrued interest that would have been credited had the funds remained in CPF. This ensures CPF balances are restored to the required levels. ## How CPF Property Pledging affects CPF Life and guaranteed interest Two critical retirement consequences of CPF Property Pledging: ### 1\. Lower CPF Life monthly payouts CPF Life payouts are calculated based on the amount in your RA used to buy a CPF Life annuity. Withdrawing funds from RA reduces the annuity base, which lowers monthly CPF Life payouts for life. Example: - Someone with FRS funding might expect a CPF Life payout of around $1,730 per month at age 65 (example figure). - If the RA is reduced to BRS only because of pledging, CPF Life payout might drop to around $930 per month (illustrative). ![CPF Pledging will affect CPF Life Payouts](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/02/CPF-Pledging-will-affect-CPF-Life-Payouts.jpeg) CPF Pledging will affect CPF Life Payouts ### 2\. Loss of guaranteed RA growth on withdrawn funds RA funds earn a guaranteed interest rate (commonly around 4% for the first $60,000 in combined CPF balances, with a higher rate nil on some components). When you withdraw RA funds, those funds no longer earn that compounded interest in CPF. You must consider whether the withdrawn funds can be deployed to earn returns that match or exceed CPF’s guaranteed rate and whether the trade-off is worth the reduction in lifetime annuity. Don't anyhow give your CPF Property Pledging funds to your new found foreign girlfriend or the cute XMM okay 🙂 ![CPF Property Pledging has a direct impact on your retirement](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/02/CPF-Property-Pledging-has-a-direct-impact-on-your-retirement.webp) CPF Property Pledging has a direct impact on your retirement ## ## Pros and cons: Is CPF Property Pledging right for you? ### Pros - **Access to cash:** Converts part of RA into liquid funds for spending or investment. - **Flexibility:** You do not have to withdraw the full permitted amount — you can pledge and only withdraw what you need. - **No loss of title:** Pledging does not transfer property ownership to CPF. - **Can be used by owners who bought with cash or CPF:** Both types of buyers can pledge, subject to residual value tests. ### Cons - **Lower lifetime annuity:** CPF Life monthly payouts are permanently reduced if you withdraw RA funds. - **Loss of guaranteed CPF growth:** Withdrawn funds stop earning CPF interest. - **Repayment obligation on sale:** When the property is sold, funds must be returned to CPF to restore required balances; this can reduce net proceeds. - **Co-owner consent:** All co-owners must consent to pledging. ## Practical step-by-step: How to pledge a property and withdraw from your RA 1. **Check eligibility**: Confirm the property location and lease eligibility, and verify your RA is at least the BRS for your cohort. 2. **Check residual property value**: CPF will assess the residual CPF-repayable amount available from your property (market value minus outstanding mortgage and co-owner CPF usage) and apply your ownership share. 3. **Confirm maximum permitted withdrawal**: This is cohort FRS minus cohort BRS and is fixed based on the year you turn 55. 4. **Decide the withdrawal amount**: You can pledge and withdraw up to the permitted limit but you may choose a smaller amount. Consider leaving more in RA to preserve CPF Life income. 5. **Obtain co-owner consent**: All co-owners must agree to the pledge and withdrawal. 6. **Submit application to CPF or approved channels**: Follow CPF’s online or paper application procedures and provide required documentation, including proof of ownership. 7. **Record and plan for repayment**: Understand the repayment priority if the property is sold: first auto-pledge shortfall, then withdrawn amounts plus accrued interest, then remaining goes to OA or owners. ## Common scenarios and edge cases ### Scenario: Property fully paid up versus mortgaged Whether the property is fully paid or still mortgaged does not determine eligibility. CPF calculates how much is available to CPF by taking market valuation, subtracting outstanding mortgage balance and any CPF funds previously used by any co-owner. The resulting residual value, multiplied by your ownership share, is the amount CPF can claim against. ### Scenario: You did not use CPF to buy the property Even when the property was bought entirely with cash, you may still pledge. CPF will use market valuation minus mortgage (if any) and co-owner CPF usage to compute residual CPF-repayable value. The absence of prior CPF usage does not disqualify you. ### Scenario: Joint tenancy and ownership percentage A common misconception is that joint tenancy means 50/50 ownership. For CPF residual value calculations, joint tenancy is often treated as 100% ownership for each owner for certain CPF accounting purposes. This can affect the amount you are permitted to withdraw. Check CPF’s specific rules for ownership types and confirm the computed share before acting. ### Scenario: Top-ups and Enhanced Retirement Sum (ERS) Voluntary top-ups to CPF and topping up to the [Enhanced Retirement Sum](https://www.cpf.gov.sg/service/article/what-is-the-change-to-the-enhanced-retirement-sum-in-2026) do not increase the maximum allowable withdrawal under CPF Property Pledging. The withdrawal cap remains cohort FRS minus cohort BRS. Voluntary top-ups are excluded from amounts you can withdraw. ### Scenario: Pledging after starting CPF Life payouts **You generally must decide to pledge before CPF Life payouts commence.** Once CPF Life begins and CPF Life premiums have been fully taken from your RA (as occurs under certain plans), there may be little or nothing left in RA to pledge or withdraw. If you are on the **Basic plan** and some RA remains unconverted, pledging might still be possible; otherwise pledging is usually no longer an option after CPF Life starts. That's because the RA money already left your RA to purchase the CPF Life. ## CPF Property Pledging: Frequently Asked Questions ### Q: Does pledging transfer ownership of my property to CPF? A: No. CPF Property Pledging is a security interest. Ownership remains with you. CPF has a priority claim on proceeds for CPF-related repayments if the property is sold. ### Q: Must the property be fully paid up to pledge? A: No. Both fully paid properties and mortgaged properties can be pledged. CPF will deduct outstanding mortgage and any co-owner CPF usage from market value to determine residual value available to CPF. ### Q: Can I pledge a property bought entirely with cash? A: Yes. Purchasing with cash does not prevent pledging. CPF will use valuation minus mortgage and co-owner CPF usage to compute the amount available for claim and apply your ownership percentage. ### Q: I have co-owners. Do they need to consent? A: Yes. All co-owners must consent to pledging because the pledge creates an interest against the property that affects ownership rights and proceeds distribution. ### Q: If I sell the property, how is repayment applied? A: Repayment order is: (1) auto-pledge shortfall to top up RA to FRS; (2) any amounts you withdrew through pledging (principal plus accrued CPF interest); (3) remaining proceeds returned to OA or distributed among co-owners per ownership arrangement. ### Q: Can I pledge after I turn 55? Is there a deadline? A: You can pledge any time after age 55, but you must do so before CPF Life payouts start. Once CPF Life premiums have been deducted from RA under certain plans, there may be nothing left in RA to pledge. ### Q: If I top up my RA to the Enhanced Retirement Sum, does that change how much I can withdraw by pledging? A: No. Voluntary top-ups do not affect the withdrawal cap. The maximum is still cohort FRS minus cohort BRS. ### Q: Will CPF accept joint tenancy as a 50% share? A: CPF treats ownership depending on the legal structure. Joint tenancy is frequently recorded in CPF systems as 100% ownership for each owner in certain contexts. The residual value available to you is calculated according to CPF’s formulas, so check CPF’s computed figure for your exact entitlement. ### Q: What components of my CPF count for withdrawal eligibility? A: Only actual CPF contributions in the RA count towards the balance used to calculate how much above the BRS you can withdraw. Voluntary top-ups and interest earned are generally excluded for withdrawal purposes. ## ## Summary CPF Property Pledging is a powerful tool to access funds from your Retirement Account by using a Singapore residential property as security. It can boost liquidity but carries permanent consequences for CPF Life income and guaranteed CPF interest. The maximum withdrawal is determined by cohort FRS minus cohort BRS for the year you turn 55 and is subject to property residual value and ownership share. Auto-pledging can lock in shortfalls to FRS, meaning the withdrawal ceiling seldom increases later. CPF Property Pledging is a legitimate option to unlock CPF funds, but it should be treated as a strategic retirement decision rather than simply a source of cash. **Carefully weigh the immediate benefits against long-term retirement income reduction and the need to restore CPF balances when property proceeds return to CPF upon sale.** ## Key terms quick reference - **CPF Property Pledging**: Using a residential property as security to withdraw RA funds above BRS. - **RA**: Retirement Account created at age 55. - **BRS**: Basic Retirement Sum — minimum amount required in RA for standard CPF Life eligibility. - **FRS**: Full Retirement Sum — the benchmark for higher CPF Life payouts. - **Auto-pledging**: CPF’s automatic reservation on property proceeds to fill any RA shortfall to FRS when the property is sold. --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Higher Occupancy Cap for HDB, Private Home Rentals Extended Until End-2028 to Meet Strong Demand URL: https://www.patkoproperty.com/higher-occupancy-cap-for-hdb-private-home-rentals-extended-until-end-2028-to-meet-strong-demand/ Last updated: 2026-01-18T06:52:14.000Z To tackle **Singapore's sizzling rental demand**, authorities have **extended the occupancy cap** until the end of 2028, permitting up to eight unrelated tenants in **larger properties**. This relief applies strictly to four-room HDB flats and private homes exceeding 90 square meters, effectively accommodating bigger households. Check out the [HDB press release](https://www.hdb.gov.sg/about-us/news-and-publications/press-releases/extension-of-temporary-relaxation-of-occupancy-cap-for-rental-of-hdb-flats-and-private-residential) on this. URA also has issued its [own press release](https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr26-03#:~:text=2%20The%20occupancy%20cap%20was,six%2C%20until%2031%20December%202026.) to support this PRIVATE properties leasing rule. Owners must register via URA or HDB portals to legitimise these arrangements, preventing **legal headaches**. Please don't anyhow here 😄 ## Rental Occupancy Cap Extended Through 2028 While the **rental market** has certainly kept everyone on their toes, the government has moved to extend the **higher occupancy cap** for both **HDB flats** and **private homes** until December 31, 2028. This decision, originally a temporary measure to accommodate strong housing needs, guarantees communities remain accessible for those seeking a place to call home. Effective **property management** becomes vital here, as families and individuals navigate these extended opportunities together. Authorities plan to review these rules based on future market conditions, ensuring the system supports everyone fairly. When drafting new [**tenancy agreements**](https://www.patkoproperty.com/renting-out-hdb-before-mop/), landlords and tenants can now breathe easier, knowing stability is secured for the long term. This extension creates a shared sense of relief, helping neighbours connect and thrive within established neighbourhoods. ## New Limits: Up to Eight Unrelated Tenants Building upon the **confirmed timeline**, specifics regarding **household sizes** present new opportunities for landlords and tenants alike. Previously restricted to six individuals, current **regulations now invite** **up to eight unrelated persons** to share a roof, effectively fostering even broader circles of community and connection within the home. This hospitable policy adjustment, running firmly through late 2028, addresses heightened demand by expanding access to meaningful shared living arrangements. For private owners hoping to legally cultivate these larger households, registering with the URA remains a non-negotiable step. Naturally, welcoming considerably more residents requires **diligent rental management** to successfully maintain domestic harmony. Extensive tenant screening becomes essential, ensuring that this expanded group meshes well, creating a **cohesive, inclusive environment** where everyone feels that they truly belong. The increased occupancy limits may also influence rental yields in a market already affected by cooling measures targeting foreign investment. ## Which HDB and Private Properties Qualify? Exactly where can these **larger groups legally settle down**? The **updated policy** welcomes **four-room and larger HDB flats**, alongside spacious private residential homes of at least 90 square meters. See the number 8 in the 4-room and larger section ? 😃 ![Occupancy Cap for HDB Flats and Bedrooms Being Rented Out](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/01/Occupancy-Cap-for-HDB-Flats-and-Bedrooms-Being-Rented-Out.png) Occupancy Cap for HDB Flats and Bedrooms Being Rented Out Only **properties properly registered with URA** or approved by HDB may host eight unrelated people, turning mere houses into shared homes. Landlord responsibilities involve **verifying these dimensions**, while diligent tenant screening fosters a safe, compatible atmosphere for all residents involved. ![Occupancy Cap for Private Residential Properties Being Rented Out](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/01/Occupancy-Cap-for-Private-Residential-Properties-Being-Rented-Out.png) Occupancy Cap for Private Residential Properties Being Rented Out ## Procedure for Registering Private Homes With URA How does a property owner officially secure the green light for a bustling household of eight? First, owners of private homes exceeding 90 square meters must [navigate the URA website](https://www.ura.gov.sg/Corporate/Property/Residential/Renting-Property) to declare their inclusive intentions to rent to groups. This digital process helps build a safe, recognized community for renters seeking true belonging. Beyond rigorous tenant screening, owners confirm that their property taxes status remains clear by formally registering current occupancy. A [good agent](https://calinchong.com) will be able to help you (as a landlord) with these procedures. This crucial administrative step authorizes the housing of eight unrelated individuals, fostering a vibrant shared environment. However, should tenants change, owners must promptly update registration details, ensuring the home remains a valid, legal, warm sanctuary for everyone. ## Procedure for HDB Flat Approval Applications Where do owners of **public housing** turn when seeking similar permissions for larger groups? They turn to HDB's e-services platform, applying to legally welcome up to eight **tenants**. Applicants must provide current lease documentation, confirming valid occupancy details explicitly. During this stage, thorough **tenant screening** remains essential to ensure the arrangement fosters true community rather than disruption. Similar to private property transactions, rental arrangements require careful attention to [stamp duties](https://www.patkoproperty.com/buying-a-sub-sale-property-in-singapore/) and legal documentation to ensure compliance with Singapore's property regulations. ## Will the Cap Be Extended Again After 2028? Looking past the **current deadline**, the path forward remains uncertain because authorities have not committed to maintaining the **higher occupancy cap** beyond December 2028\. **Future decisions** depend entirely on evolving supply levels and rental needs, highlighting policy implications for tenants. While market forecasts currently guide these **temporary extensions**, the lack of permanence affects how residents plan their lives together. --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Review: River Modern at River Valley – The New Benchmark for Waterfront Luxury? URL: https://www.patkoproperty.com/review-river-modern-at-river-valley-the-new-benchmark-for-waterfront-luxury/ Last updated: 2025-12-04T12:10:16.000Z ### In the high-stakes world of Singapore luxury property, few names carry as much weight as GuocoLand. Known for transforming neighborhoods (think *Guoco Tower* in Tanjong Pagar or *Midtown Modern* in Bugis), the developer is back with a new flagship project in one of the most prestigious enclaves on the island: **River Modern**. [River Modern - New Launches CondoExplore comparable District 9 projects launching around the River Valley and Singapore River precinct.![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/icon/cropped-Untitled-500--C3-97-500px-270x270.jpg)New Launches Condo![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/River-Modern-Logo.webp)](https://newlaunchescondo.sg/river-modern/) Situated at **River Valley Green**, directly connected to the [Great World MRT ](https://en.wikipedia.org/wiki/Great%5FWorld%5FMRT%5Fstation)station, River Modern isn’t just another condo; it is a statement of convenience and class. But with [new launches flooding the District 9 market](https://www.patkoproperty.com/the-4-new-launches-at-river-valley/) (think of the River Green, Zyon Grand, Promenade Peak etc), does this development stand out enough to warrant your attention—and your money ? [The 4 New Launches at River ValleyRiver Valley has emerged as one of the most sought-after districts for premium residential developments, with four major projects set to reshape the landscape of this coveted enclave. These developments are River Green, Promenade Peak, Zyon Grand, and The Robertson Opus.![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/icon/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF-2.png)PatkoPropertyPatkoProperty![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/The_4_New_Launches_at_River_Valley.jpg)](https://www.patkoproperty.com/the-4-new-launches-at-river-valley/) In this review, I (tried my best lah, with the limited information now) to dissect the development from every angle: the architectural promise, the investment logic, and the reality of living in Singapore’s riverine heart. ![River Modern at River Valley](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/12/River-Modern-1.jpg) River Valley Anyone ? --- ## 1\. Project Overview: The GuocoLand Signature River Modern sits on a prime **99-year leasehold** site (commencing from February 13, 2025) that GuocoLand secured with a confident bid of **$627.8 million**, translating to a land rate of [**$1,420 psf ppr**](https://www.edgeprop.sg/property-news/guocoland-tops-five-bidders-river-valley-green-parcel-b-1420-psf-ppr-bid). For seasoned investors, the developer's name alone is a significant draw. GuocoLand has built a reputation for "botanic luxury"—creating resort-style sanctuaries that feel removed from the city, despite being right in the middle of it. River Modern appears to follow this blueprint. ![Guocoland is the developer for River Modern](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/12/guocoland.webp) I am like a sucker for GuocoLand products - **Developer:** GuocoLand - **Total Units:** 455 Units - **Configuration:** 2 Towers, 36-Storey High-Rise Residential - **Commercial Component:** 1st Storey Commercial (Retail/F&B) - **Expected TOP:** Est. 2030 - **Site Area:** \~126,283 sqft (11,732 sqm) ### The "River Modern" Aesthetic Visuals suggest a design philosophy that marries the fluidity of the Singapore River with modern vertical living. The two 36-storey towers are positioned to maximize views, with **70% of units boasting views towards the Singapore River**. This orientation is critical; in a dense district like River Valley, unblocked views are a premium commodity that protects resale value. --- ## 2\. Location: The "Holy Trinity" of Convenience In real estate, "location" is often a cliché, but River Modern hits a rare "Holy Trinity" of attributes that is hard to find in District 9: ### A. Direct MRT Integration River Modern is directly connected to Great World Station (Exit 1) on the Thomson-East Coast Line (TEL). This is a game-changer. The TEL is Singapore’s "Game Changer Line," offering direct access to Orchard Road (1 stop), Shenton Way (CBD), and Marina Bay without needing to switch trains. For tenants, this connectivity is gold. You can live in a laid-back riverside precinct and be at your desk in the financial district in under 15 minutes door-to-door. ### B. The River Valley Lifestyle The development is nestled between the Singapore River and the Kim Seng/Havelock area. You are steps away from the **Kim Seng Park** and the Alexandra Park Connector. - **Morning:** Jog along the river to Robertson Quay for a coffee. - **Evening:** Walk to **Zion Riverside Food Centre** for Michelin-bib hawker food or dine at the upscale bistros of Robertson Quay. - **Weekends:** Picnic at the open fields right in front of the site before they are eventually developed, enjoying the rare green buffer currently available. ### C. Amenities at Your Doorstep You don't just have a shop downstairs; you have an entire mall next door. The development is adjacent to **Great World City**, a fully revitalized mall anchored by Meidi-Ya and CS Fresh. - **Groceries:** Meidi-Ya (Japanese premium), CS Fresh (Western premium), and a 24-hour FairPrice at Orchard Grand Court nearby. - **Schools:** For families, the golden ticket is **River Valley Primary School**, located within the [coveted 1km radius](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) (approx. 3 mins walk). ![River Valley Primary School, located within 1km radius of River Modern](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/12/River-Valley-Primary.jpg) Every School Is A Good School (Ya Right) --- ## 3\. The Units: Analyzing the Mix GuocoLand has opted for a strategic unit mix that leans heavily towards efficiency and luxury, catering to both the high-yield investor and the owner-occupier. ### The Breakdown - **2-Bedroom 1-Bath (540 sqft):** 39% of units. - **2-Bedroom 2-Bath (640-690 sqft):** (Included in mix). - **3-Bedroom (800-1100 sqft):** 46% of units. - **4-Bedroom w/ Private Lift (1450-1800 sqft):** 15% of units. ### The Investor’s Choice: 2-Bedroom 1-Bath At **540 sqft**, this is a compact, high-efficiency unit. With **39%** of the development dedicated to 2-bedders, GuocoLand is clearly targeting the expat rental market. These units will likely offer the lowest quantum (entry price), making them attractive for investors seeking yield. The lack of a second bathroom is a trade-off for a lower price point, which works fine for single expat tenants or couples. This one is definitely for rental purposes lah. ### The Family Sweet Spot: 3-Bedroom The **3-Bedroom units (46% of total)** are the core product here. Ranging from 800 to 1,100 sqft, these are efficient layouts. In the current market, finding a 3-bedder under 1,000 sqft in D9 is essential for keeping the total quantum manageable (likely between $2.5M - $3.2M range depending on floor). ![River Modern waiting for the modern family](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/12/River-Modern-waiting-for-the-modern-family.webp) River Modern waiting for the modern family ### The Luxury Tier: 4-Bedroom with Private Lift Only **15%** of units are 4-bedders. These span **1,450 to 1,800 sqft** and come with private lift access. This scarcity is a smart move. By limiting the supply of large format units, GuocoLand ensures exclusivity. These units likely face the prime river views and will appeal to generational wealth buyers who want the prestige of a "GuocoLand Home" without the maintenance of a landed property. **Note on Carparking:** There are **70% residential carpark lots**. This is not 1-to-1\. While typical for direct-MRT projects, buyers of the 4-bedroom units should clarify if they are guaranteed a lot. --- ## 4\. Investment Analysis: The Numbers Game With a breakeven of roughly $2,400 psf, we can expect launch prices to average around $2,800 - $3,200 psf. - *Why this makes sense:* New launches in the OCR (Outside Central Region) are already breaching $2,100 psf. Paying \~$3,000 psf for a prime District 9, river-facing, MRT-connected project represents a narrowing "price gap" between the suburbs and the core city. This "flight to quality" suggests strong capital preservation potential. **The "Exit Strategy":** 1. **Havelock MRT Uplift:** The full impact of the TEL line is still being priced in. As connectivity improves, so does asset value. 2. **Scarcity of Riverfront:** There are very few plots left along the Singapore River. Scarcity drives value. 3. **Rental Demand:** River Valley is an "Expat Haven." The proximity to Great World City and the CBD ensures zero void periods for well-priced rental units. --- ## 5\. The Verdict: Should You Buy? River Modern is not just a home; it is a defensive asset in a volatile economy. **Pros:** - ✅ **Unbeatable Connectivity:** Direct underground link to Great World MRT (TEL). - ✅ **Prestigious Developer:** GuocoLand’s track record mitigates construction risk and ensures quality. - ✅ **River Views:** 70% of units have river views, a permanent attribute that cannot be replicated. - ✅ **School Catchment:** Within 1km of River Valley Primary. **Cons:** - ❌ **Competition:** It will launch alongside *River Green* (Parcel A). Buyers will be spoilt for choice, though River Modern’s "mixed-use" component (1st storey commercial) gives it an edge in convenience. - ❌ **Leasehold:** It is 99-year leasehold, unlike the older freehold condos in the area (e.g., *The Avenir*, *Martin Modern*). However, the entry price will be significantly lower than freehold peers, offering better rental yields. ### Final Thoughts If you are looking for a "trophy asset" that balances high rental demand with the lifestyle of a resort, **River Modern is the project to watch in 2025**. It effectively replaces the need for a car with its MRT integration while offering the soul-soothing views of the Singapore River. For the investor, the 2-Bedroom unit is the yield play. For the family, the 3-Bedroom facing the river is the forever home. ![River Modern is waiting for your cheque](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/12/River-Modern-4.jpg) River Modern is waiting for your cheque --- --- [My Instagram](https://www.instagram.com/patkoproperty/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) ### HDB 2 Room Flexi — Is a Short‑Lease 2‑Room Flexi Flat Worth It? URL: https://www.patkoproperty.com/hdb-2-room-flexi-is-a-short-lease-2-room-flexi-flat-worth-it/ Last updated: 2025-10-26T07:07:10.000Z Thinking about downsizing after 55? The HDB 2 Room Flexi option is increasingly promoted as a way to free up cash, reduce monthly costs and simplify retirement living. But what exactly is an HDB 2 Room Flexi flat, who qualifies, how much does it cost, and what are the real trade‑offs? This guide summarises the essentials so you can decide whether the [HDB 2 Room Flexi](https://www.hdb.gov.sg/residential/buying-a-flat/finding-a-flat/types-of-flats/Short-lease-2-room-Flexi-Flat) fits your retirement plan. ## What is an HDB 2 Room Flexi flat? An HDB 2 Room Flexi is a compact, purpose‑built flat for residents aged 55 and above. Think of it as a small, practical HDB home with: - One bedroom, one living area, one kitchen and one bathroom - Typical sizes from about **39 to 47 square metres** (some layouts offer slightly different sizes, e.g. 38–40 m² for certain Type 1 units) - Short‑lease options (more on that below) that reduce upfront purchase cost ## How the short lease works The distinctive feature of the HDB 2 Room Flexi is the flexible lease. Applicants aged 55 and above can choose shorter leases — in 5‑year increments — rather than the standard 99‑year lease. Leases commonly offered include 15, 20, 25, 30, 35 and 40‑plus years, but you must select a lease that lasts until at least age 95. Because you buy fewer years of lease, the upfront price is much lower. That frees up cash and CPF savings for retirement use. Important conditions: these flats cannot be rented out, cannot be sold on the open market, and are intended primarily to meet housing needs rather than to grow wealth. The main idea behind the scheme is to provide retirees with an option for shorter leases, ranging from 15 to 45 years, in increments of five years. **This approach reduces overall housing costs, enabling retirees to retain more money for their retirement, rather than becoming asset-rich but cash-poor.** Just to be clear, “2-room Flexi” flats are also meant for low-income families and singles to have their own homes. But because it is also possible to have flexible lease, one benefit was to allow retirees in Singapore to better monetise their existing homes for retirement, especially since they do not need to take up the full 99-year lease. **Young individuals can buy a 2-room Flexi Build-to-Order (BTO) flat, but must choose a 99-year lease instead of the short-lease option reserved for those 55 and older.** ## Real price examples (Oct 2025 BTO launch) Look at the prices for a 2 Room Flexi in ou latest Oct 2025 BTO Launch. In fact, 2-room Flexi flats have been offered in many BTO sales launches. In the Oct 2025, 2-room Flexi flats (both Type 1 and Type 2) are on offer in all the projects. Amazing. ![Oct 2025 BTO launch for 2 Room Flexi](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/10/SCR-20251026-nbev.png) Oct 2025 BTO launch Short leases can cost roughly half the price of a 99‑year unit — but remember, you are buying far fewer years of tenure. On a per‑year basis the 99‑year lease usually gives more value, yet the short lease can be the right choice if your goal is to free CPF or cash for retirement rather than maximise long‑term capital value. ## Who qualifies for an HDB 2 Room Flexi? 1. At least one buyer (you and spouse if buying together) must be **55 years old or older** at the time of application. 2. You must choose a lease that will last until you reach **age 95** (so choose the appropriate short lease length). 3. Household monthly income should not exceed **S$14,000**. 4. You must sell all existing property (including private property) when you buy — note that the 2‑Room Flexi itself cannot be sold on the open market or rented out later. Additional notes for second‑timers: a resale levy is still payable, but HDB has offered relief since 2015\. Accrued interest on the resale levy may be waived for elderly homeowners who right‑size into a short‑lease 2‑Room Flexi; the resale levy itself is prorated. For example, the maximum resale levy on a 45‑year lease 2‑Room Flexi may be around S$18,000 — substantially lower than typical resale levies under normal resale rules. First‑time buyers may also qualify for [enhanced housing grants](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/) depending on income. In fact, it is my personal belief that we should keep our [first timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) benefits till we are ready to retire, and not "spend" it in our younger days. However, for the 2-room Flexi scheme, Singaporeans are allowed to apply for it even if they have previously used up their two chances. However, they can **only opt for the short-lease option offered under the scheme** and have to pay a resale levy adjusted from $30,000 depending on the length of the lease. Special hor.... ![2 Room Flexi Gets a Thumb Up](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/10/2-Room-Flexi-Gets-a-Thumb-Up.webp) 2 Room Flexi Gets a Thumb Up from this man ## Key trade‑offs: what you give up and gain Before you commit, weigh these pros and cons carefully. This is not simply a housing choice — it’s a retirement strategy. ### What you give up - Smaller living space: no guest room, limited storage and less room to host visitors - No rental or resale income: you cannot rent out the flat nor sell it on the open market to generate cash - No legacy to pass down: when you move out or become ineligible, the flat returns to HDB and HDB does not refund the unused portion of the lease - Uncertainty after age 95: you must choose a lease lasting to age 95 — the current rules give no clear option to extend beyond that - **Most important : Unlike standard homes, applicants will not be able to secure a housing loan for short-lease two-room Flexi flats. Full payment must be made either by cash or CPF or a combination of both. In other words, applicants must ensure they have sufficient funds to cover the full purchase price.** ### What you gain - Much lower upfront cost — frees up CPF and cash for retirement needs - Lower ongoing costs: reduced property tax, lower conservancy fees and generally less maintenance - Simpler lifestyle: less to clean, fewer bills and a smaller home designed for downsized living - Potential to improve monthly cashflow and make CPF Life payouts go further ## How to decide: flexibility now vs legacy later There is no one‑size‑fits‑all answer. The HDB 2 Room Flexi is attractive if your priority is to reduce monthly stress, right‑size housing costs and unlock CPF/cash for retirement living. It is less suitable if you value passing wealth to the next generation, want rental income, or prefer a home with resale value. Ask yourself: - Do I need more cash now (or more CPF) for retirement expenses? - Is sacrificing resale/rental value acceptable in exchange for lower upfront cost? - Can I live comfortably in a much smaller space with fewer rooms? - Do I accept the uncertainty about what happens after age 95? ## Final thoughts The **HDB 2 Room Flexi** is a purposeful option for many Singaporeans aged 55+ who want to simplify, reduce living costs and improve retirement cashflow. It is a pragmatic retirement strategy — but not a universal solution. Understand the eligibility rules, the financial trade‑offs and the lifestyle compromises before you decide. ![HDB 2 Room Flexi Is Great for Retirement](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/10/2-Room-Flexi-is-good-for-elderly.webp) HDB 2 Room Flexi Is Great for Retirement Would you choose **flexibility now** or **legacy later**? Share your thoughts — your experience may help others facing the same decision. --- --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### ### Simple Guide to Buying Commercial Property in Singapore URL: https://www.patkoproperty.com/simple-guide-to-buying-commercial-property-in-singapore/ Last updated: 2026-04-06T01:38:49.000Z Singapore’s commercial real estate scene isn’t just about spotting the right building—it’s about understanding property ownership laws, knowing the zoning classifications, and timing your move just right. You’re at the crossroads of one of Asia’s most lucrative commercial property markets, where one smart decision can transform your investment portfolio forever. ## Understanding Commercial Property Types and Classifications in Singapore Diving into Singapore’s commercial property market means getting familiar with the key property types and classifications—which serve as your roadmap for smart investment choices. First things first: a commercial property is a place primarily used for business—whether generating steady rental income or making a tidy capital gain upon sale. It’s not like a residential property where people live, play, and sleep (like [Lyndenwoods](https://www.patkoproperty.com/lyndenwoods-new-launch-review/) or [Faber Residence](https://www.patkoproperty.com/faber-residence-at-clementi-1km-to-nan-hua/)). Roughly speaking, there are four types of commercial properties: | Types | Examples | | ---------- | ------------------------------------------------------------------------------ | | Office | Grade A, B, and C office spaces | | Retail | Shopping malls, pet shops, gyms, restaurants, bars, and traditional shophouses | | Industrial | B1 and B2 classified industrial buildings | | Hotel | Luxurious hotels to budget-friendly hostels | ### **Office** buildings Grade A offices are premium, often located in the CBD at places like Raffles Place. Grade C? Well, they’re more basic and usually in less prominent spots. Grade B buildings are the sweet spot for many investors—they strike a practical balance between cost and quality and are often used for coworking spaces.. ### Retail Retail properties are the usual shops, restaurants, cafes and other retail properties that require a reasonable level of footfall, which is majorly impacted by accessibility to public transport. Generally, Singapore retail shops are owned by the big boys. One way of tapping into this investment is by REITs. Then there is the famous HDB and private shophouses which are quite expensive and [very popular](https://sgpropertynews.com/buying-shophouse-in-singapore-is-it-worth-it/). Shophouses showcase Singapore's historical architecture, especially in Chinatown and Little India, offering unique investment opportunities due to their conservation status and limited supply. Having said that, it is important to know what the [shophouse you are investing can be used for](https://www.patkoproperty.com/ura-shophouse-use/). [What can my shophouse be used forWhat can my shophouse be used for ? How do I know what are the approved use for my shophouse ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/icon/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF-1.png)PatkoPropertyPatkoProperty![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/What-can-my-shophouse-be-used-for-Featured.jpg)](https://www.patkoproperty.com/ura-shophouse-use/) ### Industrial properties **B1 industrial properties** are the “Swiss Army knives” of the commercial property world—flexible, practical, and surprisingly useful in more scenarios than you’d expect. Designed for clean and light industrial activities, they provide adaptable spaces that can house anything from a small tech startup tinkering with prototypes to a growing business handling daily logistics. They balance practicality with accessibility, making them particularly attractive to nimble startups and budget-conscious SMEs. In short, they’re the kind of properties that let you focus on your business without making you feel like you’re paying for luxuries you don’t need (like a rooftop infinity pool—sorry, no chance here). If B1 properties are the lightweight champions of the commercial world, then **B2 industrial spaces** are the heavyweight contenders. Built for heavy industries and large-scale manufacturing, these properties don’t bother with fancy gimmicks—they’re all about muscle, machinery, and making sure big operations run smoothly. Expect sprawling floor areas that can swallow up serious equipment, reinforced infrastructure tough enough to handle heavy-duty operations, and utilities on steroids—think boosted power supply, crane systems for lifting the un-liftable, and ventilation setups designed for far more than just fresh air. These are properties where large-scale production isn’t just possible, it’s precisely what they’re built for. B2 spaces are the go-to choice for businesses in heavy manufacturing, engineering, fabrication, and industrial production. If your operations involve clunky machines, high power demands, or activities that would terrify a typical office worker, this is where you belong. In short, they’re perfect for industries that need space to think big—and room to make big things. Factories that may be used for general industries are usually zoned as either B1 or B2 industrial while **the very popular current investments in food factories used for food production are usually zoned B2 industrial** in the Master plan. ### Hotels Hotels are seldom in our investors' radar due to the high costs of owning one. Even Hotel 81 😄 ## Can Foreigners Buy Commercial Properties Unlike Residential Properties ([this cannot, that cannot](https://www.patkoproperty.com/foreigners-buy-residential-property/)), foreigners in Singapore are allowed to buy Commercial and Industrial Properties easily. Foreigners are generally allowed to buy commercial properties in Singapore, including offices, retail spaces, industrial properties such as B1 and B2 units, warehouses, and hotels, without significant restrictions or government approval. These properties are not subject to the Additional Buyer’s Stamp Duty that applies to residential real estate, making commercial real estate an attractive segment for international investors. The main exceptions are mixed-use properties: if a property includes both residential and commercial elements, the residential component is subject to the restrictions and [stamp duties for foreigners](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/). However, full commercial shophouses can be purchased freely by foreign buyers, unlike landed residential homes and HDB flats. ## BSD, ABSD, GST, SSD for Commercial Properties Come Come. Let's talk Money. Buying Commercial Properties in Singapore also got taxes one.. for sure... just what kind... 😀 ### Buyer's Stamp Duty Buyer’s Stamp Duty (BSD): Applies to all property purchases, including commercial. Calculated on the purchase price or market value (whichever is higher), BSD rates for commercial properties range progressively from 1% on the first $180,000, 2% on the next $180,000, 3% on the next $640,000, 4% on the next $500,000, and 5% on amounts above $1.5 million. ### Additional Buyer’s Stamp Duty (ABSD) Only that famous guy, ABSD again. Sian.... but then this duty only applies to residential properties. Commercial properties are exempt from Additional Buyer Stamp Duty (ABSD), which only applies to residential property purchases. One of the most attractive arguments for Buying Commercial Property in Singapore is the lack of the [notorious Additional Buyer’s Stamp Duty](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/), which can go up to 30% if you’re a Singaporean and a whopping 60% for foreigners. **This is the NUMBER 1 attraction for buying Commercial Properties in Singapore 🤩** ### Goods and Service Taxes Goods and Services Tax (GST): GST is payable on commercial property purchases if the seller is GST-registered. Businesses registered for GST can generally claim the GST paid on commercial property purchases as input tax, subject to certain conditions. From an investment perspective, GST on commercial properties in Singapore can feel tricky, but here’s a straightforward explanation: When buying or selling commercial (non-residential) property, GST is generally applicable at the prevailing rate (currently 9%). This means if the seller is GST-registered, the sale price will include GST, **which the buyer must pay in addition to the property price**. However, if the buyer is also a GST-registered business, such as a company, it can usually claim back (recover) the GST paid as input tax, effectively neutralizing the GST cost. **This is a major advantage of purchasing through a GST-registered corporate entity, especially for investment purposes.** If the buyer is an individual or not GST-registered, then the GST paid on the property is a cost that cannot be recovered. This can significantly increase the effective purchase cost. In cases where the seller is not GST-registered, the sale is not subject to GST—so no GST is added. But that situation is pretty un-common for commercial properties. For investors, structuring the purchase through a GST-registered company often makes the GST aspect more manageable and cost-effective. This is one reason many commercial property investors in Singapore prefer to buy through corporate entities rather than as individuals. The suave reader will notice that I spent quite a bit of effort (and words) on GST. That's because it is seriously one key important purchasing issue for new investors moving from residential to commercial investments. It is quite confusing and also trip the novice investor. Find out more from [a property agent who have lots of experience in Commercial and Industrial properties](https://calinchong.com) 😃 ### Seller's Stamp Duty (SSD) **SSD generally does not apply to commercial property** sales like offices or retail units but does apply to sales of industrial properties if sold within a specified holding period. SSD is payable on all **industrial properties and industrial lands** that are acquired on or after 12 Jan 2013 and disposed of within the holding period. As a reference, [SSD is always relevant for private residential properties that are sold within 4 years](https://www.patkoproperty.com/seller-stamp-duty-increase-in-july-2025/). ### Property Tax on Commercial and Industrial Properties For commercial and industrial properties, the property tax rate is a flat 10% of the annual value of the property. Non-residential properties such as commercial and industrial buildings and land are [taxed at 10% of the Annual Value](https://www.iras.gov.sg/quick-links/tax-rates/property-tax-rates#:~:text=IRAS%20is%20required.-,Commercial%20and%20industrial%20properties%20%28Non%2DResidential%29,for%20your%20own%20use%2Foccupation). Owner-occupier tax rates do not apply to non-residential properties even if you have bought the properties for your own use/occupation. Different from residential 😜 Although GST represents a one-time hit to your budget, annual property tax becomes your constant financial companion throughout ownership, demanding a flat 10% of your property's Annual Value (AV) every single year. This isn't negotiable—whether your commercial space sits vacant or generates millions in rental income, you'll pay the same rate based on IRAS's property valuation of market rental potential. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2026/04/CT-Gold-Macpherson.webp) #### CT Gold @ MacPherson If you are keen to invest in Industrial Properties, do not miss out on CT Gold @ MacPherson [Find Out More About CT Gold @ MacPherson](https://newlaunchescondo.sg/ct-gold-macpherson/) ## Summary of Tax Obligations for Purchase of Commercial and Industrial Properties in Singapore These tax obligations form a key part of the cost considerations when buying or selling commercial properties in Singapore. | Tax / Duty | Applicability to Commercial Properties | Key Points for Investors | | ------------------------------------ | ---------------------------------------------------------------- | --------------------------------------------------------------------------------------------------------------------------------------------------- | | Buyer’s Stamp Duty (BSD) | Applies to all commercial property purchases | Progressive rates from 1% to 5% on property value | | Additional Buyer’s Stamp Duty (ABSD) | Not applicable on commercial property purchases | Only applies to residential properties for foreigners | | Goods and Services Tax (GST) | Applies if seller is GST-registered | Current rate 9%; buyer pays GST on purchase priceGST-registered buyer can claim input tax (GST recovery)Non-GST-registered buyer cannot recover GST | | Seller’s Stamp Duty (SSD) | Rarely applies; can apply to industrial properties if sold early | Typically no SSD on most commercial property sales | | Property Tax | Applies to all commercial properties | Flat rate of 10% on annual property value | ## Key Things to Check Before Buying Commercial Property Before signing on the dotted line, make sure you size up three key areas that could make or break your investment. First, location and ease of access will decide how many people—and future tenants—your property attracts. Second, understand the zoning rules because the Urban Redevelopment Authority (URA) doesn’t like surprises after the deal is done. Last but not least, crunch the numbers carefully so you’re buying an asset that actually makes money, not just a fancy building that collects dust. ### Location and Accessibility Location isn’t just a cliché—it’s the heart of commercial property success. A great spot can turn your investment into a cash-flowing machine, while the wrong location could leave you empty-handed. Besides looking swanky, good locations mean your property is visible and easy to get to, which tenants love. This is especially (or maybe even 100% true) for retail spaces or office spaces catering to the upscaled companies and their employees. Look out for these: - Being close to business hubs like CBD or Marina Bay means higher rent but more prestige. Outlying places like Paya Lebar cost less but still work well. - MRT stations within a short walk push up value and occupancy rates. - Know your audience—retail thrives in bustling areas, while offices prefer business parks. Industrial owners need B2 industrial with good POWER SUPPLY (no joke, you need to know this, or at least your agent needs to have some POWER SUPPLY knowledge... 😋) - [Future development plans by URA](https://www.ura.gov.sg/Corporate/Planning/Master-Plan) can seriously pump up your property’s worth. Remember, it’s about balancing location benefits with rental costs. Sometimes paying more upfront nets you better long-term returns. ### Zoning and Usage Rules Finding the right location is just step one. In Singapore, URA’s zoning rules decide what you can actually do with your space. Labeled zones like Business 1 (B1), Business 2 (B2), mixed-use, or warehouse each come with their own set of do’s and don’ts. Make sure to: - Check the zoning compliance before you buy, or risk fines later. - Note that [industrial properties usually limit office space to 40% max.](https://spacelookup.com.sg/what-is-ura-6040-rule/) - Mixed-use zones offer flexibility but come with their own limits. - B2 zones are set away from homes due to noise or pollution, so keep that in mind. ### Crunching the Numbers Don’t just fall for the shiny façade—look deep into the financials. Smart investors use numbers as their compass. Singapore’s corporate sector showed a healthy Return on Assets (ROA) of 5.4% in 2023, a solid signal for market strength. Here are the numbers you’ll want to check: - How does your property’s ROA measure up to the real estate average of around 6.9%? - Keep an eye on vacancy rates and rental yields—empty units don’t pay bills. - Borrowing costs matter: construction costs and interest rates affect your margin. - Use leverage wisely. Debt can boost returns but also raise risk if markets slump. With these points in mind, your commercial property investment won’t just be a gamble—it’ll be a calculated step towards serious returns. --- [My Instagram](https://www.instagram.com/patkoproperty/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) ### Faber Residence at Clementi New Launch : Coming Soon URL: https://www.patkoproperty.com/faber-residence-at-clementi-1km-to-nan-hua/ Last updated: 2025-08-18T05:01:53.000Z In October 2025, we will be welcoming the launch of Faber Residence at Clementi, the much-anticipated new launch in Clementi area by GuocoLand (Singapore) Pte. Ltd., TID Residential Pte. Ltd. and Intrepid Investments Pte. Ltd. ## 📍 Project Overview Faber Residence at Clementi is a low-rise, resort-style development launched on a [99-year GLS leasehold site acquired by GuocoLand](https://newlaunchescondo.sg/ura-launches-faber-walk-housing-site-for-sale/). The land was awarded on 26 November 2024 at a tender price of about S$900 per square foot (psi) per plot ratio (ppr). The site is substantial—close to 300,000 square feet—and the development will have 399 units ranging from two-bedroom to five-bedroom configurations. No one bedroom here. And it will be just be a 5 storey high development. ### Key Facts for Faber Residence - Developer: GuocoLand - Tenure: 99 years (GLS land) - Launch timing: 18th October 2025 (tentative) - Site area: \~300,000 sq ft (one of the larger land parcels in the area) - Unit count: 399 units **(low density relative to land size which means comfortable, less crowd and more facilities)** - Building height context: Located in a two-storey semi-detached enclave with surrounding buildings limited to about 2.5 storeys - Key education selling point: Within 1km to Nan Hua Primary School - MRT access: Not within walking distance of an MRT but several bus services link the area to Clementi, Jurong and the CBD. Maybe the developer (and then MCST) will have a shuttle bus to the MRT stations 😃 ![Faber Residence in Summary](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/Faber-Residence-in-Summary.png) Faber Residence in Summary ## 🚧 Facing, Orientation & Surroundings 🏞️ Faber Residence at Clementi benefits from a low-rise neighbourhood which helps preserve views and tranquillity. It is living right next to Sungei Ulu Pandan, a river (and the Ulu Pandan Park Connector). Like literally right next to it.... Orientation types you can expect include park connector-facing stacks, landed-house-facing stacks, and south-facing stacks along the highway. The highway-facing units are typically the least desirable from a noise and outlook perspective, so be prepared to pay a premium for quieter, non-highway-facing units. If you have ever walked the [Ulu Pandan Park Connector](https://pcn.nparks.gov.sg/ulu-pandan-pc/) before, it is even possible to walk all the way to Star Vista. Read about it on [this hiking article](https://www.patnotebook.com/west-coast-park-to-buona-vista-mrt/). ![Ulu Pandan Park Connector is right outside Faber Residence](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/Ulu-Pandan-Park-Connector.jpg) Ulu Pandan Park Connector is right outside Faber Residence Because surrounding houses are restricted to about 12 metres, many units above the second floor can enjoy unblock views and a sense of openness—something that’s rare for Clementi launches that are often surrounded by mid-rise apartments. Look at its [neighbour condos next to Faber Residence](https://faberresidencecondo.com/condos-next-to-faber-residences/) such as Waterfront @ Faber. That is how long it can go. Check out these condos as you walk along the Ulu Pandan River cum Park Connector. ![Waterfront at Faber](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/Waterfront-at-Faber.jpg) Waterfront at Faber ## 🚆 Is the lack of MRT station a concern 🛑 One of the strongest objections is simple: Faber Residence at Clementi is not within **walking distance** to an MRT station. In today’s market, buyers are spoiled for choice: many new launches near MRTs are commanding large premiums. It’s a reasonable concern—proximity to MRT reduces commute friction and can affect resale premiums. That said, the site is still well-served by a network of bus routes (e.g., [97](https://busrouter.sg/?lng=en#/services/97), 154, 154B, 197, 198 and 201) that provide convenient links to Clementi MRT and Jurong etc. ![Public Buses Outside Faber Residence](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/Buses-Outside-Faber-Residence.png) Public Buses Outside Faber Residence From the bus stop, it is just 5-10 minutes to Clementi MRT for the East-West Line. While MRT access is a major convenience factor, the market still values many non-MRT condos highly—particularly in mature estates with strong neighbourhood demand. Clementi resale projects like Clement Canopy, Whistler Grand, Cleavon, and Twin View have all shown solid profitability despite not being immediately adjacent to an MRT. MRT is important but not that important. Especially if you are driving, I guess. Besides, you can always aim to be the condo's [MCST](https://www1.bca.gov.sg/regulatory-info/building-maintenance-and-strata-management/management-corporation-strata-title-mcst) and then provide a shuttle bus service to the MRT stations for your fellow residents 😄 ## 📚 1 km to Nan Hua Primary School 🏫 Ok. Broken Record here as I always like to say [1km to this school](https://www.patkoproperty.com/condo-within-1km-good-school/) or 1km to that school. I know.. Sorry lah... 🙇 But for this case, due to the very competitive nature to Nan Hua Primary School, and how [distance priority to schools](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) is such a big deal, perhaps for families with school going kids (or nearly going to Primary School kids or just inside the stomach), this might be a good reason for buying into Faber Residence. ![Nan Hua is 3rd in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/Nan-Hua-is-3rd-in-Singapore.png) Nan Hua is 3rd in Singapore (Google Say One) The uniqueness here is the 1km proximity to Nan Hua Primary School—an uncommon attribute that can command premiums in family-driven markets. Now, I must say that we need to wait the final confirmation from the developer that this is 1km to Nan Hua Primary School. So check with your [property agent](https://www.patkoproperty.com/about-patkoproperty/) 😄 But if I simply check Waterfront@Faber, it is within 1km. ![1km to Nan Hua Primary School](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/08/1km-to-Nan-Hua.png) 1km to Nan Hua Primary School In Singapore’s school-centric property market, a development within the 1KM radius to a sought-after primary school can command tangible pricing benefits and strong long-term demand from owner-occupier families. ## 📈 Large Land Size with Less Units 📊 Look at these two figures for Faber Residence Land Size : \~300,000 sq ft No of Units : 399 units (why not 400 hor... 😁) These two figures don't gel often in new launches...... Large Land Size with Not Many Units. Faber Residence at Clementi will have 399 units, which is smaller than many “mega” launches. Some buyers worry this makes future resale harder. But unit count alone is not the whole story. Faber Residence at Clementi sits on a very large land parcel relative to its unit count, which means **generous facilities without the congestion you see in higher-density projects.** Have you tried using a gym in one of those mega projects **😺** Or the swimming pools on a weekend.... Faber Residence at Clementi is a rare example of a large land parcel with low unit density in a mature estate. This combination lets the developer deliver expansive facilities without feeling overcrowded. For owner-occupiers who want resort-style living in Clementi rather than a compact high-density block, this is a major selling point. Land-per-unit here is healthy—arguably better for a resort-style living experience. If you prioritise space, privacy and resort amenities, the lower unit count can be a feature, not a bug. The low-density, resort-style product appeals to buyers seeking privacy and a quieter urban lifestyle. Maybe it is great for retirees who want peaceful environment (and a park connector right outside). Given the large land sweet spot and GuocoLand’s brand, Faber Residence at Clementi can be attractive to families and owner-occupiers seeking a resort feel in a mature estate. That demographic tends to translate to stable demand in the resale market. ## 👷 It is GuocoLand 🫡 In real estate, name sells. Quality sells. And brand name with high quality sells sells sells. GuocoLand’s reputation is a major plus. Quality matters in the resale market and GuocoLand typically commands better launch reception and longer-term price holding. Developer reputation matters. GuocoLand has a track record for good design, build quality and brand recognition. Projects from premium developers tend to attract better-quality buyers and hold resale values better. If you compare this with past developments in the micro-area, developer brand is one explanation for price differentiation at both launch and resale. ## Conclusion When you score these criteria objectively, Faber Residence at Clementi is a strong contender for buyers who prioritise quality, family appeal, and a mature estate location over immediate MRT adjacency. Faber Residence at Clementi is not for everyone, but for a large group of buyers it represents a compelling, low-risk entry into Clementi. If you missed out on [Lyndenwoods](https://www.patkoproperty.com/lyndenwoods-new-launch-review/), then perhaps you can consider Faber Residence too. ## 📞 Want to take the next step? Check out the developer agent web site and contact them for next steps 😄 Read about [how to buy a new launch condo.](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/) [Faber Residence Developer Agent Web Site](https://faberresidencecondo.com) --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### The 4 New Launches at River Valley URL: https://www.patkoproperty.com/the-4-new-launches-at-river-valley/ Last updated: 2025-12-04T12:09:39.000Z As Singapore's property market continues its upward trajectory, **River Valley** has emerged as one of the most sought-after districts for **premium residential developments**, with four major projects set to reshape the landscape of this coveted enclave. These developments—[**River Green**](https://newlaunchescondo.sg/river-green/), [**Promenade Peak**](https://promenadepeaksg.com), [**Zyon** Grand](https://grandzyoncondo.com), and [**The Robertson Opus**](https://therobertsonopus-sg.com)—collectively represent over 2,200 new homes that'll transform District 9's skyline..... And to think it was once a quiet place for new launches (the last one was *Rivière* ?) > You wait ages for a bus, and then two come along at once. > > A famous British Ang Mo Quote Each project brings distinct advantages for discerning buyers prioritising pricing, location to MRT stations and the condo facilities (and the name of the condo too lah....... some do sound more atas than others lo 🙍... Peak, anyone ? "Grand" sound better ?). River Green offers 524 units with robust facilities, while Promenade Peak's 63-storey tower features 610 units with premium amenities. Zyon Grand presents the largest offering with 740 units in a mixed-use development, and The Robertson Opus provides 348 exclusive units with an exceptional 999-year leasehold (*almost freehold, you know)*..... These developments emphasize **luxury living** through sophisticated urban design, incorporating smart home systems, wellness zones, and extensive security features. With launch prices ranging from S$2,400 to S$3,527 per square foot, they're positioned competitively within the [Core Central Region](https://www.ura.gov.sg/-/media/Corporate/Property/REALIS/realis-maps/map%5Fccr.pdf) market. ## Location Advantages and Connectivity Benefits While many Singapore districts offer urban convenience, **River Valley**'s strategic positioning delivers **unparalleled connectivity** that places residents at the heart of the city's most important business and lifestyle hubs. The **Great World MRT station** on the Thomson-East Coast Line transforms daily commuting into a breeze, with just one stop to **Orchard Road**'s shopping paradise and three stops to Maxwell's hawker delights. ![Great World City](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/great_world_city_external_facade.jpg) Gra Is Damn Cool (Image from Straits Times) These exceptional transport links make urban living remarkably stress-free for **working professionals**. **Raffles Place** and Marina Bay Financial Centre sit merely 10-12 minutes away by car, while the upcoming RTS Link connection to Woodlands North opens exciting cross-border opportunities. Residents won't need to worry about lengthy commutes affecting their work-life balance. The area's well-planned infrastructure extends beyond MRT access, with major expressways providing **seamless connectivity** across the island. This extensive network guarantees residents can access Singapore's **key districts** safely and efficiently, whether they're heading to business meetings, family gatherings, or weekend adventures around the city. ## Food Food Food.... In true Singaporean Property Blog style, we must always remember how good the food at River Valley is. From the high class restaurants at Robertson Area or inside Great World City to our staple food at our nation's beloved hawker centres. The Zion Riverside Food Centre is a great place to makan for residents at these four new condos... who can ever miss this place... ![Zion Riverside Food Centre](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/Zion-Riverside-Food-Centre-2.JPG) Zion Riverside Food Centre And the nearby common man places such as Kim Seng Road and Bukit Ho Swee areas all offer good coffee shops where you can also use your CDC vouchers... A little further away is the world famous Tiong Bahru Market and Food Centre. That one celebrities also like to visit for their meals too. Life.... Food... New Launches owners also need to eat mah.. 😺 ## Schools My favourite topic.. [1 km to which schoo](https://www.patkoproperty.com/condo-within-1km-good-school/)l.... and here you have... The River Valley Primary School (for some of the condos)..... enough said... ![River Valley Primary School](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/River-Valley-Primary-Schooll.jpeg) River Valley Primary School Okay. Moving on... ## Unit Types, Pricing, and Investment Potential ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/The_4_New_Launches_at_River_Valley_0002.jpg) Diverse housing options across River Valley's new developments cater to everyone from **young professionals** starting their careers to **established families** seeking premium accommodations. Unit configurations range from **compact 1-bedroom suites** perfect for singles to **spacious 4-bedroom layouts** designed for multi-generational living. River Green offers approximately 524 units, while Zyon provides an impressive 740 residential options, ensuring buyers have plenty to choose from. Pricing strategies across these developments reflect **competitive market positioning**, with launch prices typically ranging from S$2,400 to S$3,200 psf. The Robertson Opus commands premium rates starting from S$2,762 psf, justified by its rare 999-year leasehold tenure. Early buyers often secure better pricing too. Investment potential looks promising given River Valley's **Core Central Region** status and **strong rental demand** from expatriates. The area's proximity to CBD and excellent connectivity through Great World MRT station enhances **long-term capital appreciation** prospects for savvy investors. ## Lifestyle Amenities and Recreational Features Beyond impressive architecture and prime locations, these River Valley developments deliver exceptional lifestyle amenities that transform everyday living into resort-style experiences. Each project carefully integrates modern lifestyle trends with extensive recreational spaces, creating secure environments where residents can unwind without leaving home. | Development | Signature Amenity | Wellness Features | Recreation Highlights | | -------------- | -------------------- | ----------------- | ----------------------- | | River Green | 50m Lap Pool | Rooftop Gardens | Lush Landscaping | | Promenade Peak | Sky Lounges | Wellness Zones | 63-Storey Views | | Zyon Grand | Smart Living Systems | Green Landscaping | Retail Integration | | Robertson Opus | Gourmet Kitchen | Fitness Pavilions | Premium Pool Facilities | These thoughtfully designed recreational spaces prioritize resident safety while encouraging community interaction. The developments feature controlled access points, ensuring peace of mind for families. From swimming facilities to wellness zones, each amenity reflects contemporary living preferences, making these properties attractive for both personal enjoyment and long-term investment value. Similar to the Zion Road parcels in the GLS Programme, these River Valley developments are expected to generate [strong end-user demand](https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand/) due to their strategic locations and comprehensive amenity offerings. ## Developer Credentials and Market Outlook ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/The_4_New_Launches_at_River_Valley_0003.jpg) These **River Valley launches** showcase the expertise of Singapore's most **established property developers**, each bringing decades of **proven track record** to deliver exceptional residential projects. Wing Tai Asia's developer reputation speaks for itself, having consistently delivered **quality homes** across Singapore's most sought-after districts. Their meticulous attention to detail guarantees buyers receive developments that stand the test of time. Kheng Leong Company, developer for [32 Gilstead](https://32gilsteadcondo.com) (FULLY SOLD) and the [21 Anderson](https://21anderson-condo.com) site, has evolved from a commodity trading firm into a sophisticated developer of [luxury freehold properties](https://www.patkoproperty.com/21-anderson-exquisite-freehold-luxury-in-prime-district-10/) in prime districts. Allgreen Properties and City Developments Limited also bring formidable credentials, with portfolios spanning **luxury residential towers** and **integrated developments**. Meanwhile, Frasers Property's partnership with Sekisui House demonstrates international collaboration at its finest, combining local market knowledge with Japanese precision engineering. Current market dynamics favor these River Valley launches, as the government's **strategic land release** creates controlled supply in this prime district. Industry analysts expect strong buyer interest given the location's scarcity value, particularly with **Great World MRT connectivity** enhancing long-term investment appeal for safety-conscious investors. What do you think ? Are you keen on any of the 4 River Valley new launches ? And wait.. in 2026, there will be [River Modern](https://www.patkoproperty.com/review-river-modern-at-river-valley-the-new-benchmark-for-waterfront-luxury/) too 😄 --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Seller Stamp Duty Increase in July 2025 URL: https://www.patkoproperty.com/seller-stamp-duty-increase-in-july-2025/ Last updated: 2025-07-04T03:42:57.000Z Singapore's property market has just seen a significant adjustment on 4th July 2025 : the government has [**raised the Seller's Stamp Duty (SSD) rates**](https://www.mnd.gov.sg/newsroom/press-releases/view/extension-of-the-holding-period-of-seller's-stamp-duty-%28ssd%29-and-higher-ssd-rates-for-residential-properties) on residential properties and **extended the holding period** for its application. These changes are **effective for all residential properties purchased on and after July 4, 2025**. This move aims to curb rising speculative buying, particularly "property flipping," which has seen a sharp increase in recent years. This will probably affect those new launches from this weekend. At least they made it easy for us (and RES exam students) to remember that it is on 4th July Independence of a certain Ang Mo country that they made this change 😛 Happy 4th July or not, it is up to individual situation. ![4th July 2025 SSD Changes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/4th-July-SSD-Changes.webp) 4th July 2025 SSD Changes ### The Return to a 4-Year Holding Period and Higher Rates There are TWO changes specifically. **Change 1 :** There is now a Holding Period (Private Condo MOP 😄) of 4 years. This mark a return to the **pre-2017 SSD holding period of four years**. Unlike a HDB MOP, you can always sell your private property within the 4 years. You just need to pay money lo. No SSD is payable after four years. It's important to note that these changes**do not affect HDB owners** due to the [minimum occupation period (MOP)](https://www.patkoproperty.com/hdb-mop-rules/) for HDB flats. **Change 2 :** Under the new regime, the rates have been increased by four percentage points across each tier of the holding period compared to the previous schedule. That means [Seller are PAYING more](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) at each tier if you sell earlier. Here's a breakdown of the **new SSD rates (effective July 4, 2025)** compared to the previous rates: | Holding Period | Previous SSD Rate (from Mar 11, 2017) | New SSD Rate (from Jul 4, 2025) | | ---------------------- | ------------------------------------- | ------------------------------- | | Less than 1 year | 12% | **16%** | | More than 1 to 2 years | 8% | **12%** | | More than 2 to 3 years | 4% | **8%** | | More than 3 to 4 years | 0% | **4%** | | More than 4 years | 0% | **0%** | ### Why the Change? A Look at the Background and Reasons The SSD was first introduced in 1996 to deter rampant speculative buying, especially when one in five transactions involved a [sub-sale](https://www.patkoproperty.com/buying-a-sub-sale-property-in-singapore/). After being rolled back, it was reintroduced in 2010 to curb property flipping for profit. The holding period was extended to four years from January 2011 to March 2017, before being reduced to three years in 2017 with corresponding rate reductions. This latest adjustment is hence technically **not considered a new cooling measure** in itself, but rather a reinstatement of a policy tool to fine-tune market stability. But you know law, humans don't think of that way (only we agents do...). The primary reason for the increase is the **sharp rise in private residential property transactions with short holding periods**, particularly an increase in the sub-sale of uncompleted units. - *The Business Times* reported in March 2024 that **sub-sale volume rose for a second year in 2023** to 1,294 transactions, marking a 69% jump from the previous year and the highest level since 2013. - While far from the peak of nearly 5,000 sub-sale units in 2007, these transactions have been **"creeping up" and remained "highly profitable"**. - Post-pandemic, sub-sale volumes jumped from 765 deals in 2022 to 1,294 in 2023, and further to 1,428 in 2024. - The increase in sub-sales between 2022 and 2024 is understandable given the strong post-COVID market rebound, with private home prices increasing by a **cumulative 26% from 2021 to 2023**, motivating some owners to sell early and realize profits. ![The Subsale market has been very active](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/07/The-Subsale-market-has-been-very-active.webp) The Subsale market has been very active ### Implications for Sellers For those considering selling, especially properties purchased on or after July 4, 2025, these changes will directly impact your potential profits if you sell within four years. While this might lead to a **short-term slowdown in resale volume**, history shows that **SSD does not crash the market**. Sellers are advised to **price their properties reasonably** to attract genuine buyers. If you are upgrading, the focus should be on your **overall gain** from both buying and selling, rather than solely on the selling price. Negotiating smartly on both ends is key. ### Advice for Buyers and Homeowners Today This move primarily targets short-term speculative activity, encouraging a **longer-term mindset for property investors**. - **For Buyers:** - If you're eyeing [**new launches**](https://www.patkoproperty.com/tag/new-launch/), the sources suggest **no major impact** as land and construction costs are generally locked in for the next two years. - For those buying **resale for own stay**, the market is expected to **remain stable** due to factors like the Total Debt Servicing Ratio (TDSR), growing incomes, and the fact that most current sellers bought at lower prices. - For **careful and responsible investing**, it's prudent to **revisit your investment budget** and consider increasing your financial buffer from 18 to **24 months**. This aligns with the extended SSD holding period and provides stronger holding power and peace of mind. - Current buyer sentiment is generally **not speculative**, with most buyers adopting a mid to long-term view as genuine homeowners or long-horizon investors. Speculative activity is now considered "almost non-existent". - **For Homeowners:** - If you purchased your property *before* July 4, 2025, the **previous SSD rules will still apply** to you. - However, if you are planning future property purchases on or after this date, be mindful of the **new holding periods and rates** to avoid unexpected stamp duty costs. - It's a good time to **review your overall property strategy** and understand how these changes might affect your long-term financial goals. In conclusion, the **SSD increase in Jul 2025** is a calibrated measure designed to ensure market stability by curbing short-term speculative activities. While it introduces higher costs for quick property turnovers, it reinforces a focus on longer-term property ownership and investment in Singapore. End of the day we all want a more stable sustainable property market for Singaporeans. --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Lyndenwoods New Launch Review URL: https://www.patkoproperty.com/lyndenwoods-new-launch-review/ Last updated: 2026-03-19T10:51:56.000Z Welcome to my little attempt at a review of the highly anticipated [**Lyndenwoods new launch**](https://newlaunchescondo.sg/lyndenwoods/), a groundbreaking residential project nestled within Singapore’s Science Park. This development marks a significant shift in how city-fringe living is perceived, as it introduces the first-ever condominium within a bustling research and development hub. It is like trying to live within the place you work 😃 This review is based on the various developers information to agents as well as my visit to the show flat. Developed by CapitaLand and designed by the renowned ADP architects, Lyndenwoods promises a blend of innovative design, prime location, and lifestyle-centric facilities. In this review, I will try to explore everything from project facts, location benefits, unit layouts, pricing, and facilities, to the future transformation potential of the area. Whether you’re an investor, a first-time homebuyer, or someone looking for a strategic property purchase, this little overview will help you understand why Lyndenwoods is generating so much buzz in Singapore’s property scene. Or at least that's what I think 😃 ## 🏢 Project Overview and Facts Lyndenwoods is a unique development positioned within Singapore Science Park, an area **traditionally known for its commercial and research activities** rather than residential living. So it is an attempt (just like in One North area) to bring Work-Live-Play-Learn environment. This project is offering **343 residential units** spread across two residential towers. The lease tenure is a 99-year lease starting from 2025, with an expected TOP (Temporary Occupation Permit) in 2029. ![Two Towers at Lyndenwoods](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Two-Towers-at-Lyndenwoods.webp) See.. Two Towers.. I never bluff you... The unit mix primarily caters to a range of buyers, with a strong emphasis on two-bedroom units. Out of the total 343 units, 229 are two-bedroom types, including **137 two-bedroom compact units starting from approximately 630 square feet and then 92 two-bedroom-plus-study units starting from 850 square feet.** There are also three-bedroom units from 1,000 square feet, and premium three-bedroom-plus-guest units starting from 1,200 square feet. The largest units are four-bedroom premium apartments beginning at 1,600 square feet, complete with a private lift for added exclusivity. ![The different unit types available at Lyndenwoods](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Lyndenwoods-Unit-Mix.webp) The different unit types available at Lyndenwoods There are 243 carpark lots. So that means 243/343 is 70.85% of units have parking lots. This is good, right.. now I am keen to know how many are EV lots though... information coming soon for my Tesla and BYD buyers 🤩 It’s important to note that Lyndenwoods is a ***non-harmonisation* development**. This means that the total square footage includes air-conditioning ledges in the calculation, which is slightly different from post-harmonisation developments where these ledges are excluded. Buyers should keep this in mind when comparing sizes and prices with other projects. The demand outlook is positive, given the scarcity of residential options within Science Park (there are NONE at the moment !) and the growing trend of integrating living and working spaces (so that we, the new generation, can just walk to work in our Crocs and Bermudas and maybe Uniqlo white top... 😊). The area’s long-term master plan also hints at further development, which should enhance the value proposition (you know the buzzwords of [Greater Southern Waterfront](https://en.wikipedia.org/wiki/Greater%5FSouthern%5FWaterfront)). ## 📍 Location and Accessibility Location is a standout selling point for Lyndenwoods. Situated right within Singapore Science Park, residents will enjoy unmatched proximity to major research institutions, offices, and healthcare facilities such as the National University Hospital (NUH). The site is conveniently connected via a sheltered linkway to Kent Ridge MRT station, making commuting straightforward for both work and leisure. In fact, it is just SIX MINUTES walk.... ![Six Minutes walk to Kent Ridge MRT](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Six-Minutes-walk-to-Kent-Ridge-MRT.webp) Six Minutes walk to Kent Ridge MRT... get those walking shoes out The surrounding area is undergoing significant transformation, with government master plans gradually introducing more residential zoning within this traditionally commercial district. An adjacent plot previously designated for non-residential use has been rezoned, indicating potential for further development and increasing the attractiveness of this location. The Science Park location also benefits from a rich ecosystem of work, play, and research spaces. The area is home to many Grade A offices, R&D centres, and educational institutions, which together create a strong rental demand. Two bedrooms are good for rental tenants working there 😀 For professionals who happen to be also working in these hubs, living within walking distance is a huge convenience, right 😼 ## 🏊 Facilities and Lifestyle Amenities Despite being nestled within a research park, Lyndenwoods does not compromise on lifestyle. The development boasts a full suite of facilities aimed at modern living and wellness. At its heart is a 50-meter infinity lap pool—a rare find for a development in this area—offering residents a serene space to unwind. Sports enthusiasts will appreciate the inclusion of both a tennis court and a pickleball court. Pickleball is gaining popularity as a modern alternative to badminton, providing a fresh recreational option for residents. Alongside these, there are well-equipped gyms, barbecue pavilions, and multiple function rooms, ensuring spaces for social gatherings and fitness. Pet owners are also well catered for with dedicated pet-friendly zones, reflecting the growing trend of pet-inclusive living in Singapore. The lush landscaping and thoughtful design create a welcoming environment for both humans and their furry companions. Access to the condo is facilitated through three separate gates, including a main gate with car access and two pedestrian gates linking to the Science Park area. This design ensures smooth flow of traffic and convenience for residents entering and exiting the development. ## 🌳 Neighborhood Highlights and Nearby Attractions Living in Lyndenwoods offers more than just proximity to workplaces; it provides access to a vibrant neighborhood rich in amenities. The nearby [Geneo @ Singapore Science Park](https://thesmartlocal.com/read/geneo-mall-singapore-science-park/) offers various food and beverage outlets cater to daily needs and dining options. ![Lyndenwoods Surrounding Amenities](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Lyndenwoods-Surrounding-Amenities.webp) Lyndenwoods Surrounding Amenities Residents also benefit from excellent educational options nearby, including Fairfield Methodist Primary and Secondary Schools, as well as prestigious junior colleges like Anglo-Chinese Junior College (ACJC). For families planning long-term, this creates a seamless educational journey from primary school to university, especially with the proximity of the National University of Singapore (NUS). And never forget that this area is also foot steps away from hiking trails and park connectors ! I love to hike around [Kent Ridge Park](https://www.nparks.gov.sg/visit/parks/park-detail/kent-ridge-park) area too... ![Kent Ridge Park.. Romantic Evening Walks for you and your loved one](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Kent-Ridge-Park.webp) Kent Ridge Park.. Romantic Evening Walks for you and your loved one ## 🏘️ Surrounding New Launches and Market Comparison To fully understand Lyndenwoods’ market position, it is helpful to compare it with neighboring developments. Bloomsbury Residences, located just across the AYE, is a recent launch with post-harmonisation unit sizes and prices starting at around $1.7 million for two-bedroom units. However, Bloomsbury’s lack of MRT proximity is a drawback for some buyers. Other nearby developments include [The Hill at One North](https://newlaunchescondo.sg/%5Fname-the-hill-one-north-location/) and One North Eden, both established projects with good access to MRT and amenities. The Hill at One North, in particular, is well-positioned but is further from the MRT compared to Lyndenwoods. Pricing for Lyndenwoods is expected to be competitive, with estimates around $2,006 to $2,008 per square foot (psf) for three-bedroom units, factoring in the non-harmonisation measurement that includes air-conditioning ledges. This could translate to a quantum close to $3 million for a three-bedroom compact unit, which is a key consideration for buyers balancing affordability and size. ## 🏠 Unit Layouts and Design Flexibility ### Two-Bedroom + Study Units The two-bedroom plus study layout offers excellent flexibility, making it a strong contender for owner-occupiers or small families. Starting from 850 square feet, these units feature bathrooms with windows, a rare and desirable feature for natural ventilation and daylight. The study area is cleverly positioned without structural walls, allowing for customization such as converting it into a dry kitchen, a storage room, or an extended master bedroom. ![Lyndenwoods Two Bedrooms + Study Floor Plan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Lyndenwoods-Two-Bedrooms---Study-Floor-Plan.webp) Lyndenwoods Two Bedrooms + Study Floor Plan The corner units, which house these two-bedroom-plus-study layouts, enjoy dual aspects, with some facing the AYE expressway. While this may introduce some traffic noise, the unobstructed views and longer sightlines can be appealing for those prioritizing openness and natural light. ### Three-Bedroom Premium Units The three-bedroom premium units are more spacious, starting from around 1,020 square feet. The layout is unique compared to typical three-bedroom condos, with bedrooms distributed on different sides of the unit to maximize privacy and views. The master bedroom features a walk-in wardrobe leading to the master bath, optimizing space efficiency. Additional flexibility is offered by the guest room, which can double as a study or workstation. The living and dining areas open onto a balcony extending across multiple rooms, creating a spacious and functional social space. ![Lyndenwoods Three Bedrooms Floor Plan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Lyndenwoods-Three-Bedrooms-Floor-Plan.webp) One limitation is the fixed kitchen location, meaning no structural changes can be made to expand or relocate it. However, the inclusion of a home shelter tucked away from the main living spaces is a practical addition. ### Four-Bedroom Premium Units The largest units, starting from 1,600 square feet, come with the luxury of a private lift lobby. The open-concept kitchen, dining, and living areas provide a grand space ideal for entertaining guests and family gatherings. Features like an island counter and sliding doors enhance both functionality and aesthetics. The four-bedroom layout includes a grand master bedroom with generous walking space and a junior master with an en-suite bathroom, suitable for multi-generational living. The other two bedrooms face different directions, offering varied views and natural lighting. ![Lyndenwoods Four Bedrooms Floor Plan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Lyndenwoods-Four-Bedrooms-Floor-Plan.webp) Lyndenwoods Four Bedrooms Floor Plan Interestingly, the helper’s room and yard are separated from the main kitchen area, a design choice that differs from many other developments and provides additional privacy and flexibility. ## 🌟 Final Thoughts... If I May.. Lyndenwoods represents a step in Singapore’s latest urban development, bringing **residential living to an area traditionally reserved for work and research**. Its strategic location, comprehensive facilities, and thoughtfully designed units make it a compelling choice for owner-occupiers, professionals working nearby, and investors looking for long-term growth. The flexible layouts, especially the two-bedroom-plus-study and premium three-bedroom units, offer excellent adaptability for different lifestyles. Facilities such as the 50-meter infinity pool, pickleball court, pet-friendly zones, and multiple access points add significant lifestyle value. The proximity to Kent Ridge MRT and major institutions like NUH and NUS further enhances convenience and rental appeal. For families, the nearby schools and universities provide an attractive educational pathway, while the ongoing transformation of the one-north district suggests strong future capital appreciation potential. If you are considering a purchase in the city-fringe area and want a home that balances work, play, and privacy, **Lyndenwoods at** Science **Park** is certainly worth a closer look. Should you have any questions or wish to explore Lyndenwoods further, consulting with [property experts](https://lyndenwoods-sciencepark.com) and working with them to visit the showflat (expected to open June 2025) that will provide deeper insights tailored to your needs. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/06/Two-Towers-at-Lyndenwoods-1.webp) #### Lyndenwoods Science Park Launching Soon Minutes from Kent Ridge MRT. Greenery Location. Good Entry Price. [Visit Lyndenwoods Developer Agent Site](https://newlaunchescondo.sg/lyndenwoods/) --- ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Singapore May Scrap 15-Month Wait-Out Period for Private Property Owners Buying HDB Resale Flats URL: https://www.patkoproperty.com/singapore-may-scrap-15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats/ Last updated: 2026-07-28T03:55:37.000Z In a significant policy shift announced today (28th May 2025), the Singapore government is considering removing the 15-month wait-out period that currently affects private property owners seeking to purchase HDB resale flats. **Update 28 Jul 2026:** It happened. The wait-out period is officially removed — [read the full announcement here](https://www.patkoproperty.com/15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats-is-removed/). The current wait out has caused many private property sellers not to be able to buy HDB flats (or more importantly to downsize due to age or due to economic reasons such as retrenchment and loss of job). This move could reshape the dynamics of the HDB resale market, especially for those looking to transition from private to public housing. --- ### Understanding the 15-Month Wait-Out Period Introduced in September 2022, [the 15-month wait-out](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/) period mandates that private property owners wait 15 months after selling their private property before they can purchase a non-subsidised HDB resale flat. This measure originally aimed to moderate demand in the HDB resale market and ensure that flats remain affordable for buyers with genuine housing needs. But still many million dollars flats are being sold today (and still "monitoring" 😸). However, exemptions exist. Seniors aged 55 and above who are moving from a private property to a 4-room or smaller resale HDB flat are exempted from this wait-out period. Note that BOTH conditions must be fulfilled. **Both owners must be 55 and above AND the size of the HDB must be 4 room and smaller.** Between September 2022 and December 2023, about 940 senior households benefited from this exemption, accounting for under 4% of all resale transactions for 4-room or smaller flats during that period. --- ### Potential Policy Change and Market Implications On May 28, 2025, Minister for National Development Chee Hong Tat announced that the government is [considering removing the 15-month wait-out period](https://www.businesstimes.com.sg/property/government-may-remove-15-month-wait-out-period-when-hdb-resale-prices-begin-moderate-chee-hong-tat), contingent upon continued moderation in HDB resale flat prices. He emphasized that this potential policy change aims to address the challenges posed by rising resale prices and to provide more flexibility for homeowners transitioning between private and public housing. Recent data indicates that HDB resale price growth has eased to 1.6% in the first quarter of 2025, the slowest pace since the fourth quarter of 2023\. This moderation suggests a stabilising market, which could support the removal of the wait-out period. --- ### Impact on Homebuyers and the Housing Market **For Private Property Owners:** - Eliminating the wait-out period would allow for a smoother transition from private to public housing, reducing the need for interim housing solutions (such as rental) and associated costs. **For the HDB Resale Market:** - The influx of private property owners into the HDB resale market could increase demand, particularly for larger flats, potentially influencing prices to go up as cash rich private property sellers can now buy HDB flats quickly. Which was the reason for the 15 months period in the first place. **For First-Time Buyers:** - While increased demand might lead to price pressures, the government’s continued efforts to increase BTO supply aim to provide affordable options for first-time buyers. --- ### Looking Ahead The government's consideration to remove the 15-month wait-out period reflects its commitment to responsive housing policies that balance market stability with accessibility. As the housing landscape evolves, stakeholders will need to stay informed and adapt to policy changes that impact buying and selling decisions. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Can You Retire Off Your Only Property URL: https://www.patkoproperty.com/can-you-retire-off-your-only-property/ Last updated: 2025-10-26T07:12:49.000Z Retiring off a single property is often unrealistic in **high-cost areas** like Singapore, where monthly expenses for singles can reach $1,379, and couples need around $2,351\. Individuals face risks from fluctuating property values, lease decay, and market volatility, which can erode **financial security** over time. Honestly, relying on one asset might feel like a safe bet, but it leaves little room for unexpected twists. Exploring proven strategies ahead can build a more **robust retirement plan**. ## The High Cost of Retirement in Singapore ![The High Cost of Retirement in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/05/Can_You_Retire_Off_Your_Only_Property_0001.jpg) The High Cost of Retirement in Singapore As Singapore claims the title of the **world's most expensive city**, retirees must grapple with **soaring living costs** that demand meticulous financial planning. Elderly singles, for instance, face **monthly expenses** around $1,379, while couples need approximately $2,351 to maintain a **comfortable lifestyle**, often including healthcare and daily necessities. Those aged 55 to 64 might require about $1,721 per month, a figure that rises with inflation, eroding savings over time. Consequently, **total retirement funds** could exceed seven figures, with estimates suggesting $330,960 for 20 years starting at age 65\. Understanding the [**CPF Basic Retirement Sum**](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) is essential for planning financial security in retirement. This shared challenge, though intimidating, unites many in seeking smarter strategies, reminding us that **careful preparation** fosters a sense of community resilience amidst uncertainty. After all, facing these realities together makes the path ahead feel a bit less overwhelming. ## Dangers of Depending on One Property While owning just one property might seem like a solid foundation for retirement, it often exposes individuals to unforeseen **financial vulnerabilities** that can undermine long-term security, leaving them feeling isolated in their planning. For instance, dependence on a single asset may result in **living paycheck to paycheck**, as property values fluctuate and don't always translate to ready cash, especially with inflation eroding savings over time. Selling that property could mean facing **housing uncertainty**, a risk that heightens anxiety during vulnerable years. Additionally, **low bank interest rates** hinder wealth growth, while wages fail to keep pace with rising costs, potentially leading to **financial strain**. **Lease decay** further complicates matters, diminishing property value as years pass, which can make individuals question their belonging in a secure community, though it's a common pitfall worth noting lightly. Recent changes in [**Additional Buyer's Stamp Duty**](https://www.patkoproperty.com/cooling-measures-20aug24/) have made it even more critical for property owners to reassess their financial strategies. Ultimately, this reliance creates a precarious situation, where one setback, like **market dips**, could disrupt dreams of stability. ## Strategies for Building Wealth Through Properties ![Strategies for Building Wealth Through Properties](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/05/Can_You_Retire_Off_Your_Only_Property_0002.jpg) Ok. I also know your property definitely don't look like this too Building wealth through **properties** requires **smart, proactive steps** that go beyond simply owning a home, as savvy investors often leverage appreciation and diversification to secure long-term financial gains. For instance, starting with an initial property purchase, individuals can sell **appreciated assets** to reinvest in a **diversified portfolio**, fostering a sense of shared growth among like-minded planners. Upgrading to better properties over time, while still employed, allows for **capital appreciation** that builds resilience, much like nurturing a community garden that flourishes together. Historical data from places like Singapore shows steady price increases, encouraging strategic upgrades or right-sizing later in life for **financial flexibility**. Additionally, understanding the [**Minimum Occupation Period (MOP)**](https://www.patkoproperty.com/what-to-prepare-before-buying-a-singapore-property/) is crucial for HDB buyers to maximize their investment potential. Remember, it's a rewarding journey where thoughtful moves, such as reinvesting proceeds, create lasting security and a feeling of belonging in the investor circle. Ultimately, these approaches turn properties into powerful tools for a **prosperous future**. ## Maximizing Rental Income for Financial Stability Rental income from properties can become a reliable pillar of **financial stability**, especially when investors strategically manage their assets in Singapore, where the **average yield** sits at 3.40% as of late 2024, though this figure demands smart enhancements to truly make a difference. To boost returns, investors might focus on **prime locations** that draw reliable tenants, ensuring properties are **well-maintained** to command higher rents and foster long-term occupancy, which builds a comforting sense of community security. > To boost returns, target prime locations for reliable tenants and maintain properties to command higher rents, fostering long-term occupancy and community security. Simple tactics, like using online platforms for efficient advertising and screening, can minimize vacancies and streamline cash flow, turning a modest yield into a steady stream. For instance, **upgrading kitchens** or adding **energy-efficient features** often justifies rent increases, helping investors feel more connected to their financial goals. Additionally, [**the GLS Programme**](https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand/) for 2H2023 aims to increase the housing supply, which can positively impact rental demand and prices in sought-after areas. Ultimately, these steps not only maximize income but also pave the way for a **worry-free retirement**, where every dollar earned feels like a shared victory in Singapore's vibrant property scene. ## Why Diversification Is Essential for Retirement Security ![Why Diversification Is Essential for Retirement Security](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/05/Can_You_Retire_Off_Your_Only_Property_0003.jpg) And DEFINITELY NOT LIKE THIS TOO In an era where **economic uncertainties** can upend even the best-laid plans, **diversification** emerges as a vital safeguard for **retirement security**, helping individuals spread risks across various assets rather than pinning hopes on a single property. For instance, relying solely on a home in Singapore's **volatile market** exposes one to inflation and lease decay, potentially eroding value over time, as we've seen with stagnant rental yields. By contrast, a **diversified portfolio**—mixing stocks, bonds, and other properties—creates a **safety net**, ensuring steadier income and growth, much like building a community of assets that support each other. This approach fosters belonging in a shared financial journey, where everyone can weather storms without isolation. Remember, even a light-hearted investor knows that putting all eggs in one basket is rarely fun in retirement; it's about creating **balance for peace of mind**. Ultimately, diversification not only mitigates risks but also paves the way for a more resilient, fulfilling golden years, drawing from historical data on mixed investments for **long-term stability**. ## Conclusion To sum up, relying solely on one property for retirement in Singapore falls short amid high costs and risks like inflation and lease decay, making **financial stability** elusive. Diversification, such as investing in multiple properties for rental yields around 3.40%, offers a safer path by generating **passive income**. While property gains are steady, experts urge a balanced approach; after all, spreading investments keeps retirement worries at bay, ensuring a more **secure future**. However, for many of us, we can also consider selling off our properties and getting a [2 Room Flexi](https://www.patkoproperty.com/hdb-2-room-flexi-is-a-short-lease-2-room-flexi-flat-worth-it/) with a low lease to keep more cash for retirement too. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### 21 Anderson: Exquisite Freehold Luxury in Prime District 10 URL: https://www.patkoproperty.com/21-anderson-exquisite-freehold-luxury-in-prime-district-10/ Last updated: 2025-08-18T05:12:44.000Z # [21 Anderson](https://21anderson-condo.com), a truly exceptional freehold condominium in Singapore's prestigious District 10, is set to launch in March 2025\. This exclusive development by Kheng Leong Company offers discerning buyers an opportunity to secure a remarkable residence in one of the city's most coveted neighborhoods. With just 18 exclusive units available and a **targeted TOP date of July 2025**, this development is positioned to be among the most anticipated luxury launches of the year. ## A Legacy of Excellence by Kheng Leong Developed by Kheng Leong Company, 21 Anderson represents the continued commitment to creating outstanding luxury properties from a developer with deep roots in Singapore. Incorporated in 1949, Kheng Leong began as an international commodity and spice trading company before evolving into a sophisticated investment group with significant interests in property development and commercial investment. Kheng Leong acquired the site in an en bloc sale for $213 million from Far East Consortium in 2021, recognizing the exceptional potential of this prime real estate located in the heart of Singapore's exclusive Ardmore, Bukit Timah, Holland Road, and Tanglin area. The developer's impressive portfolio includes other prestigious projects such as MEYERHOUSE, 15 HOLLAND HILL, NASSIM PARK RESIDENCES, and [32 GILSTEAD](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/), establishing their reputation for delivering exceptional quality and craftsmanship. ## World-Class Design Collaboration 21 Anderson brings together a remarkable team of internationally acclaimed design professionals to create a truly exceptional living experience. We are seeing the [masterful collaboration of world class experts in 32 Gilstead](https://32gilsteadcondo.com/32-gilstead-masterful-collaboration-by-three-luminaries/). ### Ernesto Bedmar Architects Serving as the concept architect, this Singapore-based architectural practice established in 2015 specializes in a wide range of architectural, conservation, landscape, and interior designs. The firm, which also designed [32 Gilstead](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/), maintains a multicultural team of designers focused on exploring the relationships between buildings and nature with particular emphasis on quality design and execution. ![Ernesto Bedmar](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/Ernesto-Bedmar-390x390.jpg) ### Shunmyo Masuno As landscape architect, Masuno brings unparalleled expertise as one of the world's preeminent Japanese garden designers. He is also a landscape architect, professor at Tama Art University, and eighteenth-generation Zen priest at the Kenko-ji Temple in Yokohama. Renowned for blending modern design with traditional Japanese aesthetics, Masuno has established gardens worldwide in various settings including temples, offices, hotels, and campuses. ![Shunmyo Masuno](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/2191564.jpeg) Shunmyo Masuno ### Studio Liaigre Founded by Christian Liaigre in 1987, this [Paris-based interior design studio](https://www.studioliaigre.com/en/) has become the designer of choice for fashion legends Calvin Klein, Karl Lagerfeld, and Kenzo Takada, as well as a favored name in the yachting world. The studio is an award winner of the prestigious Créateurs Design Awards 2022 in Paris for Best Residential Project in Interior Design. ## Exclusive Residences with Extraordinarily Generous Proportions 21 Anderson will comprise just 18 exclusive units spread across 10 floors, with only two units per floor, ensuring privacy and exclusivity for residents. The unit mix includes: - Two ground-floor 2-bedroom apartments (#01-01, #01-02), each spanning an impressive 3,326 SQFT (309 SQM) - Fourteen 4-bedroom apartments (#02-01 to #08-01, #02-02 to #08-02), each offering a spacious 4,521 SQFT (420 SQM) - Two triplex penthouses (#09-01, #09-02), providing an extraordinary 10,000+ SQFT (929+ SQM) of living space These generously proportioned residences are designed to offer ample space for comfortable living and entertaining, with high-quality finishes and meticulous attention to detail throughout. The penthouses feature exceptional amenities including private pools, private saunas, and wine cellars capable of storing 5,000 bottles or more. ![21 Anderson Condo Schematic Diagram](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/21-Anderson-Condo-Schematic-Diagram.png) 21 Anderson Condo Schematic Diagram ## Comprehensive Facilities for Discerning Residents Residents of 21 Anderson will enjoy access to a carefully curated range of facilities designed to enhance their lifestyle: - Swimming pool and children's pool - Jacuzzi and sun deck - Fully equipped gymnasium - Club house for social gatherings - Pavilion garden for relaxation - 24-hour private concierge service The development provides 55 car park lots, with penthouses having dedicated private parking spaces and a private lobby at the B1 car park with private lift access to their units. This attention to detail ensures that every aspect of residents' needs is catered for, offering a seamless living experience from arrival to relaxation. ## Strategic Location with Excellent Connectivity One of 21 Anderson's most significant advantages is its prime location in District 10, offering excellent connectivity to various parts of Singapore\[3\]\[5\]. The development is positioned between Newton and Stevens MRT stations, providing residents with access to the North-South Line, Downtown Line, and the upcoming Thomson-East Coast Line. This connectivity makes it easy to travel to the Central Business District, Orchard Road shopping belt, and other key areas of Singapore. The area is set to benefit further from the [North-South Corridor](https://en.wikipedia.org/wiki/North–South%5FCorridor,%5FSingapore), a 21.5 km expressway with dedicated bus and cycling lanes scheduled for completion in 2026\. This new corridor will ease traffic on the Central Expressway (CTE) and cut traveling time for motorists, particularly benefiting residents traveling between the northern parts of Singapore and the city center. ![North-South Corridor in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/North-South-Corridor.jpg) North-South Corridor in Singapore ## Educational Excellence Within Reach Families with school-age children will appreciate 21 Anderson's proximity to some of Singapore's most prestigious educational institutions. The development is within reach of renowned schools such as: - Anglo-Chinese School - Singapore Chinese Girls' School - Raffles Girls' School - St. Joseph's Institution Junior ![Schools with 1 km to 2 km of 21 Anderson](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/Schools-with-1-km-of-21-Anderson.png) Schools with 1 km to 2 km of 21 Anderson For secondary education, the famous Bukit Timah Education Belt is just a short distance away, with institutions such as Nanyang Girls High School, Hwa Chong Institution, and National Junior College all relatively nearby. International schools are also conveniently located in the vicinity. ## Lifestyle and Amenities Beyond education, 21 Anderson offers easy access to a wealth of lifestyle amenities. The Orchard Road shopping belt, with its array of luxury boutiques and department stores, is just a short distance away. Residents can also enjoy proximity to exclusive clubs and hotels, and for healthcare needs, top-notch facilities such as Gleneagles, Mount Elizabeth Hospital, and Novena Medical Centre are within the vicinity. ![Novena Medical Area is just nearby to 21 Anderson](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/Novena-Medical-Hub.webp) Novena Medical Area is just nearby to 21 Anderson Nature enthusiasts will appreciate being just a short drive from the Singapore Botanic Gardens, a UNESCO World Heritage Site offering a lush green escape from urban life. ## Exceptional Investment Potential As a freehold property in one of Singapore's most desirable districts, 21 Anderson presents a compelling investment opportunity\[6\]. Freehold properties in Singapore are becoming increasingly rare, and the property's prestigious location, exceptional quality, and freehold status position it as a potentially valuable asset that could appreciate significantly over time. The development's incredibly low density of just 18 units further enhances its exclusivity and potential value, especially considering the extraordinary unit sizes that are rarely found in new developments today\[7\]. Additionally, the property allows owners to create a legacy for future generations by passing on the property to children and grandchildren. ## Conclusion 21 Anderson represents a rare opportunity to own an exclusive residence in one of Singapore's most prestigious neighborhoods. With its freehold status, prime location, extraordinarily generous living spaces, and luxury amenities, it offers an exceptional living experience for those who demand the very best. As the launch date approaches in March 2025, interested buyers should prepare to move quickly, as the limited number of units is likely to attract significant interest from discerning property seekers. **With a targeted TOP date of July 2025**, new owners can look forward to moving into their luxury residences soon after purchase, making this an attractive option for those seeking a premium home without a lengthy wait. For those interested in learning more about this exceptional development, scheduling a showroom visit would be the next step to fully appreciate what 21 Anderson has to offer. Call the developer agent at [8866 9422](https://wa.link/21anderson). ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/03/21-Anderson-1.png) #### 21 Anderson Visit or Call 8866 9422 --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Anagram Homes: Exquisite Landed Properties for Sale in Prime Kheam Hock Road URL: https://www.patkoproperty.com/anagram-homes-exquisite-landed-properties-for-sale-in-prime-kheam-hock-road/ Last updated: 2025-02-22T15:10:33.000Z Are you in search of a luxurious landed property in one of Singapore's most prestigious districts? Look no further than [**Anagram Homes**](https://anagramhomessg.com), an exclusive collection of landed homes nestled in the serene and prime location of **Kheam Hock Road**. Inspired by the evolving nature of memories and the endless possibilities of an anagram, Anagram Homes offers a **configurable canvas** where you can express your unique individuality. ### Introduction: Discover Your Dream Landed Home in Bukit Timah This article delves into the exceptional features of Anagram Homes, highlighting why it stands out as a **rare gem in the landed property landscape**. You'll discover: - The unique architectural design and philosophy behind Anagram Homes - The variety of property types available, including detached, semi-detached, and terrace houses - The prime location benefits, including proximity to top schools, amenities, and transport links - The luxurious features and customizable options that make Anagram Homes a perfect sanctuary - Insights into the developer, Aurum Land, and the construction giant behind the project, Woh Hup Whether you're a discerning homeowner seeking luxury and tranquility or an investor looking for a timeless masterpiece, Anagram Homes offers an unparalleled living experience. ![Anagram Homes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/02/Detached-36C-KHR-Medium.jpeg) Anagram Homes ### Prime Address: The Allure of Kheam Hock Road Anagram Homes is located on Kheam Hock Road, in the heart of **District 11**, a coveted residential area known for its exclusivity and lush surroundings. This prime address offers a unique blend of serenity and convenience. - **Prestigious Location:** Situated within a tranquil enclave encircled by bungalows, offering a sense of privacy and exclusivity. - **Excellent Connectivity:** Seamless access to the Pan Island Expressway (PIE) ensures excellent connectivity to the rest of the city. - **Proximity to Amenities:** A variety of premier dining, retail, and entertainment options are nearby, including Orchard Road, Dempsey Hill, Holland Village, and Cluny Court. ### Unparalleled Convenience: At Your Doorstep Anagram Homes offers a lifestyle of unparalleled convenience with a host of amenities at your doorstep. - **Elite Schools:** Close proximity to renowned educational institutions such as Singapore Chinese Girls’ School (SCGS) and Anglo-Chinese School (ACS). Other schools in the area include: Raffles Girls’ Primary School, Nanyang Primary School, Anglo-Chinese School (Barker Road), National Junior College, Hwa Chong Institution - **Medical Centers:** Access to top-notch medical facilities like Mount Elizabeth Hospital and Camden Medical Centre. Other medical facilities include: Mount Alvernia Hospital, Thomson Medical Centre, Mount Elizabeth Novena Hospital, Novena Medical Centre, Crawfurd Hospital. - **Nature & Relaxation:** Enjoy nearby nature and recreation spots such as the Singapore Botanic Gardens and Raffles Town Club. Other spots for nature and relaxation include: The Tanglin Club, The American Club, Singapore Island Country Club. - **Retail & Dining**: Cluny Court, Serene Centre, Adam Food Centre, Empress Market Food Centre, Newton Food Centre, Guthrie House, Holland Village, Dempsey Hill. ### A Bespoke Collection: Exploring the Landed Homes of Anagram Homes Anagram Homes features a **bespoke collection** of three detached, two semi-detached, and three terrace houses. Each home is meticulously crafted with flexible layouts to cater to multi-generational living, balancing privacy with connection. **Types of Landed Properties Available:** - **Detached Houses:** Offers the most space and privacy, ideal for large families. - **Semi-Detached Houses:** Provides a balance between space and community living. - **Terrace Houses:** Designed for efficient use of space, perfect for those seeking a stylish urban lifestyle. Each unit within Anagram Homes is unique and designed to offer a sense of individuality. The architecture ensures that no two facades are alike, and the internal spaces can be configured to suit individual needs and lifestyles. ![Anagram Homes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/02/Detached-34C-KHR-Medium.jpeg) Anagram Homes **Available Units, Land Size, and Price:** - **Detached, 34C Kheam Hock Road**: 7+3 rooms, Land Size 662.3M2 (7129 Sqft), Approx Built Up Area 1204.96 sqm (12970.2 sqft), Ballpark List Price $24,700,000, $3,465 (List Price/psf land), $1,904 (List Price/psf buildable area) - **Detached, 36 Kheam Hock Road**: 7+2 rooms, Land Size 582.8M2 - **Detached, 36C Kheam Hock Road**: 6+2 rooms, Land Size 433.0M2 (4660.8 Sqft), Approx Built Up Area 1000.10 sqm (10765.1 sqft), Ballpark List Price $19,900,000, $4,270 (List Price/psf land), $1,849 (List Price/psf buildable area) - **Semi Detached, 36B Kheam Hock Road**: 6+3 rooms, Land Size 297.2M2 (3199.1 Sqft), Approx Built Up Area 756.58 sqm (8143.8 sqft), Ballpark List Price $13,900,000, $4,345 (List Price/psf land), $1,707 (List Price/psf buildable area) - **Semi Detached, 36A Kheam Hock Road**: 6+3 rooms, Land Size 296.7M2 (3193.7 Sqft), Approx Built Up Area 738.23 sqm (7946.3 sqft), Ballpark List Price $13,900,000, $4,352 (List Price/psf land), $1,749 (List Price/psf buildable area) - **Corner Terrace, 34B Kheam Hock Road**: 5+3 rooms, Land Size 256.7M2 (2763.1 Sqft), Approx Built Up Area 617.42 sqm (6645.9 sqft), Ballpark List Price $11,700,000, $4,234 (List Price/psf land), $1,760 (List Price/psf buildable area) - **Inter-Terrace, 34A Kheam Hock Road**: 5+2 rooms, Land Size 200.1M2 (2153.9 Sqft), Approx Built Up Area 572.28 sqm (6160.0 sqft), Ballpark List Price $9,600,000, $4,457 (List Price/psf land), $1,558 (List Price/psf buildable area) - **Corner Terrace, 34 Kheam Hock Road**: 5+3 rooms, Land Size 302.3M2 (3254.0 Sqft), Approx Built Up Area 673.18 sqm (7246.1 sqft), Ballpark List Price $13,400,000, $4,118 (List Price/psf land), $1,849 (List Price/psf buildable area) ### Seijaku: The Design Philosophy of Anagram Homes Anagram Homes embodies **Seijaku**, a Japanese principle that emphasizes serenity and stillness. This design philosophy creates sanctuaries that offer a retreat from the chaos of everyday life. - **Monolithic Language:** Defined by a series of fins, the solid exterior is fragmented by pockets of green, drawing nature into the house. - **Balance of Privacy and Light:** The placement of fenestrations is carefully considered to create a balance between affording privacy while ensuring an abundance of natural light and ventilation. - **Dual Facade:** The solid front feature fin walls make a bold architectural statement, while the transparent glazed rear dissolves into openness, merging the private with the natural. The Seijaku-inspired approach enhances the experience of a landed home and fosters a lifestyle of mindfulness and relaxation, turning each home into a personal sanctuary of peace and reflection. ### Living Well: The Hallmarks of Anagram Homes Anagram Homes is designed to enhance your well-being, with every detail contributing to a life of tranquility and comfort. These homes resonate with those who seek both luxury and purpose. - **Configurable Spaces:** Every home is a configurable canvas that expresses your unique individuality. - **Double-Volume Spaces:** Expansive double-volume spaces in the living or dining area accentuate the sense of spaciousness and grandeur. - **High-End Kitchens:** Showcase dry kitchens and functional wet kitchens equipped with high-end V-Zug appliances elevate every culinary adventure. - **Versatile Entertainment Rooms:** Each room is a versatile space, allowing you to create an environment that feels distinctly yours, whether it’s a playroom, home gym, or office. - **Multi-Generational Living:** Every Anagram Home is intentionally designed to accommodate a second self-contained dwelling unit, ideal for seniors or young adults seeking a balance between family support and personal space. - **Private Sanctuaries:** Master suites offer expansive layouts with adjacent entertainment areas and direct access to private roof terraces with panoramic views. - **Luxurious Bathrooms:** Master bedrooms offer seamless connections to expansive ensuite bathrooms, equipped with walk-in wardrobes and luxurious bathtubs. ![Anagram Homes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/02/Detached--Front--34C-KHR-Medium.jpeg) Anagram Homes ### Personalization: Tailoring Your Home to Your Tastes Anagram Homes offers a world where a curated selection of textures, color palettes, and furnishings set the stage for a life well-lived. Configurable layouts provide the flexibility to adapt to your evolving needs. - **Customizable Bathrooms:** Choose from curated bathroom finishes to create a space that reflects your style. - **Showcase Kitchens**: Select from five carefully curated finishes to create a distinguished show kitchen that reflects your unique identity. - **Smart Home Provisions**: Integrate luxury and convenience with the Simon Smart Home system, which allows you to control your main gate, intercom, and smart lighting and air-conditioning. The system can be expanded with features like curtain control, appliances, and security cameras. ### Woh Hup and Aurum Land: A Legacy of Excellence Anagram Homes is a prestigious project by Aurum Land, a ‘Best Boutique Developer’ and ‘Best Lifestyle Developer’. Aurum Land is a wholly-owned subsidiary of Woh Hup, a construction giant with over 97 years of industry experience. - **Woh Hup’s Legacy:** Established in 1927, Woh Hup is one of Singapore’s most renowned and largest privately-owned construction and civil engineering specialists. - **Award-Winning Design:** Aurum Land draws on its parent’s longstanding reputation for building excellence, offering a bespoke experience beyond the ordinary. - **Innovative Building Solutions:** Woh Hup’s cutting-edge, innovative building solutions include Gardens By The Bay and Jewel Changi Airport. - **Commitment to Quality:** Woh Hup’s dedication to ensuring the highest safety and quality standards has earned them an impressive tally of 635 accolades. ### Pros of Living in Anagram Homes - **Prime Location:** Prestigious District 11 address with excellent connectivity and proximity to amenities. - **Luxurious Living:** High-end finishes, customizable spaces, and smart home provisions. - **Multi-Generational Living:** Thoughtful design to accommodate multiple generations with self-contained units. - **Award-Winning Developer:** Developed by Aurum Land, known for its quality and design excellence. - **Unique Design Philosophy:** Seijaku-inspired design promotes tranquility and well-being. ![Anagram Homes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2025/02/36C-Common-Bedroom--D--Medium.jpeg) Anagram Homes ### Conclusion: Your Journey to Living Well Begins Here Anagram Homes offers a rare opportunity to own a **luxurious landed property** in the **prime location** of Kheam Hock Road. With its **unique design philosophy, customizable spaces, and multi-generational living options**, Anagram Homes is more than just a residence; it's a **sanctuary for the discerning homeowner**. Explore the possibilities and discover how Anagram Homes can be the perfect canvas for your life's most cherished memories. Ready to find your dream home? - Visit the [official Anagram Homes website](https://anagramhomessg.com) - Contact the [Aurum Land sales team](https://wa.link/newlaunchescondo) for a private viewing ### FAQs About Anagram Homes **Q: What types of properties are available at Anagram Homes?** A: Anagram Homes features a bespoke collection of detached, semi-detached, and terrace houses. **Q: Where is Anagram Homes located?** A: Anagram Homes is located on Kheam Hock Road, in the prestigious District 11 of Singapore. **Q: Who is the developer of Anagram Homes?** A: Anagram Homes is developed by Aurum Land, a wholly-owned subsidiary of Woh Hup. **Q: What is the design philosophy behind Anagram Homes?** A: Anagram Homes embodies Seijaku, a Japanese principle that emphasizes serenity and stillness. **Q: Are the homes customizable?** A: Yes, Anagram Homes offers configurable layouts, customizable bathrooms and kitchens, and smart home provisions. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Surge in October 2024 Private Home Sales URL: https://www.patkoproperty.com/surge-in-october-2024-private-home-sales/ Last updated: 2024-11-16T10:30:02.000Z October saw an **amazing boost in home sales**, with private residential units climbing to 738 sales (excluding [ECs sales](https://www.patkoproperty.com/common-questions-on-executive-condos/)!), an **84% leap from September** and an eye-popping 261.8% rise from last year. This is according to our beloved URA data released on 15th Nov. Who say the real estate property market in Singapore is slow. And in fact, as we speak, Emerald of Katong is having a crazy first two days of sales and Chuan Park has a whopping sales on its launch too. Key players like [Norwood Grand](https://newlaunchescondo.sg/norwood-grand/) and [Meyer Blue](https://newlaunchescondo.sg/meyer-blue) accounted for a majority of this uptick, selling a whopping 56.4% of the total. This trend is backed by the **Government Land Sales Programme** releasing more land to meet demand, with most purchases occurring outside central areas, hinting at a shift in buyer preference. As **mortgage rates drop** and consumer confidence grows, the momentum is expected to continue, hinting at vibrant market developments ahead. In November, I would dare say it is going to be another amazing month, what with six new launches in a single weekend. ## October Sales Performance Overview October witnessed a **remarkable surge** in **private residential unit sales**, with a total of 738 units sold, excluding Executive Condominiums (ECs). This marked an impressive **84% increase** from the previous month's 401 units and a staggering 261.8% rise compared to October 2023. [Substantial developer activity](https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand/) was evident as the Government Land Sales (GLS) Programme actively released land parcels to meet the **growing housing demand**. Such a leap in sales reflects substantial developer activity, with 534 new units launched to meet growing demand. It's fascinating how the **majority of sales**, 62.1%, originated from the **Outside Central Region**, indicating a shift in buyer preference. This surge highlights a community enthusiastic to establish roots, seeking comfort and connection in new homes. With such enthusiasm fueling the market, it's an exciting time for those looking to join this dynamic residential landscape. What are you working for ? ## Key Projects Boosting Sales Among the key projects driving **October's surge** in home sales, **Norwood Grand** and **Meyer Blue** stand out as significant contributors. These developments have not only captured buyers' attention but have also accounted for a remarkable **56.4% of total sales**. Norwood Grand, with 292 units sold, and [Meyer Blue](https://meyerbluesingapore.com), with 124 units, clearly resonated with buyers looking for quality and value. The strategic timing of their launches seems to have been a masterstroke, aligning perfectly with market demand. It's almost as if these projects knew exactly when to make their grand entrance! Of course, Meyer Blue is a FREEHOLD project (just like [32 Gilstead at Bukit Timah](https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/)) which always almost attracted Singaporeans' hearts. ## Influential Market Trends Driven by a confluence of **favorable market conditions**, the **October surge** in home sales was considerably influenced by **improved consumer sentiment** and economic strengthening. And everyone is excited by the Fed's cut in interest rates (although for how long....). Despite recent [cooling measures](https://www.patkoproperty.com/cooling-measures-20aug24/) introduced to stabilize the property market, the reduction in **mortgage rates** made homes more affordable and enticed new buyers into the market. Additionally, **stable home prices** encouraged many HDB upgraders to explore new opportunities, contributing to the vibrant sales activity. This renewed confidence among buyers was mirrored in **developer enthusiasm**, as seen in the robust performance of strategic project launches like Norwood Grand. The alignment of economic indicators and market strategies created a perfect storm for success. With everyone feeling more optimistic, it seems the housing market is throwing a party, and everyone's invited! ![Party Time in Singapore Property Marke](https://images.unsplash.com/photo-1530104091755-015d31dfa0b9?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=M3wxMTc3M3wwfDF8c2VhcmNofDJ8fFBhcnR8ZW58MHx8fHwxNzMxNzUyNTE3fDA&ixlib=rb-4.0.3&q=80&w=2000) ## Future Sales Predictions November is poised to be a **pivotal month** for the housing market, with **sales projections** potentially surpassing 2,100 units, fueled by several **new project launches**. This optimism stems from an array of developments like the much-anticipated Emerald of Katong and an exciting six new projects set to debut. In particular, the launches such as **Emerald of Katong, Chuan Park, The Collective at One Sophia, Union Square Residences, Novo Place and Nava Grove**, are all going to be launched in November 2024. Such strategic timings are like setting off fireworks at just the right moment—they capture attention and spark interest, drawing in buyers enthusiastic to act before the year ends in 2024. This surge in activity is not just numbers on a page; it represents a **vibrant community** of buyers, developers, and agents working in harmony. With the right mix of timing and opportunity, November's housing market promises an exciting chapter for everyone involved. ## Outlook for 2025 Housing Market As the **housing market** looks forward to 2025, the launch of projects such as **Arina East Residences** and **The Orie** (in Toa Payoh, no less) is set to play a pivotal role in maintaining the sector's momentum. These developments promise a diverse range of options, catering to various **buyer preferences**, thereby ensuring continued demand. With the market momentum from late 2024 likely to spill over, 2025 is poised for **vibrant activity**. This dynamic environment could see developers creating communities that foster a sense of belonging. As these projects unfold, buyers can expect an enriching blend of innovation and tradition, ensuring the housing market remains an exciting space to watch. ## Conclusion The October surge in **home sales**, driven by key projects like Norwood Grand, highlights the residential market's **robust recovery**, with improved consumer sentiment and **favorable mortgage rates** playing vital roles. This surge is not just numbers; imagine a young couple finally affording their dream home, a milestone enabled by stable pricing. As the market momentum continues, the positive trends suggest sustained growth, promising a vibrant housing market landscape and making homeownership more attainable for many. Are you still staying on the sidelines ? 😄 [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Singapore Property Cooling Measures on 20 Aug 2024 URL: https://www.patkoproperty.com/cooling-measures-20aug24/ Last updated: 2024-08-20T12:24:58.000Z On August 20, 2024, Singapore's government announced new property cooling measures to keep homes affordable and prevent market overheating ([Read the Press Release here](https://www.hdb.gov.sg/cs/infoweb/about-us/news-and-publications/press-releases/Measures-to-Cool-the-HDB-Resale-Market-and-Provide-More-Support-for-First-Time-Home-Buyers)). These measures include increasing the **Enhanced Housing Grant (EHG) for first-time families to $120,000 and for singles to $60,000**, making it easier for lower-income buyers to afford a home. Additionally, the **Loan-to-Value (LTV) limit was reduced from 80% to 75%**, meaning higher down payments are now required—so be prepared to save more before buying. While these changes help lower-risk borrowing and price stability, higher-income buyers might seek other financing options. There's more to learn, so keep exploring the details! ## Cooling Measures on 20th Aug 2024 The Singapore government has introduced a series of measures to cool the HDB resale flat market, marking the fourth round of such interventions since December 2021. These new hdb cooling measures are designed to address the surging singapore hdb prices and make homes more affordable, especially for first-time buyers. ## Increase in CPF Enhanced Housing Grants You might be interested to know that one of the major changes is the increase in the Enhanced Housing Grant (EHG). I talked a lot about [EHG in this blog post](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/). You might want to read about them (but with the figures changed 😦) For eligible first-timer families, the grant has been boosted to $120,000 from the previous $80,000, while singles can now receive up to $60,000, up from $40,000. These hdb cooling measures aim to support lower-to-middle-income households by providing more significant financial assistance. The increased EHG helps to mitigate the impact of rising singapore hdb prices, making it easier for new buyers to enter the market. This means you could potentially receive up to $230,000 in total grants if you're a family, or up to $115,000 if you're single, when buying a resale flat. These efforts reflect the government's ongoing commitment to keeping housing affordable, even as they navigate the complexities of a dynamic property market. ![Increase in EHG on 20th Aug 2024](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/08/Increase-in-Enhanced-Housing-Grant.JPG) Increase in EHG on 20th Aug 2024 ## LTV Limit Changes More astonishing was the LTV changes in HDB loans. Loan-to-Value (LTV) limit changes have reshaped the financial landscape for HDB flat buyers, reducing the maximum loan from 80% to 75%. This means you'll need to come up with a larger downpayment when buying your flat. For instance, if you're eyeing a $300,000 flat, you'll now need to put down an extra $15,000 compared to before. These changes aim to encourage more prudent borrowing and guarantee that buyers don't overextend themselves financially. While a 5% reduction mightn't seem huge, it can make a significant difference in your budgeting and planning. This new limit aligns with the standard for private financial institutions, guaranteeing consistency across the board. However, if you're a higher-income buyer, you might find that this adjustment doesn't impact you as much, since you could have more financing options available through private banks. For many first-time buyers, though, this change underscores the importance of saving diligently and planning ahead. In essence, the government's move is part of a broader effort to stabilize the housing market and keep it accessible. ![Revision of LTV for HDB Loans](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/08/Revision-of-the-LTV-limit.JPG) Revision of LTV for HDB Loans ## How does EHG help lower income buyers When considering the Enhanced CPF Housing Grant (EHG), it's clear that first-time buyers stand to benefit greatly. Now, eligible families can receive up to $120,000, a considerable increase from the previous $80,000\. Similarly, singles may now be eligible for up to $60,000, compared to the earlier cap of $40,000\. This boost is a game-changer, especially for lower-income families, making the dream of owning a home more attainable than ever. With the EHG, your monthly household income determines the grant amount you can receive. Families earning $1,500 or less per month qualify for the maximum grant. This means more financial support is directed where it's needed most, helping to level the playing field for those starting their homeownership journey. Another great aspect is that the EHG is applicable to both Build-To-Order (BTO) and resale flats. Yes, it is useful also for [Singles who want to buy Resale HDB flats](https://www.patkoproperty.com/single-buying-property-in-singapore/). So whether you're eyeing a brand-new unit or a charming resale flat, the grant can greatly ease your financial burden. Just imagine, with up to $230,000 in total grants available for families, the financial strain of owning a home is considerably reduced. This increased grant is a step towards making housing more affordable and accessible for everyone. ![Singapore HDB Resale Flats is for LIVING](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/08/Singapore-HDB-Resale-Flats.webp) Singapore HDB Resale Flats is for LIVING ## Impact on HDB Buyers For many prospective homebuyers, these new property cooling measures mean you'll need to reassess your financial plans. With the reduction of the Loan-to-Value (LTV) limit from 80% to 75%, you'll face a higher down payment requirement. This change can be challenging, especially if you're a first-time buyer. You'll need to carefully balance your budget to accommodate the increased upfront costs. Here's a quick breakdown to help you understand the impact: | Aspect | Previous Scenario | New Scenario | | -------------------------- | ------------------------ | ------------------------- | | LTV Limit | 80% | 75% | | Minimum Down Payment | 20% of property price | 25% of property price | | Example for $300,000 Flat | $60,000 down payment | $75,000 down payment | | Enhanced CPF Housing Grant | Up to $80,000 (families) | Up to $120,000 (families) | | Total Grants Possible | Up to $190,000 | Up to $230,000 | These measures aim to promote prudent borrowing, but they also mean you'll need to save more before you can buy. The increased Enhanced CPF Housing Grant (EHG) can help offset some costs, especially if you're a lower-income buyer. It's important to reassess your financial landscape and perhaps seek advice to navigate these changes effectively. Balancing the higher down payment with the benefits of the increased EHG can make a significant difference in your buying journey. ## Future Outlook The future outlook of Singapore's property market hinges on the delicate balance between cooling measures and affordability. You can expect the recent measures, like the reduced Loan-to-Value (LTV) limit and enhanced CPF Housing Grant (EHG), to stabilize the market. By tightening the LTV limit from 80% to 75%, the government aims to curb excessive borrowing, making you think twice before stretching your budget. This could help cool down the red-hot HDB resale market, ensuring prices don't spiral out of control. On the affordability front, the increased EHG is a significant boost, especially if you're a first-time buyer from a lower-income household. With grants reaching up to $120,000 for families and $60,000 for singles, you'll find it a bit easier to manage the hefty down payments required by the new LTV limits. However, keep in mind that higher-income buyers mightn't feel much of an impact, as they often have alternative financing options. Looking ahead, the government remains committed to monitoring market trends and adjusting policies as needed. In fact they have continued to release many lands under their [Government Land Sales](https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand/) ! In addition, you probably recall the fun mix of new HDB flats under the three models of "[Standard, Plus and Prime](https://www.patkoproperty.com/summary-of-national-day-rally-2023/)" announced back in 2023\. It is coming to effect pretty soon ! So, while the road ahead might be a bit bumpy, these measures aim to create a more sustainable and affordable property landscape for everyone. ## Conclusion Steering Singapore's property market now feels a bit like steering a ship through changing tides. With the LTV limit tweak, you'll need to save a bit more for that down payment. But, on the bright side, the Enhanced CPF Housing Grant is like a stronger wind in your sails, pushing you closer to your dream home. Keep these changes in mind, and you'll be better equipped to chart your course in this evolving landscape. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### 32 Gilstead : Freehold Large Format Condo in Newton URL: https://www.patkoproperty.com/32-gilstead-freehold-large-format-condo-in-newton/ Last updated: 2024-07-05T03:12:50.000Z Are you looking for a tranquil oasis amidst the bustling cityscape? [32 Gilstead](https://32gilsteadcondo.com), one of the exclusive new projects launched in the Core Central Region, offers just that. With only 14 units available in this freehold condominium, residents can enjoy a sense of privacy and luxury amidst lush greenery. But that's not all - the strategic location in prime District 11 provides easy access to amenities, schools, and transportation. ![Beautiful Large Living Room at 32 Gilstead](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/32-Gilstead-Living-Room-with-Bamboo-Forest-View.jpg) Beautiful Large Living Room at 32 Gilstead ## Tranquil Living Environment Plan your day ahead at 32 Gilstead's peaceful residential setting, surrounded by lush greenery and breathing in the serenity of a tranquil environment that only this luxurious condominium can offer. Here, you can unwind and recharge amidst the calming ambiance, truly a haven from the bustle of city life. At 32 Gilstead, you have the unique opportunity to immerse yourself in nature without leaving the comfort of your home. The carefully crafted landscaping creates a serene atmosphere, a perfect blend of urban living and natural retreat. Imagine waking up to the gentle rustle of leaves outside your window, and starting your day amidst the tranquility that pervades every corner of this development. In this retreat-like setting, residents can find solace and serenity, fostering a strong sense of community. Each home is designed to provide a luxurious living space where you can relax, unwind, and connect with the natural world. ## Exclusive Freehold Condominium Experience the luxury of home ownership like never before at 32 Gilstead, where each of these 14 exclusive freehold condominium units offers a tranquil retreat designed for individual comfort and community bonding. With freehold ownership, you can create a lasting legacy for your family, guaranteeing long-term security and stability. Upscale design sets 32 Gilstead apart from other developments, blending modern sophistication with timeless elegance. Each unit is meticulously crafted to offer ample space, featuring four bedrooms and a minimum of 4,000 square feet with six bathrooms, perfect for large families or individuals seeking spacious living. ![Large area for a large dining table](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/IMG_5213-Medium.jpeg) Large area for a large dining table Thoughtfully integrated with serene natural settings, the development secures a rejuvenating environment for residents. Nestled in the heart of District 11, 32 Gilstead enjoys [proximity to top schools](https://www.patkoproperty.com/condo-within-1km-good-school/), medical centers, and upscale shopping destinations. Luxury facilities include a rooftop pool, gym, and clubhouse, fostering a sense of community and convenience. As part of a select few, you can proudly own a piece of this exclusive freehold condominium, basking in the prestige that comes with it. ## Strategic Location & Accessibility Nestled in the prime District 11 neighborhood, between Newton and Novena, 32 Gilstead provides seamless access to top schools, medical centers, and upscale shopping destinations. Enjoy the utmost convenience with Newton MRT Station merely 500 meters away, offering hassle-free commutes to the Central Business District and other key points along the North-South Line. The strategic location also guarantees you're close to numerous reputable schools, including St. Joseph's Institution Junior and Anglo-Chinese School (Junior). Do read about the [rules governing the purchase of properties](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) within 1 km of good schools. Beyond proximity to daily necessities, 32 Gilstead's neighborhood is rich in local culture, entertainment, and natural beauty. Surrounding attractions include tranquil parks and green spaces that enhance the quality of life. The neighborhood's historical charm adds a unique character, with its colonial-era architecture blending seamlessly with modern influences. In addition to these charms, public transportation is readily accessible, making it easy to explore the city's vibrant neighborhoods, nightlife, or simply get to work. The extensive transportation network ensures that every part of Singapore is within easy reach from 32 Gilstead, allowing you to make the most of urban living while still preserving the tranquility and comfort that define this exclusive freehold condominium. ## Luxurious Unit Features & Facilities Fifteen parking spaces complement the lavish amenities within 32 Gilstead, providing you with convenience and serenity in every aspect of your life. This freehold project at 32 Gilstead Road includes 14 units, each designed with modern aesthetics to enhance your living experience. Stepping into your home, you'll be surrounded by top-notch amenities tailored to deliver ultimate comfort. From the clubhouse, where you can host social gatherings, to the fully equipped gym, you can maintain your fitness routine effortlessly. The library offers a peaceful retreat, and the playground ensures your children have plenty of space to grow. The rooftop and reflective pools provide the perfect setting for relaxation, and you can entertain friends and family at the BBQ area. Twenty-four-hour security ensures your safety and peace of mind. With such a wide range of amenities, 32 Gilstead presents a unique opportunity to combine luxury living with convenience in District 11's prestigious Novena neighborhood. ## Educational Options & Schools With several primary schools nearby, including Anglo-Chinese School (Primary), St. Joseph's Institution Junior, and CHIJ Primary School (Toa Payoh), 32 Gilstead provides ideal accessibility to quality education for residents with young families. ![ACS Barker Road](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/acsp.webp) These schools are known for their strong emphasis on academic excellence and offer a wide range of extracurricular activities that foster a holistic educational environment. Residents can rest confident that their children will have excellent opportunities to develop their interests and talents beyond the classroom. Moreover, these schools have a strong reputation, which is closely tied to the active involvement of parents. The support of the community ensures that educational goals align with the values and aspirations of the residents, creating a more cohesive and supportive environment. This commitment to academic excellence and parental involvement sets the stage for a thriving community where students can grow and flourish. ## Unique Selling Points & Advantages In today's increasingly competitive market, a well-crafted unique selling proposition (USP) gives a brand its distinct identity, providing a compelling reason for customers to choose it over its competitors. For 32 Gilstead, this USP lies in its emphasis on green living and community engagement, setting it apart from other developments in the CC. The luxury freehold condos at 32 Gilstead offer a tranquil and prestigious residence, fostering a sense of community through its carefully designed facilities. Residents can enjoy a rooftop pool, gym, library, and other amenities that promote a healthy and sustainable lifestyle. Additionally, the development's proximity to reputable schools such as St. Joseph's Institution Junior and Anglo-Chinese School (Junior) caters to the needs of families, further enhancing its unique appeal. ## Developer & Architectural Details Taking the exceptional value offered by 32 Gilstead into consideration, it's now important to examine the developers and architects behind this luxurious condominium, as their expertise and vision have shaped the architectural beauty and functionality that enhances your living experience. ![32 Gilstead Bamboo Forest](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/The-Bamboo-Forest-at-32-Gilstead.jpeg) 32 Gilstead Bamboo Forest Kheng Leong, the developer, is renowned for their commitment to delivering high-quality projects, and their collaboration with Ernesto Bedmar Architects has culminated in a design concept that seamlessly blends style and functionality. This unity can be witnessed in the well-appointed facilities and thoughtfully designed floor plans, all of which contribute to an enriching living environment. ![Kheng Leong is known as a top developer of luxury condo](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/32-Gilstead-An-Amazing-Buy-in-CCR.jpg) Kheng Leong is known as a top developer of luxury condo As for the construction progress, the developer has ensured a high level of attention to detail, reflecting their dedication to creating a home that stands the test of time. Every aspect of the development has been meticulously planned to provide the utmost comfort and convenience for its residents. Whether it's the private lift access, clubhouse, gymnasium, or other facilities, your residence at 32 Gilstead is meticulously crafted to elevate your lifestyle. ## Available Units & Floor Plans You can select from among five distinctly designed floor plans at 32 Gilstead, each offering ample living space ranging from 3,821 sqft to 4,219 sqft. This variety ensures you can find a layout tailored to your needs, providing ideal spaces for relaxation and entertainment. The units are all 4-bedroom apartments, giving you ample room to configure your living areas to suit your lifestyle. ![A typical 32 Gilstead Floor Plan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/32-Gilstead-Floor-Plan.jpeg) Given the customization options and generous floor plans, you can effectively create your dream home. With 32 Gilstead, you can design every aspect of your space to reflect your unique style and requirements. ## Conclusion You've stumbled upon a rare gem in 32 Gilstead, a luxurious freehold condominium offering a tranquil retreat in the heart of Singapore's prime District 11. Enjoy unmatched privacy in one of the 14 exclusive units, each crafted with modern aesthetics and premium facilities to provide a lavish yet affordable lifestyle. Perfectly positioned for easy access to top schools, transport hubs, and amenities, this exclusive development offers unbeatable value. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/07/IMG_0175-Medium.jpeg) #### 32 Gilstead Visit web site below for more information [32 Gilstead Web Site](https://32gilsteadcondo.com) ### Why Pay an Agent when Buying HDB Flat URL: https://www.patkoproperty.com/why-pay-an-agent-when-buying-hdb-flat/ Last updated: 2025-08-18T05:07:12.000Z The topic of Why Pay a Real Estate agent when you are buying a HDB resale flat is very commonly debated and discussed. Sometimes to the point of many unhappy arguments among a couple or with their family or with their friends (or the internet "friends" in a forum). Even though I am a real estate agent, I feel that this decision is very personal and there is no right or wrong. Do whatever it is BEST for your own circumstances. It is really easy and possible to do it yourself. This is especially so when HDB has already released both the buying and recently the selling portion of DIYing your resale process. The portal is now called "[My Flat Dashboard](https://services2.hdb.gov.sg/web/bp28/TimeLine/my-flat-dashboard)". Indeed, if you are comfortable with calculating your purchase costs (very easy lah), planning your timeline (depending on your own plans), making calls to different people and arranging with them on the viewing (the frustrating part actually). And then finally making sure all the steps of each other (both the buyer and the seller) are all done correctly right up to the completion, then it is pretty cool to do it yourself 😃. If you are not in a hurry to buy a resale flat, you can really enjoy the purchase process of your dream home ! ## But Why Will Some People Still Pay an Agent why Buying HDB flat Paying an agent when buying an HDB flat can really simplify your life. For some people, the money spent is well spent. We guide you through grants, timelines, and paperwork, ensuring you don't miss any details. An agent's expertise helps you source the right mortgage, steering through all those hidden fees and aligning options with your financial goals. We handle property searches, negotiate on your behalf, and keep track of important details, so you don't have to. With our professional network and some bit of negotiation skills, securing a good deal becomes easier. Plus, we manage complicated handover inspections, ensuring your interests are protected. And after seeing so many HDB flats, we are quite good at spotting issues (both in the house and out of the house....). But no, I don't think I can tell if a house is haunted 😁.. count me out 😄 The cost is usually 1% of the purchase price. Ignoring the (increasing number) of million dollar HDB flat, the median price of a HDB flat is about $500,ooo to $800,000 for a large HDB flat. That means the cost of an agent is roughly about $5,000 to $8,000\. It is still a large sum but to many, it is still worthwhile than spending their precious time on the process. No right or wrong lah.... ![Why Pay an Agent when Buying HDB Flat : Frustration with DIY](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/06/Frustrations-with-DIY-for-HDB-Flat.webp) ## Provide advice on HDB procedure (grants, timeline, paperwork) Understanding the HDB buying process can feel overwhelming, but grasping the grants, timeline, and paperwork involved will make it much more manageable. Don't worry—you're not alone in this! Many first-time buyers feel the same way, but breaking it down into bite-sized steps can make a world of difference. Read the internet and make notes. Use my web site to find out more too 😄 First, let's talk about grants. Depending on your eligibility, you might qualify for several HDB grants like the [Enhanced CPF Housing Grant](https://www.patkoproperty.com/budget-2023-higher-grant-for-first-time-hdb-resale-flat-buyers/), the Family Grant, or the Proximity Housing Grant. These grants can greatly reduce the financial burden, making your dream home more affordable. Make sure to check the HDB website for the latest eligibility criteria and application process. Next up is the timeline. From start to finish, buying an HDB flat typically takes about three to six months. This includes everything from house hunting and securing a loan to signing the final agreements. Initial steps include securing an HDB Loan Eligibility (HLE) letter or a bank's Approval in Principle (AIP). Once you've found your ideal flat and reached an agreement with the seller, you'll need to get an [Option to Purchase (OTP)](https://www.patkoproperty.com/hdb-option-period-and-non-exercise/), followed by a valuation of the property. After that, both you and the seller will submit resale applications to HDB. Finally, you'll attend the HDB completion meeting to collect the keys. Paperwork might seem challenging, but it's all about staying organized. Keep a checklist to make sure you've covered everything—from the OTP agreement and valuation report to the final resale application. Else just hire an agent 😀 ## Assist on sourcing for the mortgage package that suits the buyer After maneuvering the grants, timeline, and paperwork, the next step is to find a mortgage package that fits your financial situation and future plans. This is where the real fun begins—you get to explore various mortgage options! But don't worry, you don't have to do it alone. A real estate agent can be your guide through this maze, guaranteeing you make informed decisions. First, an agent can help you understand the different types of mortgage packages available. Whether it's a fixed-rate mortgage, which offers stability with consistent payments, or a floating-rate mortgage, which might offer lower initial rates but varies over time, an agent will break down the pros and cons of each. We'll help you see how these align with your financial goals, ensuring you're not just buying a home but securing your future. Next, agents have access to bankers and can sometimes find deals that aren't always advertised. We might know which banks are offering special promotions or lower interest rates, saving you a significant amount over the loan's lifespan. Plus, we'll assist with the paperwork, making the entire process less stressful. Moreover, an agent can provide insights into any hidden fees or clauses within mortgage contracts. You mightn't catch these on your own, but our financial expertise (because we do so much HDB deals and seen so many issues every day) guarantees you won't be surprised by unexpected costs later on. ![Real Estate Agent can save you money when buying HDB flat](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/06/Real-Estate-Agent-can-save-you-money-when-buying-HDB-flat.webp) ## Source, shortlist, enquire on all real estate portals When you're prepared to immerse yourself in the property market, begin by sourcing, shortlisting, and enquiring on all major real estate portals to streamline your search. This method allows you to gather a wide array of options, ensuring you don't miss out on potential dream homes. Start with popular portals like PropertyGuru, 99.co, and SRX. These platforms offer extensive listings with detailed descriptions, photos, and virtual tours. Use filters to narrow down your choices based on location, size, price, and other preferences. Once you've shortlisted your favorites, dive deeper into each listing. Check for amenities, nearby schools, and public transport options. Reading reviews and forums can provide valuable insights from current residents about the neighborhood vibe. And then call the seller or seller's agent 😨 A [real estate agent](https://www.patkoproperty.com/about-patkoproperty/) (if you pay him 😅) will do all the above for you (after he/she hopefully listen carefully to what you are asking for). He or she should be able to manage your expectations (we all want that HDB flat in 25th floor with a sea view) against your budget (but we don't want to pay $1,230,000 for it). We will tell you the truth about the resale market (always going up....)... And we will find the right place for you and make sure all the appointments for you. You just turn up and look look see see and decide whether you can stay at this place or not. ## Negotiating with the seller/agent on pricing, timeline, and other terms and condition Now that you've shortlisted your favorite properties, it's time to negotiate with the seller or seller's agent on pricing, timeline, and other terms and conditions. This can be a bit challenging, but it's also your chance to shape the deal to fit your needs. Here's a step-by-step guide to help you navigate this important stage: 1. **Set Your Budget:** Before you start negotiating, know your maximum budget. This helps you stay firm and avoid overspending. Remember, you have the power to walk away if the price isn't right. 2. **Discuss the Timeline:** Be clear about your preferred timeline for moving in. Whether you need a quick move or have flexibility, aligning timelines can be a key negotiating point. Sellers might be more willing to adjust the price if you can accommodate their schedule. 3. **Clarify Terms and Conditions:** Make sure all terms and conditions are explicitly discussed. This includes everything from minor repairs needed before the move-in to what fixtures and fittings will remain. Get these details in writing to avoid future disputes. 4. **Make a Counteroffer:** Don't hesitate to make a counteroffer if the initial price is too high. Use your research on comparable properties to justify your offer. The more informed you are, the better you can argue for a fair price. Negotiating can feel like a dance, but it's essential for securing a good deal. Building a good rapport with the seller or their agent can make this process smoother. Be respectful and firm, knowing that this is your opportunity to make sure the purchase meets your expectations. But again, if you don't like do the above, the [Singapore real estate agent](https://www.patkoproperty.com/about-patkoproperty/) you hired will do the above for you. You just sit back, watch Netflix and then prepare the cheques... while your agent handle the seller for you..... ![Why Pay an Agent when Buying HDB Flat Couple Relaxing with Their Agent At Work](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/06/Why-Pay-an-Agent-when-Buying-HDB-Flat-Couple-Relaxing-with-Their-Agent-At-Work.webp) ## Thorough inventory checklist to avoid mismatch of expectations Developing a thorough inventory checklist guarantees both buyer and seller have clear expectations about what's included in the sale, preventing any disputes later on. It's crucial to itemize everything from fixtures to furniture, ensuring there's no room for misunderstandings. Imagine agreeing on a price only to find out the air conditioning units you loved aren't included! So your agent will take his time time to inspect and document everything meticulously. It is a tedious job (and sometimes a hard job as you need negotiate carefully with the seller agent), but we are always trying to be safeguarding your investment. After all, we are your agent (legally an obligation to do our best for you...). ## Handover inspection to ensure buyer's interest are take care of After finalizing the inventory checklist, it's time to conduct a thorough handover inspection to guarantee your interests are safeguarded. This step is important to make certain everything is in order and matches the agreed conditions. Here are four key areas we focus on during the inspection: 1. **Check for Damages:** Inspect every room for any damages that weren't there during the initial viewing. This includes looking at the walls, ceilings, floors, and fixtures. Make sure there are no cracks, water stains, or other signs of damage. 2. **Test Utilities and Appliances:** Turn on all lights, fans, and electrical outlets to ensure they're working properly. Check the water pressure in taps and showers, and test any appliances included in the sale, like the stove or air conditioning units. You don't want any surprises after you move in! 3. **Verify Repairs and Renovations:** If the seller promised to make any repairs or renovations before the handover, we verify that these have been completed to your satisfaction. This could be anything from fixing a leaky faucet to repainting a room. But usually most buyers are fine with the stock status of the resale flat as they want to do their own renovations. Your agent will know what to do. 4. **Confirm Keys and Access:** We also make sure you receive all necessary keys, access cards, and remote controls. This includes keys for the main door, mailboxes, and any security gates. ## Pros and Cons of Why Pay an Agent when Buying HDB Flat Weighing the pros and cons of engaging an agent versus buying an HDB flat on your own can help you make an informed decision tailored to your needs and circumstances. On one hand, hiring an agent can provide you with professional guidance, save you time, and reduce the stress of managing complex paperwork. On the other hand, going solo can save you some amount of money and give you more control over the process and make it your own fun time with your loved one (don't quarrel when buying a resale flat ok)... | **Pros** | **Cons** | | ------------------------------ | ----------------------------------------- | | **Engaging an Agent** | **Engaging an Agent** | | Expert guidance and support | Additional cost in the form of commission | | Access to market insights | Potential conflict of interest | | Convenience and reduced stress | Dependence on agent's availability | | **Not Engaging an Agent** | **Not Engaging an Agent** | | Significant cost savings | Lack of professional network | | Direct control over decisions | Risk of overlooking legal details | | Flexible scheduling | Increased responsibility in paperwork | Choosing to work with an agent means you'll benefit from our expertise and network. We can handle negotiations and make sure all paperwork is in order, which can save you time and headaches. However, this convenience comes at a cost—typically around 1% of the property price. But buying a property is really an affair you don't do much in a life time so paying an expert might be the reason why some people choose to do it. On the flip side, buying without an agent empowers you to manage the entire process yourself. You'll save on agent fees, giving you more budget for renovations or furnishings. But, you'll need to be prepared to handle all negotiations and legalities on your own, which can be challenging if you're not familiar with the real estate market. Ultimately, the choice depends on your comfort level with the buying process, your budget, and your desire for control versus convenience. Whatever you decide, make sure it aligns with your personal needs and financial situation. I only wish I am as handsome and well dressed as the real estate agent in this photo 😃 ![Why Pay an Agent when Buying HDB Flat Happy Couple](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/06/Why-Pay-an-Agent-when-Buying-HDB-Flat-Happy-Couple.webp) ## Conclusion So, should you hire an agent when buying an HDB flat? It really comes down to whether you appreciate the peace of mind that professional guidance offers or if you're keen to pocket those savings by going solo. An agent can be your superhero in maneuvering through the maze of paperwork and negotiations, but doing it yourself gives you full control. Weigh the pros and cons carefully, and you'll make the right choice for your situation. Just always remember.... There is NO RIGHT OR WRONG. Don't get into this argument with the right or wrong of this. Everyone can do what they want as long as they are happy with the results 😄 [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Buying a Sub Sale Property in Singapore URL: https://www.patkoproperty.com/buying-a-sub-sale-property-in-singapore/ Last updated: 2025-08-18T05:06:37.000Z There is suddenly a surge in buying interest for sub sale properties in Singapore. This is especially noticeable for [properties that are close to the schools](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) that parents are keen to get their children into. In a nutshell, buying a sub sale property is very much the mix between [buying a new launch property](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/) and a resale property. There are some subtle differences so do watch out for them. As usual, you do have to make sure of your loan eligibility with the Singapore banks and securing your in-principle approval (IPA) to know how much you can borrow and how much monthly payments will be (in CPF and in cash). Of course, all these are irrelevant if you are super cash rich 😃 ## What is a sub sale property in Singapore A sub-sale property refers to a property that is bought from another buyer rather than directly from the developer. Wait. Isn't this a resale property ? No.. for a sub-sale, this typically happens in the context of new launch condos developments that have been sold by developers but have not yet been completed (i.e., they haven't reached the Temporary Occupation Permit or TOP stage). In such cases, the original buyer decides to sell the property to a new buyer before the project is fully completed and handed over by the developer. Here’s a breakdown of key aspects of sub-sale properties: 1. **Under Construction**: Sub-sale properties are often still under construction. The original buyers sell their contractual rights to the new buyers, who then assume all responsibilities and rights associated with the original purchase from the developer. 2. **Seller’s Stamp Duty (SSD)**: In markets like Singapore, sellers might need to hold the property for a minimum period (the famous three years SSD) to avoid the Seller’s Stamp Duty (SSD). If they sell the property within this period, they have to pay this duty, which can affect the cost and timing of a sub-sale transaction. 3. **No Physical Inspection**: Since the property is not yet completed, buyers in a sub-sale transaction usually rely on project brochures, floor plans, and architectural models to make their purchase decision, rather than inspecting the actual property. 4. **Continued Progressive Payment Schedule**: The new buyer in a sub-sale transaction takes over the progressive payment schedule that was originally agreed upon between the developer and the first buyer. This includes continuing to make progress payments as construction milestones are reached. 5. **Legal Transfers**: The transfer of ownership in a sub-sale requires legal processes, including the amendment of the original sales agreement to reflect the change in ownership. This process typically involves lawyers and can include additional administrative fees. Sub-sale properties can be an attractive option for those looking to invest in a new property that may appreciate by the time of completion. But yet be available for moving in relatively quickly too. ## The timeline for buying a sub sale property Let's talk about the usual general timeline for a sub sale property transaction. Initially, you must locate the ideal property (use a portal such as [New Launches Condo](https://newlaunchescondo.sg)), which often hasn’t yet reached its TOP and is on the market because the sellers have completed their three-year Seller's Stamp Duty (SSD) period. Unlike resale properties, where you can physically see and look at the resale property, sub sale properties are usually based on brochures and floor plans without the benefit of a showflat. Of course, you can still visit the site as the building can be almost ready 😄 ![A semi completed new launch condo in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/05/A-semi-completed-new-launch-condo-in-Singapore.webp) Maybe this new launch can be TOP soon Sometimes for small developments, it even be ready already as these developments take a shorter time to build ! In that case, you might even be able to look at the properties. Frequently I have clients who sell their TOP-already property once they receive the keys. Then you can really enjoy a completely new property and still see it for yourself. No pineapple throwing yet :) Once you find the dream home, you'll make an offer to the owners. You will pay an option fee of 1% of the purchase price—to secure an option to purchase (OTP) from the seller-owners. This option means that the seller cannot now sell the property to other interested buyers (similar to [HDB option period](https://www.patkoproperty.com/hdb-option-period-and-non-exercise/)). The duration to exercise the option is generally agreed upon between both parties, often ranging from two to three weeks. Exercising the option involves signing the OTP then paying an exercise fee, which is 4% of the purchase price. You have officially purchased the property ! You must now pay the Buyer's Stamp Duty and any Additional Buyer's Stamp Duty within two weeks from this date, based on the higher of the purchase price or market value. Remember you need to pay [your stamp duties with cash](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) first (just like a resale property) and "claim" it back from your CPF. The completion phase for sub sale properties then takes about ten to twelve weeks from the exercise date. This is just slightly longer than a typical resale due to additional legal requirements, including the need for developers to issue a new Sale and Purchase Agreement. The property is not officially the seller-owners' yet so the developer need to legally issue you another purchase agreement to buy the "yet-to-be-completed" property. At sub-sale completion, you then pay the remaining 20% for the property. This is because you already paid 5% before (1% at option, 4% at exercise). So that makes it a total of 25% as per the rules. Welcome to your new home ! ![Collecting the Keys to your sub-sale property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/05/Collecting-the-Keys-to-your-sub-sale-property.webp) Collecting the Keys to your sub-sale property ## Progressive Payment Schedule Takes Over Now Now that you have "completed" your purchase, the bank will take over the rest of the payment which means it will now follow the progressive payment schedule until the project's completion. For example, let's say you are buying an already TOP property (but not yet reached the Certificate of Statutory Completion stage, hence that's why it is a sub-sale..). Then the bank (or you, cash-rich man) will pay 65% of the remaining purchase price of the property. The monthly repayment to the bank will be based on the disbursed amount then. The remaining last 15% will be paid to the developer (whom you have signed a new S&P with) when CSC has been issued. Then your monthly bank loan payment will increase again 😃 ![Progressive Payment Schedule](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/05/Progressive-Payment-Timelines.webp) Progressive Payment Schedule Buying a sub sale property essentially means acquiring a new property without the usual the construction period for a new condo. Yet you are getting a completely new condo too ! Very nice ! If you have any questions or need further assistance, feel to contact me ! --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Be Careful of Such Rental Scams URL: https://www.patkoproperty.com/be-careful-of-such-rental-scams/ Last updated: 2025-08-18T04:58:48.000Z We read about lots of scams online and in newspapers. We always think it does not happen to us. We think it is not possible etc. But regardless of the numerous media reports and warnings by the authorities about scams, the number of cases here hit a record high in 2023\. There were 46,563 cases reported in 2023, and that this is the highest number of scam cases since they started tracking them in 2016\. The 2023 figure is up a very huge 46.8 per cent from the 31,728 cases in 2022. A lot of monies were lost this way. ## Property Rental Market Scam : One Example I think the property market is not 100% clear of such dangers too. We do have our share of scary incidents and bad news too. One such example is trying to [find rental properties through social media feeds and pages](https://www.channelnewsasia.com/singapore/police-rental-scams-fake-property-agents-impersonation-apartment-viewings-3980636), rather than established property portals. So let's talk about one that are currently quite possible that you meet so if you are out looking for a rental property (especially if you have sold your property and need to wait [15 months to buy resale](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/)), so please work with a reputable property agent who will make sure you are safe. We are constantly on the lookout for scam deals and worrying for our clients. ### Step 1 of the Scam Scheme : Deceiving to secure a rental property The fraudster pretends to be a tenant seeking to rent a legitimate property. This is done by sending a "personal assistant" to meet with the landlord or the real estate salesperson representing the landlord, in order to view the property available for rent. The fraudster claims to be located overseas, making it impossible for them to physically inspect the property or engage with the landlord or their representative in person. This is quite common as they can claim they are overseas or is a foreign talent coming over to Singapore to take up a job. If the landlord or their representative agrees to proceed **without verifying the identity of the tenant in person**, the fraudster instructs their personal assistant to take over and rent the property using personal information of an unsuspecting individual that they have acquired without consent. So they got their hands on a property to "rent out". But they are using this property to cheat. ### Step 2 of the Scam Scheme : Using the Property to deceive potential tenants Once the property is successfully rented out, the scammer assumes the identity of a CEA-registered RES (real estate agent) and promotes the property for rent, falsely claiming to be the authorized representative of the landlord. The advertisements are usually done through social media as portals require some kind of verification with the real estate agent to allow us to post the listings. Communication with interested tenants is primarily done through WhatsApp messages rather than calls or face-to-face meetings. The scammer arranges for property viewings with prospective tenants through a supposed personal assistant (since the actual "landlord" is not a real landlord). Upon a tenant's expression of interest in renting, the scammer sends a tenancy agreement via WhatsApp for signing. Subsequently, the scammer instructs the tenant to transfer funds (e.g., security deposit or rent) into an account purportedly belonging to the landlord but actually controlled by the scammer. Once payment is received, communication ceases abruptly from the fraudster's end. ![Be Careful of Such Rental Scams](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/02/Be-Careful-of-Such-Rental-Scams-2.webp) Bye Bye Money ## What we will do as Agents Our role as Real Estate Salespersons (RESs) in preventing property rental scams involve conducting thorough due diligence checks during property rental transactions. It is crucial (I would say, *die die die must do*) for RESs to verify the identities of both landlords and tenants by examining original identification documents, meeting them in person or via video call, and validating their passes and ID documents through official government websites. Additionally, RESs must confirm the identity of any third parties claiming to represent the tenant or act on their behalf by checking the [Council for Estate Agencies' Public Register](https://www.cea.gov.sg/aceas/public-register/sales/1). Failure to comply with these precautions may result in perpetuating rental scams. It is imperative for all property agents to adhere to these guidelines diligently in order to safeguard against property rental fraud. On your end, do work with someone you are comfortable or have confidence with to rent a property. Don't try to save pennies to lose pounds okay. --- --- [My Instagram](https://www.instagram.com/patkoproperty/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) ### CPF ERS Amount Goes Up in 2025 URL: https://www.patkoproperty.com/cpf-ers-amount-goes-up-in-2025/ Last updated: 2025-08-18T05:01:22.000Z As part of the Budget announcement today, we learnt that the ERS (Enhanced Retirement Sum) is going up from 3x the Basic Retirement Sum to 4x the Basic Retirement Sum in 2025. This will allow more members aged 55 and above to fully commit their accumulated CPF savings to receive higher payouts, should they wish to do so. The key word is "Should they wish to do so" as ERS are a "nice to have" for people who can afford it. Property investors might not care as much if they rather put the money into properties and earn rental yields. ## What is the current ERS figure The current ERS as of yesterday for 2025 cohort was $319,500. Now the latest figure given was "$426,000 in 2025, instead of $319,500". Hence this article of mine ([CPF Retirement Sum 2023 to 2027](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/)) published in Feb 2022, the table has to be changed. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/02/CPF-Basic-Retirement-Sum-2023-to-2027.webp) ## The new ERS (Enhanced Retirement Sum) for 2025, 2026 and 2027 are **2025 : ERS is $426,000 (4\*$106,500)** **2026 : ERS is $440,800 (4\*$110,200)** **2027 : ERS its $456,400 (4\*$114,100)** As a reference, the 2027 batch of cohort is the ones who were born in 1972\. Me. ## No More Special Account for 55 years old Separately the government announced the "retirement" (pun intended) of the Special Account for people who turned 55\. That means there will only be one "retirement account" when you turn 55\. The one true retirement account. I can start to hear all the "CPF Shielding" screams already 😄 In fact, the Ministry of Finance said.... “As a principle, only savings that cannot be withdrawn on demand should earn the long-term interest rate, and savings that can be withdrawn on demand should earn the short-term interest rate”. “Special Account shielding” is a tactic where CPF members prevent their savings from being transferred to the Retirement Account. That is done by investing money from the Special Account, then liquidating it shortly after. At the time, the Manpower Ministry said only 2 per cent of CPF members did that. It also said it would monitor the trend and take action if necessary. I guess they took action 😸 ### Senior Singles no ABSD when right sizing URL: https://www.patkoproperty.com/senior-singles-no-absd/ Last updated: 2025-08-18T05:00:16.000Z In Budget 2024, the Government released a surprisingly news. The additional buyer’s stamp duty (ABSD) concession for Singaporean married couples will be extended to **single Singapore citizens aged 55 and above**. This is to better support seniors who wish to right-size. From Feb 16 (TODAY !), these seniors will be able to claim a ABSD refund paid on their replacement private property if they s**ell their first property within six months** of purchasing a **lower-value** replacement private property. Currently, an Additional Buyer’s Stamp Duty (ABSD) concession is granted to married couples with at least one Singapore citizen spouse, who jointly purchase a replacement private residential property. Each first residential property should be solely owned by a single Singaporean aged 55 and above, or with single Singaporeans aged 55 and above who are immediate family members. The buyers must also not own more than one property each at the point of purchasing the replacement property; they must also have not purchased or acquired other residential properties since. There are several key words in this short information and we have the [MND press release](https://www.mnd.gov.sg/newsroom/press-releases/view/absd-revisions-to-support-seniors-and-the-built-environment-sector) which is even shorter :) (1) Senior : Apply to more than 55 years old Singapore Citizens only (2) Single : Only if you are single (widowed, divorced or single) (3) Lower-value replacement private property : That means you are really "right sizing" to a cheaper private property. Not upgrading okay. (4) The six months rule apply : They must also sell their first property within six months from buying the replacement, or from when the replacement unit is completed. (5) It is a Refund. Not a Waiver. You still need to pay first and get a refund. (6) Each **first residential** property : This one is quite funny. The single elder must also have not purchased or acquired other residential properties since. Means this is his first and only home so far ? This really is quite similar to the "[15 months wait to buy HDB resale](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/)" rule when any one sells a private property. Update on 17th Feb 2024 : IRAS has released its “ [ABSD Concession for Single Singapore Citizen (SC) Seniors](https://www.iras.gov.sg/taxes/stamp-duty/for-property/appeals-refunds-reliefs-and-remissions/common-stamp-duty-remissions-and-reliefs-for-property/absd-concession-for-single-singapore-citizen-%28sc%29-seniors#:~:text=such%20SC%20seniors%3F-,The%20new%20ABSD%20refund%20is%20a%20concession%20provided%20for%20single,after%20the%20date%20of%20purchase) “ rules so please read it carefully. They are the boss so everything they say is the law 😀 ## What is this rule for ? You may wonder why this rule of "no ABSD for elder singles who downgrade" for ? It probably affects a very minor group of sellers who want to sell their property but also want the security of purchasing another (smaller) property but no desire to pay for the ABSD. And also this is their first property. You can almost imagine a case of a sweet old couple. Whose husband passed away. Their first home is a landed property or a private condo. And now the widower wife wants to right size. And she will be able to buy a smaller private condo without incurring ABSD as she can buy first, move into the right size property and then sell within 6 months. She could have sold the first house and then buy a second house but then where will she be staying in the meantime. It is quite traumatic and stressful to be renting etc. I can only think of the above scenario. The rule feels so so targeted. To me. Perhaps more information and more on the ground experiences are needed to see the usefulness of this rule. What do you think ? --- --- [My Instagram](https://www.instagram.com/patkoproperty/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) ### PPVC : Why does it matter in Singapore Properties URL: https://www.patkoproperty.com/ppvc-why-does-it-matter-in-singapore-properties/ Last updated: 2025-08-18T05:04:43.000Z In the [previous article](https://www.patkoproperty.com/lentor-next-two-new-launches-lentoria-and-lentor-mansion/), we talked about how [Lentoria](https://lentorialentor.com/) is selling itself as a "non-PPVC" development, besides the fact it is within 1 km to CHIJ St Nicholas Primary School. What is this "Lego" Building Method in Singapore? And most importantly, why does it even matter ? ## The Current State of PPVC in Singapore In Singapore, HDB is one of the major developers using the PPVC construction method. New HDBs are increasingly using prefabricated PPVC modules where possible. According to HDB, as many as 70% of entire structural concrete used during the construction stage is from these prefabricated modules. In the private properties, more and more developers are using PPVC to build their new launches. In fact, reaching a height of 192 metres for the 56-storey twin towers, [**Avenue South Residence** is the world's tallest PPVC residential building when completed in the first half of 2023](https://www.uol.com.sg/wp-content/uploads/uol-channel/files/UOL%5FChannel%5FApr%5F2022.pdf), surpassing UOL's own record for the 40-storey The Clement Canopy, which was completed in 2019. ## What is PPVC or Prefabricated Prefinished Volumetric Construction Prefabricated Prefinished Volumetric Construction (PPVC) is a construction method whereby free-standing 3-dimensional PPVC modules are completed with internal finishes, fixtures and fittings in an off-site fabrication facility, before it is delivered and installed on-site at the location where the real estate apartment is. It is an advanced construction method in Singapore that significantly streamlines the building process for apartments and other structures. BCA has a [great section in their web site on this technology](https://www1.bca.gov.sg/buildsg/productivity/design-for-manufacturing-and-assembly-dfma/prefabricated-prefinished-volumetric-construction-ppvc#:~:text=Prefabricated%20Prefinished%20Volumetric%20Construction%20%28PPVC%29%20is%20a%20construction%20method%20whereby,delivered%20and%20installed%20on%2Dsite.). While PPVC is suitable for many types of construction, its effectiveness and efficiency are particularly notable in high-density residential projects, like apartment buildings, where repetitive layouts are common. PPVC makes use of Modular Construction Technique whichinvolves constructing large-scale modular units off-site. These units include walls, floors, ceilings, and sometimes even pre-installed furnishings and fittings. Each module is a substantial part of a building, like an entire room or a section of a room. ### Advantages of PPVC 1. **Speed :** You can immediately imagine that one of the biggest advantages of PPVC is the considerable reduction in construction time. Since modules are built off-site in a controlled environment, the construction process is less affected by weather and other external factors. This leads to a faster overall building timeline. 2. **Quality :** Building in a controlled factory setting allows for better quality control. The construction conditions are optimal, and there's a consistent level of craftsmanship, which often results in higher-quality finishes. 3. **Environmental Impact**: PPVC is generally more environmentally friendly compared to traditional construction methods. It typically produces less waste and reduces on-site noise and dust. This is particularly beneficial in urban settings or sensitive environments. 4. **Safety:** Because some of the work are done in factories, so the safety of the workers are much higher compared to building the apartment on site. 5. **Cost Implications**: While the initial cost of PPVC can be higher due to the technology and processes involved, it can potentially lead to cost savings in the long run. Savings come from reduced labor costs, faster construction times, and less waste. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/12/PPVC-in-Singapore-Real-Estate.webp) PPVC in Singapore Properties ### Disadvantages of PPVC While Prefabricated Prefinished Volumetric Construction (PPVC) offers many advantages, there are certain reasons why some people may not prefer apartments built using this method: 1. **Logistics and Assembly**: Once the modules are constructed off-site, they are transported to the building site. Here, they are assembled and stacked, much like building blocks, to form the complete structure. This requires precise engineering and planning, as the modules need to align perfectly. 2. **Perceived Lack of Uniqueness**: PPVC involves the use of standardized modules, which can lead to a perception that buildings lack uniqueness or character. People who value highly customized or architecturally distinct homes might see PPVC apartments as too uniform or cookie-cutter. 3. **Design Limitations**: Although PPVC technology has advanced, there can still be limitations in design flexibility compared to traditional construction methods. This might affect the variety of layouts, ceiling heights, and the ability to make structural changes or renovations in the future. 4. **Transportation and Size Constraints**: The size of PPVC modules is often limited by transportation logistics (such as road width and height restrictions). This can restrict the size of rooms or lead to design compromises that wouldn't be necessary with traditional construction methods. In fact, ceiling heights of PPVC apartments are ### Interesting Point : It is a rule to use PPVC for Toilets Prefabricated Bathroom Unit (PBU) is a bathroom unit, which is preassembled off-site complete with finishes, sanitary wares, concealed pipes, conduits, ceiling and bathroom cabinets, before it is delivered and installed on-site. The use of PBU is required for all residential non-landed and residential non-landed components of mixed-use developments on Government Land Sale (GLS) sites from 1 November 2014 onwards. Like this picture 😀 ![Toilets being built by PPVC method](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/12/Many-Toilets-being-built-by-PPVC.webp) ## So why does it matter in the end ? Two main reasons for buyers who want to know if their development is a PPVC built (or not, as in [Lentoria's case](https://lentorialentor.com)). ### Ceiling Height and Room Width of the Units PPVC units generally feature ceiling heights of 2.75 meters and room widths of 2.8 meters. On the other hand, conventionally constructed condominiums often provide higher ceilings, ranging from 2.9 to 3.3 meters, and they don't have restrictions on room widths. The reason behind these size limitations in PPVC units is linked to transport constraints. According to traffic regulations, transport trucks must not exceed a height of 4.5 meters to travel on public roads without needing police escorts. The achievable ceiling height in a PPVC unit is determined by deducting the height of the truck's platform and the thickness of the module's floor or ceiling slab. ![Transporting PPVC to the condo](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/12/Transporting-PPVC-to-the-condo.webp) Regarding the room width in PPVC units, it is constrained by the maximum allowed vehicle width of 3 meters on roads, minus the thickness of the walls. As a result, the term "Cookie Cutter" has been unfairly used on PPVC condos as they "looked the same, feel the same, and maybe are made in the same factory" 😸 ### Hacking of Walls or other common renovation works "Hacking" walls are harder in apartments made with Prefabricated Prefinished Volumetric Construction (PPVC) compared to normal buildings. In PPVC, each section is built to support itself, and the walls are very important for keeping the whole part stable. Changing these walls can cause problems for the structure of the section and maybe even the whole building. Also, PPVC sections usually have important things like plumbing, electrical wires, and heating/cooling systems built into the walls. If you hack into a wall, you might break these systems. This can lead to more problems and you might need to do a lot of fixing or repairs to the built in stuff. This makes hacking walls in PPVC buildings more complicated than in regular buildings. As such, in many PPVC projects, the walls are not hackable; so you may not have the option of, say, knocking down a wall to join up two smaller bedrooms. ## Conclusion So does it matter to you ? Will the idea that a condo is "non PPVC" matters to you as a buyer or not ? Share your views in the comments ! ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Lentor Next Two New Launches : Lentoria and Lentor Mansion URL: https://www.patkoproperty.com/lentor-next-two-new-launches-lentoria-and-lentor-mansion/ Last updated: 2024-02-27T11:21:04.000Z As I highlighted in my article on 28th July 2023, [Lentor Area : How Many GLS Sites Are There,](https://www.patkoproperty.com/lentor-area-how-many-gls-sites/) there were two more sites that were won during the GLS sales but their names were not known. ![The two sites' names were not known in July](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/11/Names-of-the-two-unknown-sites-2.webp) The two sites' names were not known in July ## Lentor Estate continues its rapid development Regardless of which site, they are all in the same Lentor Estate development area of Singapore, right next to Lentor MRT station. They are all encircling the Lentor Hillock Park, with all selling their location as being close to Lentor MRT station as well as close to Upper Thomson, Ang Mo Kio and Yio Chu Kang road. Shopping malls like AMK Hub, Bishan Junction 8 and Thomson Shopping Centre are all nearby too for good food and happy shopping. They are also selling that the properties are near to good educational institutions such as Anderson Primary School, Presbyterian High School, Mayflower Primary School and definitely the famous CHIJ St Nicholas Girls’ School. Besides Lentor MRT station (and the Thomson-East Coast Line serving it), these Lentor sites are all also close to CTE Central expressway as well as the upcoming (never ending but still being built) North-South Corridor. The Seletar Expressway serving the Seletar Aerospace Park is also a drive away. ![Lentoria is a short walk to Lentor MRT too](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/11/Short-Walk-to-MRT.webp) But everyone is a short walk to Lentor MRT too And yes healthy nature walks at Thomson Nature Park and the fantastic park connectors to Bishan-Ang Mo Kio Park etc are also part of the fun of living at Lentor Estate too. The fever at Lentor area was kicked off by Lentor Modern which did very well (nearly 100% sold). Lentor Hills Residences followed that and then recently [Hillock Green](https://hillockgreenlentor.com) did its launch too. But end of the day, these are the same selling points that all condos in the area have. So we are down to these 2 sites as well as the one which was closed on [12th Sep at Lentor Central](https://www.patkoproperty.com/lentor-central-site-attracted-two-bids/) too (whose name is not known). ## Names of the two sites are now known But now in Nov 2023, we do know the names of the two sites are [Lentoria condo](https://lentorialentor.com/) and [Lentor Mansion](https://lentormansioncondo.com/) 😀 ![Lentoria and Lentor Mansion are the two sites](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/11/Lentoria-and-Lentor-Mansion-Location.webp) Lentoria and Lentor Mansion are the two sites at the bottom of the diagram Let's talk about both of them and what we know are the selling agents' approach to these two properties. ## Lentoria at Lentor Hills Road [Lentoria](https://lentorialentor.com/) at Lentor Hills Road was won by tender by TID Residential Pte Ltd, securing the site with a bid of $276,360,000\. It is a strong joint venture between Hong Leong Holdings, part of Hong Leong group and Mitsui Fudosan. This site, Lentor Hills Road (Parcel B), is right across Lentor Hills Road (Parcel A), which later became [Lentor Hills Residences](https://lentor-hills-residences.estate/). And the developer for Lentor Hills Residences is also TID Residential. TID Residential is the king of Lentor Hills Road. As at today, Lentor Hills Residences is 72.41% sold. Lentoria is a 3 towers of 267 unit development with 1BR (23 units) – 50m2 2BR (120 units) – 65m2 to 68m2 3BR (70 units) – 85m2 to 104m2 4BR (54 units) – 112m2 to 125m2 So Lentoria is kind of the little kid around as it has the smallest site area at 10,819 sqm as well as being the one slightlyfurthest away from Lentor Hillock Park. The rest are surrounding the park while our dear Lentoria is located slightly further away, alone, at this Lentor Hills Estate. Interestingly, this "further away" allows the agents selling Lentoria to say \- All blocks in **Lentoria are within 1 km to CHIJ St Nicholas Girls School and Anderson Primary School** \- Rare New **Non-PPVC Development** with more liveable space, as home owners can customise the home interior easie So furthest is better as it means that they are confidently sell Lentoria as being definitely 1km to CHIJ St Nicholas Girls and Anderson Primary. Equally interesting is the selling of Lentoria as not a PPVC development. PPVC or [Prefabricated Prefinished Volumetric Construction](https://www1.bca.gov.sg/buildsg/productivity/design-for-manufacturing-and-assembly-dfma/prefabricated-prefinished-volumetric-construction-ppvc#:~:text=Prefabricated%20Prefinished%20Volumetric%20Construction%20%28PPVC%29%20is%20a%20construction%20method%20whereby,delivered%20and%20installed%20on%2Dsite.) is a method of constructing the HDB flats and private condominium. > Prefabricated Prefinished Volumetric Construction (PPVC) is a construction method whereby free-standing 3-dimensional modules are completed with internal finishes, fixtures and fittings in an off-site fabrication facility, before it is delivered and installed on-site. In other words, the Lego method of construction 😄 Now Lentoria is being sold as **NON-PPVC** development. That means it is NOT being constructed by PPVC method. Why this selling point ? We will discuss it in next article. Lentoria Showflat has already opened and the booking day is 2nd March 2024\. Apparently there is a [$30,000 discount](https://lentorialentor.com/lentoria-30000-discount-on-booking-day/) on launch day 😄 ## Lentor Mansion at Lentor Gardens The other site that was sold at Lentor Gardens is now marketed as Lentor Mansion. It has a site area of 21,866.7 sqm and was won by GuccoLand and Intrepid Investments. They were also responsible for Lentor Hills Residences. Everyone is one big happy family at Lentor Estate 😺 Lentor Mansion is a 533 unit development with 2 Bedrooms to 4 Bedrooms. For [Lentor Mansion](https://lentormansioncondo.com/), the sales pitch is "You Only Pay for What Your Foot Steps on". This is because Lentor Mansion is the first condo to be impacted by the [GFA Harmonisation changes by URA](https://www.ura.gov.sg/Corporate/Guidelines/Circulars/dc22-09). These changes will affect the new floor plan of Lentor Mansion and supposedly giving an advantage to the buyers. The key changes are: a. All agencies’ floor areas will be measured to the middle of the wall. b. All strata areas will be included as GFA. c. All voids will be excluded from strata area. d. BCA and SCDF will adopt an aligned definition for SGFA computation. These all have an impact on Lentor Mansion and are marketed as positive changes to the development. Again, we need to spend time to understand why is that so. Talk to your property agent to find out 😏 [Lentor Mansion preview](https://lentormansioncondo.com/lentor-mansion-preview-dates/) starts on 1st March and its booking day is 16th March. The starting prices are pretty attractive too ! ![Lentor Mansion Starting Prices announced on 27th Feb 2024](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/02/Lentor-Mansion-Indicative-Starting-Prices-27Feb24.jpg) Lentor Mansion Starting Prices announced on 27th Feb 2024 ### Conclusion With so many new launches at the Lentor area, there will definitely be a need to "differentiate" themselves. They are all so close to each other and everyone can boast of the same things (MRT station nearby, good food at Thomson, nice morning walks in the park).... Else every condo is a good condo and there is no way to convince buyers of why they should buy a unit at condo A instead of condo B or condo C. And the earlier releases are all not fully sold at this point too. Hence it is interesting to see Lentoria and Lentor Mansion trying their best to showcase their differences in very unique (and updated) ways. Good to see that ! ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Watten House New Launch at Shelford Road Bukit Timah : Freehold Luxury Living within 1 km to Top Pri Schools URL: https://www.patkoproperty.com/watten-house-condo-new-launch/ Last updated: 2026-03-19T10:40:10.000Z Watten House is a freehold new launch coming up at Shelford Road, District 11, Bukit Timah. The Chinese name is 华登嘉苑. [![Watten House 华登嘉苑](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Watten-House-Logo.webp)](https://wattenestatecondo.com) Watten House 华登嘉苑 Pitched as "Tranquility on the Hill", Watten House is perched on elevated ground (the highest point in Watten Estate) of prime Bukit Timah low-rise residential enclave with lush greenery all around the condo. This is a freehold development by United Venture Development (Watten) Pte Ltd, which is a joint venture between UOL Group and Singapore Land. Watten House is the result of the successful enbloc of what is formerly known as Watten Estate Condo. Check out the new launch web site at [New Launches Condo](https://newlaunchescondo.sg/watten-house/). Located at the prestigious District 11, it is close to Adam Road and Dunearn Road, and most importantly is just 7 mins walk from Tan Kah Kee MRT station (on the Downtown line). The nearby Botanic Gardens MRT station is also a MRT interchange station for both the Downtown line and Circle line and is also pretty close by at the junction of Dunearn Road and Adam Road. So basically you have two MRT stations pretty close to the Watten House. Good for school going kids. Expected to be launched by private preview in late October and early November, there are not many such large format freehold development in Bukit Timah Road. The site area itself is a huge 20,461.10sqm or 220,243 sqft. Check out the Watten House location map to better understand the appeal of Watten House. ![Watten House Location Map](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Watten-House-Location-Map.webp) Watten House Location Map ## Why buy a new launch unit at Watten House I share my views on why I think Watten House present an excellent opportunity to get a freehold unit at the Bukit Timah area. ### Low density and large format units development According to information, this development is a large format and low density residential development developed by UOL group and Singapore Land Group. There will be 8 Blocks of 5 Storey Residential Flats, with just a total of 180 residential units only, right next to a neighbourhood park. The unit mix are as follow: - 3 Bedrooms has 40 units of 990-1160 sqft - 3 Bedrooms with Study has 60 units of 1,500 sqft - 4 Bedrooms has 36 units of 1,800 sqft - 5 Bedrooms has 36 units of 3,600 sqft - Penthouse has 8 units of 3,400 to 4,000 sqft ![Watten House Unit Mix](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Watten-House-Unit-Mix.webp) Watten House Unit Mix What do you notice immediately ? There are no 1 bedrooms or 2 bedrooms which are typically sold very quickly in a new condo launch. For Watten House, there are only 3 bedrooms, 4 bedrooms and 5 bedrooms. The spacious 3 to 5 bedrooms and duplex penthouse units are all artfully crafted for multigenerational living. The typical ceiling height is a very high 3.25m and there will be ducted aircon in living and dining areas. For the 3 Bedroom + Study, the study area is right next to big luxurious Master Bedroom and, unlike a lot of new condos, it is a proper study room with window and aircon. It can be removed to make the walk-in wardrobe larger. And that's not all. There are also 8 very impressive units of Duplex Penthouse, one on each block. These 8 units of exclusive penthouses, designed to embody the concept of “bungalows in the sky”, come complete with cutting edge appliances and designer fittings. There are going to be duplex penthouses of 7 bedrooms with a ceiling height at living/dining of about 3.5m to 4.2m and each comes with a private lift from the car park to your own residence. ![Watten House Luxury Living at a Freehold Location](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Watten-House-New-Launch-Beautiful-Luxury-Freehold.WEBP) ### 1 km from Nanyang Primary School and Raffles Girls Primary School Watten House at Shelford Road by UOL group and Singland has been positioned as a luxury freehold development. But to me, one key selling point is that **it is 1 km from the famous Nanyang Primary School and also Raffles Girls Primary School** (emphasis is mine). We know that if your chosen primary school has more registrants than vacancies, priority admission will be given based on your child's citizenship and the Home-School Distance category, which is in turn based on the residential address used for registration. Priority admission is given in this order: - **Singapore Citizens (SC) living within 1km of the school.** - SCs living between 1km and 2km of the school. - SCs living outside 2km of the school. - Permanent Residents (PR) living within 1km of the school. - PRs living between 1km and 2km of the school. - PRs living outside 2km of the school. So here you have it, just like my article on [condo within 1 km of good schools](https://www.patkoproperty.com/condo-within-1km-good-school/), the fact is clear. For a good school like Nanyang Primary School, balloting is part and parcel of admission. ![2023 Nanyang Primary School Balloting Results](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/2023-Nanyang-Primary-School-Balloting.webp) 2023 Nanyang Primary School Balloting Results As an example, look at the above diagram. In 2023, at Phase 2A, there were 171 students applying for only 149 positions. Balloting took place (but luckily, it is still open to those who are Singapore Citizens outside of 2km). But that means if you are applying under Phase 2A and you are already 1 km from Nanyang Primary (like in Watten House), you got your child a space as there is no need for balloting at this phase :). And at Phase 2B and Phase 2C, there are already balloting even for those within 1km of the school ! You might say that is a lottery at Phase 2B and Phase 2C, and yet if you are not a Singaporean and not within 1 km, then you don't even have a chance for the lottery. No chance at all :( This is why being 1 km of these two top primary schools is one key attraction of Watten House that are so attractive to some school going families. When you purchase a new launch unit (or even a resale unit) within 1 km of a top school, you need to be very aware of the [Property Rules for P1 Home Distance Priority Admission](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) though. There are rules to follow. ### Long Time Stay for Families at Watten House With that point, it is also important to note that for many people, after they bought a property (or even rented one) for the sake of 1 km rule, they quickly moved on to another location where necessary (e.g after 30 months or after 5-6 years of Primary School). I doubt that is the case for Watten House new launch. I believe this new launch freehold condo will be a long term house for families with school-aged children. Why ? Cause if you look pass just the Primary 1 priority admission, but also look at the names of the Primary Schools, the Secondary Schools and then the higher Education Institutions around at Bukit Timah Road or beyond, you can see that there are many well known schools at primary school level, secondary school level, IB schools, junior colleges at the area. After big brother finished his primary school, small sister goes to the primary school too. After big brother finished his primary school, he goes to the nearby secondary school too. These are the differenct schools close to Watten House. They are not necessarily just within 1 km but also close enough from Watten House. Either by the famous Downtown Line (serving all these top schools) or by the many public buses along Bukit Timah Road and Dunearn Road or of course, just a quick drive away in the morning. ### Local Schools for Singaporeans and PRs • Raffles Girls’ Primary School • Nanyang Primary School • Singapore Chinese Girls School • Anglo Chinese School (Primary and Junior) • Nanyang Girls High School • St. Margaret’s Secondary School • Anglo Chinese Secondary School (ACS) • Hwa Chong Institution • Hwa Chong International School • National Junior College ### International schools for Foreigners - St Francis Methodist School - DIMENSIONS International College - German European School - Hollandse School - Singapore Korean International School - Swiss School in Singapore - Chatsworth International School - The Mandarin Academy for International - Leeds International School - Hwa Chong International - Middleton International School Looking at the list and if you know the area and demographics of Bukit Timah, most of the Nanyang Primary School and Raffles Girls Primary students tend to go to Hwa Chong Institution or the Nanyang Girls High School. They might also choose to study at National Junior College later. And, yes despite the move to Tengah, ACS(P) will be replaced by ACS Junior at the same Bukit Timah location. Looking beyond this area, there are Ngee Ann Polytechnic at Upper Bukit Timah Road (though [the Reserve Residences](https://newlaunchescondo.sg/the-reserve-residences/) might also be a good choice, in that case). Much further, at about 15-minute drive from Watten House, the ACS (Independent) school and the ACJC etc are at Dover Road educational belt. And, also there is the Singapore University of Social Sciences at Clementi. End of the day, if education is what drive Singaporeans to buy properties, then the abundance of higher educational institutions will also keep them at this Bukit Timah area too. Parents who choose to live at Bukit Timah for convenience due to their kids' education will also tend to stay for an average of 10 years or even more at this area. Or even beyond.... ### The Beauty of Bukit Timah Area As this area is not to be scoffed at either. It is a prestigious area and yet has a laid back feeling (except for that busy Bukit Timah Road), which counts for a lot. The Shelford Estate and Watten Estate area itself are little sweet homely areas which gives your stay at Watten House a warm family feeling too. Neighbourhood parks are all around the Watten Estate. Food can be very atas or very local. There are Adam Road Food Centre or Bukit Timah Food Centre. There are shopping at NTUC Finest at Coronation Shopping Plaza, or Holland Village at Holland Road. Or Cold Storage nearby too. And... McDonalds, Starbucks, KFC, Domino's Pizza and of course, our local beloved Killney Coffee. And even Tiong Bahru bakery is moving to Cluny Court nearby now. ![Excellent Food and Shopping around Watten House](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Excellent-Food-and-Shopping-around-Watten-House.webp) Excellent Food and Shopping around Watten House And because Watten House is close to nearby Bukit Timah nature reserves and that (tall) Bukit Timah hill and also the large Singapore Botanic Gardens, it does give a feeling of unique, vibrant scene with plenty of nature just for Watten House residents. Bukit Timah is also home to a high concentration of Singapore's native tropical greenery and rainforests - a sure win for nature lovers. With a nature reserve nestled in its midst, treetop walking trails, and other unique eco-spots that offer the great outdoors right at your doorstep, Bukit Timah offers plenty of options for outdoor activities and fresh air. ![Watten House is near to many parks](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Watten-House-Bukit-Timah.webp) Watten House is near to many parks ### Legacy Planning and Freehold Tenure of Watten House The freehold tenure of Watten House meant that it is suitable for legacy planning too. People who want and can afford Watten House are also careful planners for their future and their children and beyond. The freehold tenure of this former Watten Estate Condo located along Shelford Road, right in the heart of Bukit Timah, offering luxurious living at Watten House, meant that it can be free of leasehold decay and passed on from generation to generation. ### How to get invited to a Preview of the New Launch Visit this [web site](https://newlaunchescondo.sg/watten-house/) to get a copy of Watten House e-brochure, Watten House floor plans, Watten House price list. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/11/Watten_House_New_Launch.webp) ## Watten House New Launch VVIP Preview in Late Oct and Early Nov [Visit Web Site for Private Preview Info](https://newlaunchescondo.sg/watten-house/) ## FAQ for Watten House New Launch ### Q: Where is Watten House Condo located? A: Watten House Condo is located at District 11 of Singapore, at Shelford Road, along Bukit Timah, Singapore. The official address is 36, 38, 40, 42, 44, 46, 48, 50 Shelford Road. ### Q: Who are the developers of Watten House Condo? A: Watten House Condo is developed a joint venture by UOL Group and Singland Group. Both are highly successful developers. UOL Land and Singland are famous for high quality developments such as Pinetree Hill, AMO Residences, Avenue South Residences, Thomson Three etc. ### Q: What is the floor plan for Watten House Condo? A: The floor plan for Watten House Condo is available upon request. Please refer to the [Watten House web site](https://newlaunchescondo.sg/watten-house/) for floor plans. ### Q: How luxurious is the living at Watten House Condo? A: Watten House Condo offers luxurious living with its high-quality amenities and prime location. Each unit (you can see that at the preview show too) are packed with high quality modern design and luxurious interior furnishing. ### Q: What educational institutions are near Watten House Condo? A: There are several educational institutions located near Watten House Condo. Please refer to the article above and the Watten House location map for a complete list. ### Q: Is Watten House Condo within 1km of any schools? A: Yes, Watten House Condo is located within 1km of several prestigious schools such as Raffles Girls Primary and Nanyang Primary. ### Q: What is the price range for Watten House Condo? A: The price range for Watten House Condo varies from 3 bedroom to 5 bedroom to Duplex Penthouse units. Please contact the Watten House developer agent for the latest pricing details when it is launched. ### Q: How can Watten House Condo enhance its liveability? A: Watten House Condo enhances its liveability through its well-designed layout, modern facilities, and strategic location at Bukit Timah. The parks nearby provide a break from the hustle of modern day life, while the food establishments are always a walk or drive away. In addition, the Bukit Timah nature reserves are also easy to reach for your weekend hiking. ### Q: How is the accessibility to Watten House Condo? A: Watten House Condo is easily accessible via major roads like Bukit Timah Road Dunearn Road and is just a 7 minute walk to Tan Kah Kee MRT. There is also the Botanic Garden MRT interchange for downtown line and circle line. From Bukit Timah Road, it is just a short drive to CTE and PIE that takes you all over the Singapore island. ### Q: How many car park lots are there at Watten House Condo? A: Watten House has 183 lots (inclusive of 4 EV lots and 3 accessible lots). ### Q: When is the expected date of notice of vacant possession ? A: Watten House has an expected date of notice of vacant possession of 30 June 2027 but that is always subject to changes. Check with your property agent. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Lentor Central site attracted two bids only URL: https://www.patkoproperty.com/lentor-central-site-attracted-two-bids/ Last updated: 2023-10-07T14:11:17.000Z As discussed in my article, [Lentor Area : How Many GLS Sites Are There](https://www.patkoproperty.com/lentor-area-how-many-gls-sites/), there was a GLS site for Lentor Area, called Lentor Central. 💡 One site, Lentor Central, is currently on the [GLS Confirmed List as at July 2023](https://www.ura.gov.sg/Corporate/Land-Sales/Sites-For-Tender/Lentor-Central-apr23?ref=patkoproperty.com) and the tender for this site will close at 12pm on Sept 12 2023. Okay. That tender was closed today and there were only two bids for the sites. This compares very differently from the previous GLS sites in Lentor area. Are we seeing a real decline in interest in this area by developers ? ## The Lentor Central Site The Lentor Central Site is situated within the upcoming Lentor Hills Estate, a green and sustainable neighborhood designed for pedestrians. Its prime location near the Lentor MRT Station on the Thomson-East Coast Line offers future residents convenient access to Woodlands Regional Centre, the Central Business District, and various other areas of Singapore via direct rail connections. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/09/Lentor-Central-Site.webp) Lentor Central Site The Lentor Central Site presents an excellent opportunity for future residents to benefit from the presence of established educational institutions such as Presbyterian High School, Anderson Primary School, and CHIJ St Nicholas Girls School. Moreover, they will have easy access to an array of food and beverage establishments, retail stores, a convenient supermarket, and childcare facilities within the upcoming mixed-use development at Lentor Modern. Nature enthusiasts can also rejoice as they will be able to indulge in lush greenery and various recreational activities at the nearby future hillock and linear parks. The Lentor Central plot encompasses approximately 14,703 square meters and boasts a maximum gross floor area of 41,169 square meters. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/09/Development-at-Lentor-Central.webp) Development Information for Lentor Central ## The Lentor Central Bids The Lentor Central plot, capable of accommodating around 475 private housing units, attracted just two bids when the Sep 12 tender closed. **The highest bid, totaling S$435.2 million, or S$982 per square foot per plot ratio (psf ppr), came from a joint venture involving Hong Leong Holdings’ Intrepid Investments, GuocoLand, and CSC Land.** ![URA information on the Lentor Central Land Parcel](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/09/LAND-PARCEL-AT-LENTOR-CENTRAL.webp) URA information on the Lentor Central Land Parcel On a per square foot basis, the top bid fell within the expected range and closely aligned with the S$985 psf ppr offered by GuocoLand and Hong Leong in the previous tender for Lentor Hills. Another participant in the Sep 12 tender was Frasers Property, submitting a bid of S$410.8 million, equivalent to S$927 psf ppr. ## Winner for Lentor Central Site and its plans Hong Leong planned to develop a private residential project consisting of about 475 units in two high-rise blocks. Residents will enjoy the convenience of nearby amenities and the Lentor MRT station, enhancing the site’s overall appeal to prospective buyers. Initially, market observers anticipated the site to attract up to three bids, with the highest bid expected to fall within the range of S$950 to S$1,050 psf ppr. Going back to April, a neighboring housing site tendered by the government at Lentor Gardens received only one offer. The site was secured by GuocoLand and Hong Leong Holdings’ Intrepid Investments for S$486.8 million, or nearly S$985 psf ppr. This marked the lowest unit land rate among the five sites in Lentor Hills Estate sold since July 2021. In September 2022, a Lentor Central site was awarded to China Communications Construction Company, Soilbuild Group, and Yanlord Land Group for S$1,108 psf ppr. Additionally, the Lentor Hills Road (Parcel B) plot was sold to TID Residential for S$1,130 psf ppr. The estate's first new project, GuocoLand’s 605-unit [Lentor Modern](https://sgnewprojects.com/lentor-modern/), experienced strong demand upon its September 2022 launch. Approximately 84 percent of units sold during the launch weekend fetched prices ranging from S$1,856 to S$2,538 psf. GuocoLand had acquired the site for S$784.1 million, or S$1,204 psf ppr, in July 2021. On the other hand, the second project, a mixed-use integrated development called [Lentor Hills Residences](https://lentor-hills-residences.estate), received a more subdued response in July. This followed a series of cooling measures. The project, a collaboration between Hong Leong Holdings, GuocoLand, and TID, managed to sell around 50 percent of its 598 units during its launch weekend, at an average price of S$2,080 psf. ## Hillock Green and Lentor Gardens Reserved Site We will now watch closely the launch of [Hillock Green](https://hillockgreenlentor.com), scheduled for October 2023, closely for clues on how the Lentor area new launches will perform going forward in 2023 and 2024\. You can read more about [Hillock Green at this web site](https://hillockgreenlentor.com). [Hillock Green at Lentor Central, Close to Lentor MRTDiscover the allure of Hillock Green Condo at Lentor Central! Experience the ultimate convenience to Lentor MRT, offering modern living in a prime location.![](https://hillockgreenlentor.com/apple-touch-icon.png)Hillock Green at Lentor![](https://hillockgreenlentor.com/media/posts/21/Hillock-Green-E-Brochures.webp)](https://hillockgreenlentor.com) There is also, as discussed in my previous article, the possibility of another site at Lentor Gardens too. No news of any one has triggered the GLS reserve list site so far. 💡 One other site is a [residential site at Lentor Gardens](https://www.ura.gov.sg/Corporate/Land-Sales/Sites-For-Application/lentorgardens-1H23?ref=patkoproperty.com), which is about 222,175 sq ft and can yield 500 units. However, this site is only available for application by developers under the GLS reserve list, meaning it will be put up for tender only if the minimum price submitted by a developer is acceptable to the Government. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/09/LentorAerial-rendering-apr23-1280.webp) Lentor Central and Lentor Gardens Lentor area remains an attractive part of Singapore and its greenery concept is very welcoming to residents and investors. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### First Time Ever. Income Ceiling for Resale HDB flats URL: https://www.patkoproperty.com/first-time-ever-income-ceiling-for-resale-hdb-flats/ Last updated: 2023-10-07T14:11:25.000Z For the first time, there will be an income ceiling when you want to purchase a resale HDB flat. Only households and individuals with a monthly income of $14,000 or lower will be eligible to purchase "Plus HDB flats" and "Prime HDB flats" on the resale market in the future. Plus flats represent a new housing category strategically situated in prime locations across Singapore, including areas near MRT stations or town centers. The sale of these flats is scheduled to commence only in the second half of 2024. Approximately about eight out of every ten Singaporean households **now** fall within the income bracket of $14,000 or less per month, which is the prevailing income threshold for purchasing Build-To-Order (BTO) flats. So it is still a very good threshold for families to buy these Plus flats. But the future is still far away. I reckon that is 16 years at least. 1 year from now, "Plus" BTO flats will be offered. Then you have 4-5 years of construction. Then you have a MOP of 10 years before you can sell. ## No impact on Current Flats and Recent BTO flats The new framework will have no impact on current homeowners or individuals who have already secured BTO flats, as projects that have already been launched will retain their original classification. Presently, there are no income ceiling constraints in place for the purchase of resale flats, with the exception of Prime flats (or [Prime Location Housing, PLH](https://www.hdb.gov.sg/residential/buying-a-flat/finding-a-flat/plh)), which have not yet been introduced to the resale market anyway. ## New Rules for Plus and Prime HDB flats Here are some rules for Plus and Prime flats that we know of date... (1) To be eligible to purchase Plus and Prime flats on the resale market, at least one buyer must hold Singaporean citizenship. Currently, a PR couple can buy a resale flat. So they will not be able to buy Plus or Prime. (2) There will be a 30-month waiting period for private property owners who intend to acquire a **resale** Prime or Plus flat. Currently, there are similar rules for [people who want to buy a HDB BTO flat after seeing a private property](https://www.patkoproperty.com/buying-hdb-after-selling-private-property/). Also currently, if you sold a private property, you will need to [wait 15 months unless you are 55 years and buying a 4 room flat](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/) on the resale market. This just makes it even longer. (3) Of course, there is now an income ceiling of $14,000\. Standard flats, which constitute the majority of the housing supply, will not have an income ceiling imposed on resale buyers. Resale flats never have an income ceiling in the past. (4) Both Plus and Prime flats will come with a 10-year Minimum Occupation Period (MOP), surpassing the five-year requirement for Standard flats. (5) Buyers of Prime and Plus flats will be obligated to return additional subsidies when they choose to resell their units for the first time. Plus will return less than Prime but there will be a subsidy return back to HDB for a resale transaction. (6) Wait. There is even more. Plus flat owners will be prohibited from renting out their entire unit, even after the 10-year minimum occupation period (MOP) has been fulfilled. Currently, you can buy a private property after 5 years of MOP and then move to the new private propety and then rent out your HDB flat. Or even [rent out the whole flat during MOP](https://www.patkoproperty.com/renting-out-hdb-before-mop/) subject to approval. For Plus (and Prime) flats, you are NOT ALLOWED to rent out the whole unit. It's important to note that these changes will not affect the existing 1.1 million HDB flats, which will remain governed by the current regulations. ## Where will the Prime and Plus Flats Be At Prime flats are strategically situated in Singapore's most prime and central locations, including the Greater Southern Waterfront area and towns in proximity to the city center, such as Queenstown, Bukit Merah, and Kallang/Whampoa. As for Plus flats, they will be offered in select locations within each region or in close proximity to the core central region, particularly in areas with convenient access to transportation nodes and amenities. HDB has plans to introduce more projects in various locations, including Ang Mo Kio, Bishan, Clementi, Toa Payoh, Bedok, Queenstown, Bukit Merah, and Kallang-Whampoa, with some of these projects falling under the Plus category. Furthermore, there are several projects in Mount Pleasant and Bayshore are strong candidates for the Plus model, and there is potential for Plus projects to emerge in existing non-mature estates in the future. ## Why These Changes to HDB classification This adjustment is part of a [comprehensive set of housing rules changes announced during the National Day Rally 2023](https://www.patkoproperty.com/summary-of-national-day-rally-2023/) to enforce stricter regulations, aimed at preserving housing affordability and ensuring equity within the public housing system. In a significant revamp of the existing classification system, Prime Minister Lee Hsien Loong announced on Sunday that starting from the second half of 2024, all BTO flats will be categorized into Prime, Plus, and Standard flats. These regulations have been designed to manage demand effectively and maintain the long-term affordability and inclusivity of such properties. The Plus model will play a pivotal role in enhancing the affordability of flats situated in prime locations, thereby expanding accessibility to a broader spectrum of Singaporean citizens. HDB remains committed to constructing a diverse range of housing options tailored to various budgets and requirements. In addition to facilitating the more affordable pricing of new Prime and Plus flats, the new classification system will effectively maintain resale prices at levels that are attainable for a larger segment of the Singaporean population. This initiative marks a comprehensive restructuring of the current framework used for designating estates as either mature or non-mature. The substantial modifications made to HDB's classification and sales approach for new flats are aimed at preserving the core principles of affordability, fostering a diverse social composition in each town and region, and ensuring fairness. ![A HDB flat is a home](https://images.unsplash.com/photo-1613755052450-3a5e2ed11b2d?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=M3wxMTc3M3wwfDF8c2VhcmNofDI5fHxvayUyMGlmJTIweW91JTIwc2F5JTIwc298ZW58MHx8fHwxNjkyNjcxMzA1fDA&ixlib=rb-4.0.3&q=80&w=2000) A HDB flat is a home ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Summary of Housing Policies Changes from National Day Rally 2023 URL: https://www.patkoproperty.com/summary-of-national-day-rally-2023/ Last updated: 2023-10-02T01:32:39.000Z Every year our dearest Prime Minister will make a most important political speech which is the National Day Rally. This year, a substantial number of changes on housing has been announced. Let's do a summary of the changes. Basically, despite all the mass of news (and pretty infographics), there are two major areas of changes. **Change 1 : New Plus housing model** **Change 2 : Enhancing housing access for singles** That's all :) ## Bye Bye Mature and Non-Mature Estates In 1992, the Housing and Development Board (HDB) initiated the classification of HDB estates into two categories: mature and non-mature estates. This classification was made in conjunction with revisions to the balloting process, aimed at granting priority to first-time applicants and individuals who had previously faced repeated setbacks in their housing applications. This is no more from Second Half of 2024\. The removal of "mature vs non-mature estates" do NOT affect current flats, current BTO construction and in fact, does not take efffect till late in second half of 2024\. One year away. ## Hello Three Tier Model of Standard, Plus and Prime Going forward in 2024, a new classification system to differentiate BTO projects by their locational attributes. No more mature and non mature. Instead, it is replaced by a three tier model of "standard" (aka current BTO model), "plus" (a new model of selling HDB flats) and "prime" (aka the current Prime Location Housing or PLH model). In late 2024, a new class called "Plus Flats" will be introduced to the BTO model. a) **Standard flats** will come with the standard subsidies and standard restrictions that are applied to all BTO flats. They will continue to form the bulk of the housing supply. This is just like BTO today. Nothing changes. b) **Plus flats**, a new category of flats,will be in **choicer locations within each region** across Singapore (e.g. near MRT station, town centre). These flats will come with more subsidies and tighter restrictions, compared to the Standard BTO flats. c) **Prime flats** are in the choicest locations within Singapore, **usually closer to the city centre**. They will come with the most subsidies across the three categories, and will have the tightest conditions. These flats are already currently offered under the [PLH model](https://www.hdb.gov.sg/residential/buying-a-flat/finding-a-flat/plh). ![Standard Plus and Prime HDB Flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/08/Standard-Plus-and-Prime.webp) Courtesy of HDB **Key Features of the Plus Housing Model** **(Just added) Income Ceiling for Resale of Plus Flats** A $14,000 income ceiling has been set for the resale of Plus flats. That means your buyers of your Plus flats cannot make more than $14,000 per household. See this blog post on [the income ceiling for Plus flats](https://www.patkoproperty.com/first-time-ever-income-ceiling-for-resale-hdb-flats/) for more details. **Enhanced Subsidies for Affordability** Plus flats, in prime locations, receive extra subsidies, making them more accessible to a broader range of Singaporeans. **Subsidy Recovery upon Resale** Plus flat owners's purchase price will have additional subsidies to ensure affordability. But to ensuring fairness compared to non-subsidized flat owners, Plus flat owners will have to pay a proportion of the resale price, reflective of the extra subsidies, if they choose to sell their flats later on. Recovery rates for Plus flats are, however, lower than Prime flats. **Strengthened Sale Conditions** Owners must reside in Plus flats for at least 10 years before selling or investing in private properties. In other words, just like PLH, [MOP is 10 years](https://www.patkoproperty.com/hdb-mop-rules/) ! It is expected that much more stringent resale conditions aim to maintain affordability and a diverse community although it is NOT yet announced what are these conditions. ## Key Considerations for You If You are Keen on a Plus BTO Flat Details are still not here, but an immediate thought is this. Just like the PLH model buyers, a VERY LONG TERM view is necessary Buyers of the Plus BTO flats should prepare for an extended commitment, encompassing a 4 or 5 years construction period and a 10-year MOP. This contrasts with the construction period plus a 5-year MOP for Standard BTO flats, or just a 5-year MOP for those choosing to purchase existing resale flats. Prospective buyers will need to meticulously weigh their plans for starting a family, [selecting future schools](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/), and their home improvement journey, as they will be bound to their Plus/Prime flat for **approximately 15 years**. Another concern revolves around whether the lengthier MOP and the constraints on Plus flats might unintentionally redirect some BTO demand towards Standard flats, which still maintain the typical 5-year MOP and lack resale restrictions. This potential surge in demand could potentially heighten the competitiveness of the ballot for a Standard flat. After all, a shorter MOP is easier to manage than a longer one. As I always, "how many 10 years you have in your life" :) ## Singles Buying HDB are Happier in 2024 [Singles buying properties in Singapore](https://www.patkoproperty.com/single-buying-property-in-singapore/) is always challenging. This is just part and parcel of the "pro family policies" in Singapore. However, even the Prime Minister has acknowledged that many singles (with votes...) are choosing to be singles. What was made worst was that in the current PLH model, [singles do not even have a chance to buy (BTO or resale) flats in any PLH flat](https://www.channelnewsasia.com/singapore/singles-prime-location-housing-flats-excluded-desmond-lee-2277191). It is not very inclusive, is it :) In reality, shifting lifestyles and evolving social aspirations have led to a rising number of singles opting for independent living in their own flats rather than residing with their families. Many singles expressed their desire for flats in mature estates, as they seek proximity to their elderly parents for mutual care and support. So changes are coming.... in 2024.... Currently, first timer singles aged 35 and above are allowed to apply for new 2-room Flexi flats in only non-mature estates or buy resale flats in any estate. With the new classification in late 2024, eligible first-timer singles can: (1) Apply for 2-room Flexi BTO flats in all locations across Standard, Plus and Prime housing projects; (2) Buy a Standard or Plus flat of any size in the resale market; or (3) Buy a 2-room Prime flat in the resale market. **A table of the changes to HDB for Singles in 2024** | **Change** | **Today** | **Future** | | ----------------------- | ---------------------------------------------- | ------------------------------------------------------------------------ | | New BTO flats | Can only buy 2 Room Flexi in non mature estate | Can buy 2 Room BTO flats anywhere in Singapore (Standard, Plus or Prime) | | Resales flats (non PLH) | Buy any size anywhere | Buy a Standard or Plus flat of any size in the resale market | | Resale flat (PLH) | No. Cannot. | Buy a 2-room Prime flat in the resale market. No bigger size in Prime. | ![Singles Buying HDB flats changes announced in NDR 2023](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/08/Singles-Buying-HDB-flats-changes-announced-in-NDR-2023.webp) Courtesy of HDB Basically the change is that what used to be NOT AVAILABLE to Singles (BTO in mature estate, Resale in PLH) is now available to Singles. ![Singles Buying HDB are Happier Now](https://images.unsplash.com/photo-1607529379169-5804750c1f9a?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=M3wxMTc3M3wwfDF8c2VhcmNofDF8fGhhcHB5JTIwYXNpYW4lMjBndXl8ZW58MHx8fHwxNjkyNTg1OTUyfDA&ixlib=rb-4.0.3&q=80&w=2000) A Happier Single in Singapore in 2024 [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ## FAQ on the changes of Housing Policies Changes from National Day Rally 2023 ### Question : What is the difference between Mature and Non-Mature Estates for BTO Balloting Answer : Mature estates encompassed areas where the availability of land for public housing development was constrained, yet the demand remained robust. Within these mature estates, Build-To-Order (BTO) flats consistently garnered heightened popularity and were consequently priced higher to reflect their advantageous location and heightened demand. Non-mature estates, on the other hand, comprised regions where there existed a greater expanse of land earmarked for public housing development. Typically situated in less central locations and endowed with fewer amenities, these estates offered more affordable housing options. ### Question : What are the Mature and Non-Mature Estates in Singapore now in 2023 ? Answer : Here's a list of Mature Estates and Non-Mature Estates in Singapore as at August 2023 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/08/Mature-Estate-vs-Non-Mature-Estate-in-Singapore.webp) ### Question : What are the tighter conditions that Plus flats will come with, and how will they support genuine homebuyers? Answer : Plus flats will come with tighter conditions compared to Standard BTO flats, including a longer Minimum Occupation Period (MOP) of 10 years before they can be sold in the open market or invested in a private residential property. Plus flat owners will also have to pay a proportion of the resale price reflective of the extra subsidies if they choose to sell their flats later on, to ensure fairness across all homebuyers and mitigate excessive windfall gains. These tighter conditions will support genuine homebuyers by strengthening their owner-occupation intent and moderating demand and prices of these flats, keeping them affordable for future resale buyers and maintaining a better social mix in the long term. ### Question : How will the new classification of flats better reflect the locational attributes of HDB's BTO projects? Answer : The new classification of flats will better reflect the locational attributes of HDB's BTO projects by introducing two new categories of flats: Plus and Prime. Plus flats will be located in choicer locations within each region across Singapore, such as near MRT stations and town centers, while Prime flats will be in the choicest locations within Singapore, usually closer to the city center. Standard BTO flats will continue to be offered islandwide. Plus flats will come with more subsidies and tighter restrictions compared to Standard BTO flats, while Prime flats will come with the most subsidies across the three categories and the tightest conditions. This new classification will provide homebuyers with better connectivity and closer proximity to amenities, and help ensure that public housing remains inclusive to all Singaporeans. ### Question : Where are the Standard, Plus and Prime flats likely to be offered ? Answer : Of course, the government is not going to allow just an area of Prime in one part of Singapore (HDB in Bukit Timah anyone ? [1km to top schools anyone](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) ?). There is always going to be a mixture. However, this infographic gives an idea. For example, in the north part of Singapore, you will not find PRIME BTO flats, but definitely Standard flats and some Plus flats (e.g. close to Punggol Waterway etc). In the city (e.g. Kallang), you probably not going to find Standard (else the JACKPOT effect comes into place) and hence you will find Plus (10 years MOP) or Prime (10 years MOP). ![Locations of Standard Plus and Prime HDB Flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/08/Locations-of-Standard-Plus-and-Prime-HDB-Flats.webp) Courtesy of HDB ### Question : What are the changes to Singles Buying HDB Flats as announced in the National Day Rally 2023 ? Answer : Eligible first-timer singles can: - Apply for 2-room Flexi BTO flats in all locations across Standard, Plus and Prime housing projects; - Buy a Standard or Plus flat of any size3 in the resale market; or - Buy a 2-room Prime flat in the resale market. This was NOT possible previously. ### Question : Can a single over 35 buy 2 Room BTO flat anywhere in Singapore Answer : - 2023 : Cannot. Can only buy in non mature estates - Late 2024 : Can. As there are no such thing as mature or non mature. Singles over 35 can buy any 2 Room BTO flexi flats in Standard, Plus or Prime. Provided there are such flats released in the BTO exercise. Grab one while you have it. ### Question : Can a single over 35 buy a resale flat in the PLH flats - 2023 : Cannot. Not allowed. - Late 2024 : Can. Under a new scheme, singles can buy a 2 room flat in the Prime HDB flat. Singles can buy any size in standard or plus HDB flat. But hor.. PLH has a 10 years MOP. No PLH (as at 2023) has even TOP yet. So you are talking about almost 10-12 years away. In 2035, singles that are more than 35 years then can buy Prime HDB flat. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Lentor Area : How Many GLS Sites Are There URL: https://www.patkoproperty.com/lentor-area-how-many-gls-sites/ Last updated: 2023-10-02T01:33:05.000Z Another day, another lentor launch. Over the weekend of July 8-9, the 598-unit [Lentor Hills Residences](https://lentor-hills-residences.estate) recorded sales of 298 units (which is a very good 50% sales figure). And back in Sep 2022, GuocoLand sold 84% of units at [Lentor Modern](https://sgnewprojects.com/lentor-modern/) on launch day itself. And next up, there is a new launch at the Lentor area called [Hillock Green](https://hillockgreenlentor.com) (.... Why they never call it Lentor Green, huh..). Which beats the question.... exactly how many Government Land Sales (GLS) sites were offered at the Lentor area for private housing ? ## The Lentor Area : The beauty in the North First let's talk about the Lentor area. The Lentor area is a residential neighborhood situated in the Ang Mo Kio planning area of Singapore. A whole new neighbourhood is now being planned to conveniently located near the Lentor MRT station and is planned around an existing hillock. It will feature new parks, seamless pedestrian and cycling connectivity between Teachers Estate and Lentor MRT station, as well as commercial amenities to serve the community. The MRT station on the Thomson-East Coast Line (TEL) helps improve accessibility to this area. ![Lentor Hills Planning Area](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Lentor-Hills-Planning-Area.webp) Lentor Area is close to Ang Mo Kio and Thomson Road As you can see from the map, Lentor is close to Ang Mo Kio (In fact, it can even be called Northern AMK). It is also pretty close to Upper Thomson Road and the beautiful parks at Thomson road. Residents can easily access nearby malls like Thomson Plaza and AMK Hub for shopping, dining, and entertainment options. And in the longer term, it's connectivity to Ang Mo Kio will be enhanced by cycling paths that will join up the Lentor neighbourhoods and facilitate inter-town connectivity. ![Cycling Paths at Lentor](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Cycling-Paths-at-Lentor.webp) Cycling Paths at Lentor Lentor is primarily a residential area, characterized by housing estates and condominiums. It offers a mix of landed and non landed housing options, providing a diverse range of living choices for residents. It is a quiet little neighbour (but not so in the future, with so many GLS sites). Education: There are several educational institutions in and around Lentor, providing educational opportunities for families with children. From preschools to primary and secondary schools, families can find suitable options for their children's education. Schools within 1 km of Lentor MRT (nope, this does not mean it is within 1 km of the condo you are buying, so please check with your agent). And we know why Singaporeans love [good primary school within 1 km](https://www.patkoproperty.com/condo-within-1km-good-school/). Just ask ACS Tengah :) ![Schools within 1 km of Lentor MRT](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Schools-within-1-km-of-Lentor.webp) Schools within 1 km of Lentor MRT One fantastic point about the Lentor area is that it is is close to nature reserves and parks, offering residents opportunities for outdoor activities and recreation. Some nearby green spaces include Lower Peirce Reservoir Park and Bishan-Ang Mo Kio Park. As part of the [rejuvenation plan](https://www.straitstimes.com/life/home-design/designing-a-new-future-for-ang-mo-kio-estate), the National Parks Board (NParks) will develop a new park which is about 8ha in size at Lentor Hills Estate. The park will link the Central Catchment Nature Reserve to Khatib Nature Corridor, and will combine an existing forested hillock with a new therapeutic garden and a nature playgarden. The park connector will also connect residents to a larger recreational network including Bishan-Ang Mo Kio Park. ![Lentor Area Park Connector](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Lentor-Area-Park-Connector.webp) Lentor Area Park Connector The park will also be connected to a new 1km-long park connector at Lentor Canal that will be completed by end-2024, From these few points, you can see why Lentor area is an up and coming area in Singapore. ## Number of GLS site for Lentor Area The short answer is that there are Six (6) sites under the Confirmed GLS list for Lentor. Five has been sold. Of course, that included [Lentor Modern](https://sgnewprojects.com/lentor-modern/), [Lentor Hills Residences](https://lentor-hills-residences.estate) and the upcoming [Hillock Green](https://hillockgreenlentor.com). The other two sites are sold but the names of the developments are not known yet (at least to me..). And..... One site, Lentor Central, is currently on the [GLS Confirmed List as at July 2023](https://www.ura.gov.sg/Corporate/Land-Sales/Sites-For-Tender/Lentor-Central-apr23) and the tender for this site will close at 12pm on Sept 12 2023\. Read about how the final bidding for this site performed in this article, [Lentor Central Site attracted two bids only](https://www.patkoproperty.com/lentor-central-site-attracted-two-bids/). ![Lentor Central GLS](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Lentor-Central-GLS.webp) Lentor Central GLS But wait. There is one more :) One other site is a [residential site at Lentor Gardens](https://www.ura.gov.sg/Corporate/Land-Sales/Sites-For-Application/lentorgardens-1H23), which is about 222,175 sq ft and can yield 500 units. However, this site is only available for application by developers under the GLS reserve list, meaning it will be put up for tender only if the minimum price submitted by a developer is acceptable to the Government. Maybe it will be sold in the future.. but for now, it is just on the Reserve List ![Lentor Gardens Reserve List](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/Lentor-Gardens-Reserve-List.webp) Lentor Gardens Reserve List ## Summary of the 5 GLS Sites Sold So Far A table here is enclosed for your knowledge on the 5 SOLD sites at the Lentor Area. These five sites (and the sixth one) will add a pipeline supply of almost 3,000 units in the area over the next 4-5 years. That's a lot of new units at Lentor area. ![Summary of the 5 GLS Sites Sold So Far at Lentor Area Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/07/image-1.png) Summary of the 5 GLS Sites Sold Let's watch on how the sixth site performs at the close of the tender and then whether the Reserve List site will be triggered. Given the cautious market sentiment currently, it is predicted that the Lentor Gardens site under the reserve list is unlikely to be triggered for sale. We shall see :) ## Infographic of Lentor Area : How Many GLS Sites Are There Here's an infographic of all the GLS Sites in Lentor Area, as produced by Propnex. This is a clear diagram that showed a lot of useful information including developer, total number of units and land cost etc. ![Lentor Area : How Many GLS Sites Are There](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/08/Lentor-Area-How-Many-GLS-Sites-Are-There.webp) Lentor Area : How Many GLS Sites Are There [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Singapore Boosts Private Housing Supply To Meet Surging Demand URL: https://www.patkoproperty.com/singapore-boosts-private-housing-supply-to-meet-surging-demand/ Last updated: 2023-10-07T15:29:43.000Z Singapore has recently implemented measures to address the increasing demand for private housing in the country. In response to the surging demand for housing needs, the Government has [significantly increased the supply of housing units in the second half of the year](https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases/pr23-18). ### Key Takeaways of Increase in Supply of Housing Supply for 2023 - Singapore has increased private housing supply on the Confirmed List of the Government Land Sales (GLS) Programme for the second half of the year to 5,160 units, the highest in a decade. - The total supply for 2023 will be 9,250 units, the highest in a decade. - The new sites introduced are at Orchard Boulevard, Upper Thomson Road, and Zion Road. - The government has stepped up its supply of land to meet strong demand for housing in its 2H2023 GLS Programme. ## The Increase of Supply Details The Government Land Sales (GLS) Programme for 2H2023 is set to **offer a total of 5,160 units**, which is the highest number in a decade. The Confirmed List supply of private housing in the GLS programme has been further ramped up by 26% in 2H2023 compared to 1H2023\. With the 2H2023 supply, the **total Confirmed List supply of around 9,250 units for the whole of 2023 will be the highest in a decade**. ### Why the Supply Increase The increase in private housing supply on the Confirmed List of the Government Land Sales (GLS) Programme for the second half of the year, as well as the highest total supply in a decade, reflects Singapore's efforts to meet the surging demand for housing. This move comes in response to the strong demand for housing in Singapore, driven by factors such as population growth, urbanization, and favorable economic conditions. By increasing the supply of private housing units, the government aims to address the housing needs of the growing population and ensure market stability. The government is closely monitoring economic and property market conditions to ensure that future supply is calibrated accordingly. The selection of prime locations such as Orchard Boulevard and Upper Thomson Road further demonstrates the government's market-focused approach. By strategically locating these new sites, the government aims to cater to the preferences and needs of potential homebuyers, thereby stimulating the housing market and ensuring its sustainability. The significant increase in private housing supply is expected to have a positive impact on the housing market. **With a total of 9,250 units planned for 2023, the highest in a decade, there will be a substantial increase in the number of housing options available to prospective buyers.** This increased supply will help to alleviate the current shortage of housing units and provide more choices for individuals and families looking to purchase private properties. Furthermore, the inclusion of new sites in locations where there had not been any supply for many years suggests that the government is actively seeking to diversify the housing market and cater to different preferences and needs. ### Confirmed List Sites for 2nd half 2023 Confirmed List sites for the second half of 2023 include private residential sites and one Executive Condominium (EC) site. All eight Confirmed List sites are private residential sites, including one [Executive Condominium (EC) site](https://www.patkoproperty.com/common-questions-on-executive-condos/) at Plantation Close, which can collectively yield about 5,160 private residential units (including 560 EC units) and 4,900 sqm GFA of commercial space. Land on the Confirmed List is launched for sale at pre-determined dates, with most land parcels sold through tenders. ![Confirmed sites for 2H2023 GLS PROGRAMME](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/06/PROPOSED-RESIDENTIAL--COMMERCIAL-AND-HOTEL-SITES-FOR-2H2023-GLS-PROGRAMME.webp) ****Confirmed sites for 2H2023 GLS PROGRAMME** These sites are strategically located at Orchard Boulevard, Upper Thomson Road, and Zion Road, among others. The addition of these new sites reflects the Singapore government's efforts to meet the surging demand for private housing in the country. However, it may not have an immediate impact on prices, as potential new launches may hit the market only in 2025. The sites on the Confirmed List are expected to attract keen interest from developers due to their prime locations. Many of these sites are directly connected to or within a short walk to an MRT station, making them highly accessible for residents. The sites at Orchard Boulevard and Zion Road would be highly watched by observers as they are at very highly valued area. ### Orchard Boulevard and Zion Road Sites Details For example, in the Orchard Boulevard area, there has not been a GLS released for sale in this area in the past five years. The last GLS site released was in Cuscaden Road – now [Cuscaden Reserve](https://sgnewprojects.com/cuscaden-reserve/) (8 Cuscaden Road, across from Conrad Singapore Orchard). ![Orchard Boulevard Site under GLS](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/06/Orchard-Boulevard-Site.webp) For the Zion Road parcels, these could yield 1,560 residential units and it is expected a strong end-user demand, given its location and proximity to Great World City and Great World MRT station. ### Other Confirmed Sites Details such as Clementi and Toa Payoh are interesting too On the other hand, about half of the confirmed list supply is in the suburbs, where local demand remains buoyant. Of the suburban sites, the Clementi Avenue 1 site – wedged between Clavon and The Clement Canopy – will be appealing given its location and proximity to numerous schools. It has been eight years since the last GLS for private housing in Lorong 1 Toa Payoh. There is now a sizeable pool of Housing Board upgraders, with keen interest to sell their HDB flats in Toa Payoh to upgrade to private properties. The site which can yield 775 units, is pretty close to Braddell MRT station. ![Toa Payoh Site in Confirmed List](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/06/Toa-Payoh-Site-in-Confirmed-List.webp) Toa Payoh Site in Confirmed List The EC site is at Plantation Close. This will be interesting to see how it fares against the upcoming [Altura EC at Bukit Batok West Avenue 8](https://altura-singapore.com). ![Upcoming EC at Plantation Close](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/06/EC-at-Plantation-Close.webp) Upcoming EC at Plantation Close ### Reserve List Sites for Second Half 2023 The Reserve List sites for the second half of 2023 provide additional opportunities for developers to capitalize on untapped markets and enhance the accessibility of housing options in prime locations. These sites, which are not released for tender immediately but made available for application, offer potential for developers to address the growing demand for private housing in Singapore. The reserve list comprises six private residential sites (including two EC sites), one commercial site, one white site and one hotel site. ![Reserved sites for 2H2023 GLS PROGRAMME](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/06/Reserved-sites-for-2H2023-GLS-PROGRAMME.webp) Reserved sites for 2H2023 GLS PROGRAMME ### Tampines EC and Holland Drive are likely the winners of the Reserve List Among the reserve list sites, the Tampines Street 95 (EC) site is most likely to be triggered for sale. The Holland Drive site, located near the Holland Village MRT station, will ride on the rejuvenation of the Holland Village precinct by the One Holland Village project. A close by new launch now available is the [*One Holland Village Residences*](https://sgnewprojects.com/one-holland-village-residences/)*.* Among the reserve list sites is the white site for a mixed-use development in Woodlands Avenue 2 and the short-term lease commercial site in Punggol Walk. Also included is a site in River Valley Road carried over from the first half 2023 reserve list, for the potential development of more hotel rooms. The Reserve List sites offer developers the flexibility to submit their proposals and bids, allowing for a more dynamic and market-responsive approach. By including these sites in the GLS Programme, the government aims to encourage developers to bring forth innovative and sustainable housing solutions that cater to the evolving needs of homebuyers. Moreover, the Reserve List sites serve as a strategic tool to ensure a steady supply of land for development, while also maintaining a balance between supply and demand in the housing market. The inclusion of Reserve List sites in the second half of 2023 GLS Programme offers developers the chance to tap into untapped markets and enhance housing accessibility in prime locations. These sites provide flexibility and promote market responsiveness, allowing developers to propose innovative housing solutions that cater to evolving buyer needs. With the strategic location of these sites and their proximity to transportation hubs, they hold significant potential for meeting the surging demand for private housing in Singapore. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### New ABSD Rates for Foreigners in Apr 2023 URL: https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/ Last updated: 2023-10-02T01:35:22.000Z After 1 year and 3 months since the last increase in ABSD for Singapore properties (the last change being in [Dec 2021](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/)), today on 27th April 2023, we saw a new round of increase in ABSD (Additional Buyers' Stamp Duties). This was announced in the middle of the night by the Ministry of National Development in a [press release](https://www.mnd.gov.sg/newsroom/press-releases/view/measures-for-a-sustainable-property-market). The main changes are that Singaporeans now pay 20% for the second property (up from 17%), Singapore permanent residents pay 30% for second property (up from 25%) and finally the big one, FOREIGNERS pay 60% for any property (first, second, tenth). ## More Details on Increase in ABSD on 27th April 2023 The specific ABSD rates increases are as follows: ### Singaporeans Raise ABSD rate from 17% to 20% for Singapore Citizens (SCs) purchasing their 2nd residential property; Raise ABSD rate from 25% to 30% for SCs purchasing their 3rd and subsequent residential property, and ### Singapore Permanent Residents Raise ABSD rate from 25% to 30% for Singapore Permanent Residents (SPRs) purchasing their 2nd residential property; Raise ABSD rate from 30% to 35% for SPRs purchasing their 3rd and subsequent residential property, and ### Foreigners Raise ABSD rate from 30% to 60% for foreigners purchasing any residential property; and ### Non Individuals Raise ABSD rate from 35% to 65% for entities or trusts purchasing any residential property, except for housing developers. ## A New Infographic Slide Specifically for ABSD for Foreigners This, of course, means a new update to my popular slide, New ABSD Rates for Foreigners in Dec 2021\. Do refer to this blog post : [Foreigners and ABSD rates](https://www.patkoproperty.com/foreigners-absd-singapore/) to understand more. This is useful as not all foreigners are treated the same. That means, even if we say foreigners pay 60%, there are [foreigners from America that pay 0%](https://www.straitstimes.com/business/singapore-s-absd-hike-won-t-be-hurting-these-foreign-buyers) ! ![New ABSD Rates for Foreigners in Apr 2023](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/Foreigners-ABSD-April-2023.jpg) New ABSD Rates for Foreigners in Apr 2023 I have now updated the slide so that you can see for a glance, New ABSD Rates for Foreigners in April 2023. For acquisitions made jointly by two or more parties of different profiles, the highest applicable ABSD rate will apply. That means if an American with a China citizen wife buy a property in Singapore together, that would be 60% (The higher of American's 0% and China citizen's 60%). Of course, the biggest change was the doubling of ABSD for foreigners. But even, MND said, that based on 2022 data, the above ABSD rate increases will affect about 10% of residential property transactions. The ABSD rates for SCs and SPRs purchasing their first residential property, which constitutes about 90% of residential property transactions based on 2022 data, will remain at 0% and 5% respectively. What the market is seeing is that many new Singaporeans are buying up properties. But obviously this is not a possible to make changes to that without any significant discrimination. But to me, the impact of ABSD (Trust) has increased from 35% to 65%.. that is a lot of impact on property agents who helped their clients to buy properties by trust (whether [new launch](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/) or [resale](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/)). Even if you can claim back this 65%, there is always the upfront payment. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/Increase-in-Trust-ABSD.webp) We shall see if this new round of ABSD helps to moderate the ever hot property market. Check out my [new property launches web site](https://sgnewprojects.com) too. [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### How to buy a New Launch Condo in Singapore URL: https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/ Last updated: 2023-10-07T15:11:11.000Z You might have seen more and more of such new launch condo advertisements in your social media feed. In 2023, it is believed that as many as 30-40 new launch projects are expected to unveil in Singapore. What is the whole buying process to [buying a new launch condo](https://sgnewprojects.com) in Singapore. What if you are also keen to invest in a new launch property from a developer. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com) Here, I try to put together the process of the steps you will tend to follow to purchase a new launch property. ## Step 1: Prepare your finances for New Launch Condo This is pretty important. There are a couple of important information you might want to make sure you have before starting the process of buying a private property. 1. Your salary 2. Your CPF amount in your Ordinary Account You then need to know the following restrictions in your purchase of new private launch 1. TDSR 2. LTV 3. CPF Usage 4. ABSD ### TDSR Total debt servicing ratio (TDSR) refers to the portion of a borrower’s gross monthly income that goes towards repaying the monthly debt obligations, including the loan being applied for. Your salary is critical in deciding in your TDSR. The current TDSR is 55%. That means you cannot use more than 55% of your gross monthly income to service your total loans. This includes car loans, personal loans, and credit cards. ### LTV You should also take note of the LTV (Loan to Value) rules as at the time of purchase. This was changed recently due to the [property cooling measures](https://www.mas.gov.sg/regulation/explainers/new-housing-loans/loan-tenure-and-loan-to-value-limits). For example, at the time of this article, these are the LTV rules. ![LTV for purchasing residential properties](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/LTV-for-New-Launch-Condos.webp) LTV for purchasing residential properties If this is your first property you are buying, the LTV is 75% of the property price of the new launch condo. That means you can borrow up to 75% of your new purchase price from a bank, while you need to cough up 25% of your own money. This 25% can be either cash or CPF or both. But the rule stares that out of this 25% of your own money, 5% must be in cash while the rest can come from your CPF Ordinary Account. ### CPF For your CPF, if it’s your first property you are looking to buy, you should be able to use all the savings in your Ordinary Account. But if it’s your second or subsequent property, you’ll need to set aside the Basic Retirement Sum before you can use the excess savings in your Ordinary Account. Read about the latest [BRS and FRS amounts ](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/)for the next five years as well as why these are important. Just because you can borrow up to 75% does not mean you can get all 75% of the value of the property either. This is subject to your TDSR (aka whether your current salary can support your monthly payments) and your credit assessment with the bank. ### ABSD And of course, the famous ABSD (Additional Buyer Stamp Duty). If you are a Singapore citizen and this is your first property, you pay 0% ABSD. You do need to pay the Buyer Stamp Duty (BSD) no matter what your nationality. For foreigners and Singapore permanent residents, you will need to pay the ABSD even if this is your first property. Read about [foreigners' ABSD amount in my article here](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/). Ok, if by now, you are confused, no worries. Your friendly [property agent ](https://www.patkoproperty.com/about-patkoproperty/)will be able to help you with these buying new launch calculations. If all calculations are good, at this stage, you might also want to get an In-Principle Approval (IPA) from a bank, so you have a good idea of how much you can borrow from the bank when you are taking a bank loan. An IPA sets out how much a bank is willing to loan to you, and what your monthly mortgage payments would be for that loan for the new launch. ## Step 2 : Decide on which condo to shortlist and visit show flats The fun (or maybe not so fun, after a while) of visiting a show flat. You will, of course, decide which new launch private property you are keen to purchase. You usually do that by researching on the internet for the prices of the new launch and the property details information, or talking to your property agent to decide what suit your family lifestyle and what suit your budget etc. Your property agent will also help you get the floor plans for the new launch condominium. While you can just visit shows flats, I would still advise you to do your research with a property agent and he/she would be able to arrange for the various new showroom visits with you at your convenience and most importantly, help to watch out for your benefits (and your wallet) and advise you on the prices of the new launch. **And no, you don't have to pay the property agent for this service.** We will work with our internal support team to help you in your property purchase. You just need to enjoy your visits (and maybe, bring a blank cheque :p) Check out some popular new launch condos now in 2023: [Enchante](https://enchantesingapore.com), [Blossoms by the Park](https://blossomsbypark.com), [the Reserve Residences](https://thereserveresidences-sg.com) in Bukit Timah and [Sanctuary@Newton](https://sanctuary-newton.co). And if you have just hit Toto, you might want to consider [Giverny Residences](https://giverny-residences.co), each floor comes with a swimming pool. ## Step 3 : Pay the booking fee for your new condo I am in love with the condo and now I want to buy !! You will usually be visiting the condo showroom during the preview period and if you found what you liked and the exact unit in the development, you will work with your property agent by giving a cheque as an expression of interest. ![New Launch Condo Preview Period](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/Condo-Preview-Period.webp) 5 days to Preview (not Booking) However, the real booking takes place on what is called the official launch day. Before this day (or on this day), there will be a balloting process for buying a new launch condominium (I know right, even purchasing a private property in Singapore needs balloting like BTOs ... but this is only if the development is popular). If you do got the unit you are keen on, you will then need to be paying be a booking fee of 5% in cash. What if you change your mind after booking your unit (please don't) but that would cost you to lose a percentage of your booking fee (usually 25%). So it will cost you 1/4 of the 5% of the selling price of the condo you have paid in cash. Ouch. You will be signing the Option to Purchase (OTP) to officially book the unit. When you have a copy of the OTP, you can go to a bank (usually the bank who gave you the IPA) to officially get a bank loan. The bank will issue you a Letter of Offer, which contains the terms of the loan (e.g. loan quantum, loan interest rate, repayment period, lock-in period, re-pricing opportunities and also redemption terms etc). This is the stage where you finalise your loan. Next, you’ll also need to appoint a lawyer (your property agent can, again, help you to recommend one that is good at new launches) to act for you in the legal matters of the purchase. ## Step 4: Sign the Sales and Purchase Agreement S&P Now the wheels are moving along nicely. Within 2 weeks after receiving the OTP, the developer will deliver the sales and purchase agreement. Actually it is their lawyers who will deliver the S&P to your lawyer and then your lawyer will earn their keep by calling you to come and sign (and pay money). Within 3 weeks after receiving the agreement, you’ll have to sign the sales agreement and hence exercise the OTP. Since you have exercised the OTP, take note that this means you have decided to proceed with the purchase and you are legally the owner of the unit. Within 2 weeks from exercising the S&P agreement, you will have to pay the Buyer’s Stamp Duty (BSD) and if appropriate, the ABSD too. Within 8 weeks from signing OTP, you’ll have to pay the rest of the 20% (cash or CPF). So typically you will have paid - 5% Cash for the booking fee (which counts as downpayment) - 20% Cash or CPF for the downpayment (read this article on [using CPF for Stamp Duties](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/)) - 75% Loan from the bank All these monies will go to a developer's project account for safe-keeping. Of course you can ask if you can use your CPF (if you still have money) to pay for the BSD and/or ABSD. Check out this [article on what you can your CPF to pay for](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/). [Can I use my CPF for Stamp Duty and other questionsCan I use my CPF for Stamp Duty (or Survey fees or Agent’s fees etc) ? What are the rules for the use of CPF for paying legal fees ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Using-CPF-for-Home-Purchases.webp)](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) ## Step 5: Progressive Payment for New Launch Condo in Singapore Unless you are buying a new property that is in the middle of construction or even close to completion, there is really nothing you need to do except to wait. Wait for the developer to complete the project. You will be visiting the site often to watch the development going up and up and wondering why buildings in Sim City go up so fast :) ![Watching new launch being built](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/New-Launch-Progressive-Building.webp) Watching new launch being built From this stage onwards, you are expected to make payments in stages. The payment schedule for buying a BUC or uncompleted property is as follows: ![New Launch Condo Progressive Payment](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/New-Launch-Condo-Progressive-Payments.webp) Progressive Payments Schedule This works out to a payment of about 5 – 10% of the purchase price every few months or so, until around the time the (TOP) Temporary Occupation Permit (TOP) is issued, at which point you pay the last 40% on your unit. But even then the last 15% is also depending on when the Certificate of Statutory Completion (CSC) is issued by the authorities and that's quite a while from TOP. The staggered payment makes [investing in a new launch condo with a trust](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/) as a very simple saving plans for your children's future too. The idea of purchasing new launch condos unit in a potential new condominium or suitable new developments are very attractive to some cash rich investors. ## Step 6: Collect the keys to your new private property The big day is here. When the development has been approved with a TOP (Temporary Occupation Permit), the developer will invite you to collect your keys to your new home. Remember to buy that pineapple if you are like me :) ![Collecting our keys to the new launch condo](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/Collecting-your-keys-to-new-launch-condo.webp) Check out the ever important pineapple at the right side ## Conclusion of purchasing new launch condo This is just a simple article to provide you with a set of steps to your journey in buying a [new launch condo](https://sgnewprojects.com). [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com) Do speak to me at [9099 4422](https://wa.link/6gft7y) if you are keen on any new launches ! ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Budget 2023: Higher grant for first-time HDB resale flat buyers URL: https://www.patkoproperty.com/budget-2023-higher-grant-for-first-time-hdb-resale-flat-buyers/ Last updated: 2025-08-18T04:38:09.000Z There are now even higher CPF grants for first time HDB resale flat buyers following the announcement in [Budget 2023](https://www.straitstimes.com/singapore/budget-2023-higher-grant-for-first-time-hdb-resale-flat-buyers-additional-bto-ballot-chance-for-some) on 14th Feb 2023 (Valentine's Day, no less). The government will provide even more support for [first-timer buyers](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) to purchase resale flats. **In particular, there will be an increase of the CPF Housing Grant by $30,000 for eligible first-timer families purchasing 4-room or smaller resale flats, and by $10,000 for those purchasing 5-room or larger flats.** Eligible first-timer families purchasing resale flats will qualify for this increased CPF Housing Grant from 14th Feb 2023 3:30pm. The additional grant amount will be credited into their CPF account from April 2023 onwards. Together with the Enhanced CPF Housing Grant and the Proximity Housing Grant, eligible families can receive up to $190,000 in grants when buying a resale flat ! ### Tables to summarize the higher grants for first-time HDB resale flat buyers This table summarized the changes for **families** purchasing a resale flat ![Higher grant for first-time HDB resale flat buyers (Families)](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/02/Higher-grant-for-first-time-HDB-resale-flat-buyers-1.webp) This table summarized the changes for **singles** purchasing a resale flat ![Changes to CPF Housing Grant for Singles Purchasing a Resale Flat](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/02/Higher-grant-for-first-time-HDB-resale-flat-buyers-Singles-1.webp) Higher grant for first-time HDB resale flat buyers (Singles) ### When Will You Show Me the Money Of course, the million dollar question is when do these grants come to you ? For those not familiar, CPF grants (for the purchase of new or resale HDB flats) are "credited" to your CPF accounts. Which is then used for the purchase of the HDB flats. There are three scenarios. **Scenario 1 :** As at 3:30pm on 14th Feb 2023, any eligible buyers who have yet to complete their resale transaction, you will get the grant and will get the grant monies within 3 months of date of resale completion. This is very generous as it meant that the changes actually apply to anyone who has NOT yet complete the resale. (*Now imagine, your resale completion was at 8:30am today... oops...:p*) ![eligible buyers who have yet to complete their resale transaction](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/02/eligible-buyers-who-have-yet-to-complete-their-resale-transaction.JPG) eligible buyers who have yet to complete their resale transaction **Scenario 2 :** eligible buyers who submit their resale application between 14th Feb 3:30pm to 31st March 2023\. They will not get the monies BEFORE completion but within 3 months AFTER the resale completion. I guess HDB needs some time to work out the stuff with CPF board. ![eligible buyers who submit their resale application between 14th Feb 3:30pm to 31st March 2023](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/02/eligible-buyers-who-submit-their-resale-application.JPG) eligible buyers who submit their resale application between 14th Feb 3:30pm to 31st March 2023 **Scenario 3 :** eligible buyers who submit their resale application after 1st April 2023 will be getting the funds before resale completion, as per normal procedures. Life is normal then. ![eligible buyers who submit their resale application after 1st April 2023](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/02/eligible-buyers-who-submit-their-resale-application-after-1st-April.JPG) eligible buyers who submit their resale application after 1st April 2023 I will update this article of mine later but the article gives a good overview of the housing grants and how the [Enhanced Housing Grant](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/) affects young couples buying old HDB flats. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Why Are Rental Costs Rising In Singapore URL: https://www.patkoproperty.com/why-are-rental-costs-rising-in-singapore/ Last updated: 2025-08-18T05:03:58.000Z While HDB flats are being sold for more than S$1 million, the rental market in Singapore is also heating up. Very drastic actually if you are closely monitoring the real estate market in Singapore regularly. You know it is an issue when a [73 year old 4 room HDB flat is rented for as much as $6,000 a month](https://mothership.sg/2023/02/monthly-rent-for-4-room-tiong-bahru-flat-reaches-s6200/). That is the price of a huge private apartment rental just a couple of years ago ! And for concrete solid evidence, we can look at the Private Property Rental Index by Type, Quarterly from the government sources such as Data.gov.sg [SLA Residential Property Rental Information — Data.gov.sg![](https://beta.data.gov.sg/img/apple-touch-icon.png)![](https://beta.data.gov.sg/img/logo-vault-dgs.svg)](https://beta.data.gov.sg/collections/1583/datasets/d%5Ffd729d7ad678fe831d06c52bb19f9622/view) Rental costs in Singapore have been steadily rising over the past few years, and it’s leaving many people, local or foreign, to be feeling anxious and uncertain about the future. With rental prices (and other inflationary costs) increasing faster than incomes for many families, it’s becoming increasingly difficult to find a place to live in Singapore without breaking the bank. It’s an issue that affects people from all walks of life – whether you’re a student living away from home, or an expat family with children looking for a place to settle down in Singapore. And even for locals, the latest [15 months wait after selling a private property](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/) has also led to increased demand for big units rental (e.g. five rooms HDB flats or large size private condos). Let's explore why rental costs are increasing in Singapore. ### Demand More Than Supply The rental market in Singapore is highly competitive and has been for some time now. With so many people looking for a place to call home, landlords are also able to increase their prices to capture that demand. End of the day, the keywords are that **"demand exceeds supply"** With Singapore’s population growing quickly, more people are looking for places to live – but there just aren't enough properties available. This higher demand leads to higher prices – when prime locations come up for rent, landlords have their pick of tenants who are willing to pay top dollar. Supply, on the other hand, is inelastic in nature anyway. We are not playing SimCity here. Buildings don't appear on the scene instantaneously. Rental prices will continue to rise as long as there is an **imbalance between supply and demand.** It has become very much a landlord market in 2023 now. Where does the demand come from ? ### Population Growth in Foreigners It's no secret that Singapore is experiencing a surge in population growth. With more people moving to the Lion City and the current limited amount of housing, it's no surprise that rental costs are going up. As an example, the Singapore government announced [new work visa rules](https://www.reuters.com/world/asia-pacific/singapore-introduces-new-work-visa-rules-woo-foreign-talent-2022-08-29/) to woo foreign talent as our Asian financial hub looks to bolster its recovery from the COVID-19 pandemic. Singapore, due to its very good Covid-19 management, has also now seen as a [more attractive place to work](https://www.straitstimes.com/business/companies-markets/singapore-may-gain-economic-boost-over-hong-kong-from-diverging-covid-19) than traditional rivals such as Hong Kong. The increase in population in Singapore, especially from foreigners who came to Singapore to take advantage of the "open-ness" of the country and the ample job opportunities, will naturally led to more demand for temporary stay which of course is where the majority of the demand for rental market is. One thing many did not realized is that many foreigners did NOT leave Singapore during the pandemic. More expats already living in Singapore choose to extend their stay and renew their leases. After all, there’s been a rise in global companies investing in Singapore and setting up offices here. The job opportunities and the very safe health environment have made Singapore more attractive to stay during the lock down. ### Change in Living Lifestyle Another factor in demand is the change in lifestyle, due to the Covid pandemic. People are looking for bigger space as they work from home a lot more and the new work place has started to shift to a Work From Home hyrid mode. With this change of lifestyle, more people would want more space. The increased time spent at home has raised demand for space and privacy. One new effect is that people might want to move out to stay on their own and hence increasing the demand for small homes. Even those who used to stay at small homes could even want to move to bigger spaces too. And also, people nowadays don't want to stay together with their parents and want a place of their own. Young Singapore couples might opt to move in together rather than continue living with their parents for greater privacy and the ability to spend more time together in spite of COVID-19 restrictions. That pushed up demand for rental places too as they await their BTO flats. Demand has increased. On the other hand, supply continues to struggle. The cost of supply hence has increased. ### Land and Construction Cost have gone up Another factor is that land values have risen significantly in recent years, making it much more expensive for developers to build new homes and apartments. Developers have been bidding aggressively for [new land sales from the government](https://singapore-property-news.com/tag/govt-land-sales/). En-bloc activities have gone up but not enough for new supply of land. ![construction costs for new development have skyrocketed](https://images.unsplash.com/photo-1531834685032-c34bf0d84c77?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDR8fENvbnN0cnVjdGlvbiUyMHNreXNjfGVufDB8fHx8MTY3NTgzMTU0OA&ixlib=rb-4.0.3&q=80&w=2000) The construction costs for new developments have skyrocketed The pandemic has also caused huge construction delays and supply has been pretty much controlled. Also the lack of manpower and worldwide supply chain issues and food and materials inflation have also caused construction costs to shoot up. This is not just happening in the private housing market but significantly in the government housing market. [HDB BTO flats are also delayed](https://www.straitstimes.com/singapore/housing/bto-projects-delayed-by-6-months-or-longer-reduced-from-74-last-year-to-58-this-year-desmond-lee) quite a fair bit. All these result in higher selling price for new public and private housing and hence the rental cost has gone up. Additionally, with fewer new homes being built, existing properties become more valuable - leading landlords to charge higher rents as they look to capitalize on these rising prices of their properties and basically the higher rental market. ### Conclusion Overall, Singapore's rental prices are on the rise. It's a trend that's been gaining momentum over the past few years and is showing no signs of slowing down. It's a complex situation but one thing is certain: rental prices in Singapore look set to remain high for the foreseeable future. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### What is a HDB first timer URL: https://www.patkoproperty.com/what-is-a-hdb-first-timer/ Last updated: 2024-04-20T13:49:32.000Z Frequently, during the course of our work, we are asked "what is a HDB first timer" ? And really why does it even matter that you are a HDB first time or not ? As a first-timer applicant, **you will enjoy greater queuing priority and other financial privileges when you apply for a flat directly from HDB**. By definition, a HDB first timer is someone who has NEVER got a subsidised housing unit in Singapore. So what is a **subsidised housing unit** in Singapore ? ![BTO flats are nice](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/11/0A4E31D3-2BDE-4434-A102-E5B3711E6ED7.webp) BTO flats are very new and nice ## What is a Subsidised Housing Unit As per HDB, a subsidised housing unit refers to: \- A flat bought from **HDB.** That is the famous BTO new flats which you asked your girlfriend whether she want to BTO with you or not. But it can also be balance of sale flats or open booking of flats. Basically you have stepped into HDB and buy a flat over the counter from the friendly HDB service officer. ![Want to BTO or not means you are a HDB first timer](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2024/04/Want-to-BTO-or-not.webp) Want to BTO or not \- A resale flat bought on the open market with CPF housing grant. That is, you walked into someone's HDB flat and then bought it from the previous owner (maybe for $1 million) and then turned around and [asked for CPF Housing Grants](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/) from Govt. However, if you bought a resale flat without any grants, you are fine and still not considered a first timer. \- A Design Build and Sell Scheme (DBSS) flat bought from a **property developer.** Old scheme. No more. Don't worry. \- An Executive Condo unit bought from a **property developer.** An example of an Executive Condo is [Tenet](https://tenet-ec.sale/) in Tampines. ECs are very popular. ![Tenet Executive Condo](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/11/4401E138-A212-4554-9662-80E656791974.webp) Tenet Executive Condo Launch \- Other forms of housing subsidy (e.g., you enjoyed benefits under the Selective En bloc Redevelopment Scheme ([**SERS**](https://www.patkoproperty.com/sers-hdb-mop/)), privatisation of HUDC estate, etc.) ## How many times can I buy Subsided Housing To ensure the limited public housing subsidies are fairly distributed, **each eligible household may take up to 2 housing subsidies.** This is the famous "you can have your cake and eat it" two times. Two times BTO. Once as a first timer, once as a second timer. ## What happened if I am a second timer If you have taken a housing subsidy, you are now known as a "**second-timer**" and may still buy a BTO flat directly from HDB (*but best of luck to your queue number since your priority is very much lower than a first timer*) or in the very far future, buy a resale Prime Location Public Housing (PLH) flat on the open market. You will however have **no** more CPF enhanced or family housing grants and in fact, you even now need to pay a resale levy when buying a flat from HDB or a EC from a developer. Find out more on the [resale levy payable](https://www.hdb.gov.sg/about-us/news-and-publications/publications/hdbspeaks/resale-levy-ensures-fair-subsidy-allocation). (*You do still have access to a proximity grant if you so qualify for it and want to stay near your parents or ...... mother-in-law !*) ## Can I be a HDB third timer or fourth timer No. There is no such thing 😃 If you have taken 2 housing subsidies, you are **NOT eligible** to apply or be listed as an essential occupier in a flat application to buy **a flat directly from HDB** or even in the far future, a resale PLH flat on the open market. That means you cannot ever be able to get a new HDB flat. Except if you are a senior. You can [right size to a short lease flexi](https://www.hdb.gov.sg/residential/buying-a-flat/understanding-your-eligibility-and-housing-loan-options/flat-and-grant-eligibility/seniors) flat. But fear not. You can still buy normal HDB non-PLH **Resale** flats in the open market (*obviously without a CPF grant*) for as many times as you want. Buy. Stay [MOP](https://www.patkoproperty.com/tag/mop/) for 5 years. Sell. Buy. Stay MOP for 5 years. Sell. Buy... Till you are bored of [housing agents](https://www.patkoproperty.com/about-patkoproperty/) and COVs and OTPs :) ## Before You Go... Do subscribe to my newsletter or follow me on my social media pages. Don't worry I don't bite ;) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### What to prepare before buying a Singapore property URL: https://www.patkoproperty.com/what-to-prepare-before-buying-a-singapore-property/ Last updated: 2023-10-07T15:33:20.000Z Buying a Singapore property is probably one of the biggest decisions in one’s life. It is not just the financial budgeting but also the need for some cool mental preparation way before that too. Here’s some guidelines on what to prepare before buying a Singapore property. ### Do Your Research First and Decide on What You NEED With the large number of Singapore property types available (HDB, [Executive Condos](https://www.patkoproperty.com/common-questions-on-executive-condos/), Private Condos, Landed Properties), it is already hard enough to decide what you need or want. Within each property type, you will also need to decide which specific type you need or want (eg 4 room or 5 room, normal condo or dual key, [new launch](https://newlaunchescondo.com/category/new-projects/) or resale etc). And then there is the area to decide on (CCR, OCR, RCR, near your mother in law or be as far from her as possible etc). ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/Mother-in-Law-with-Happy-Daughter-in-Law.webp) Mother in Law with Happy Daughter in Law Drawing up your choices is as good as planning for a project at work. So you really do need some research ahead of time. Sit down and decide on what type of homes that you really need or that you are prepare to handle. It is not just financially what you can handle but also your personal interest and ability to manage future home maintenance issues. An example is certain defects and major repairs inside a HDB might be [supported by HDB](https://www.hdb.gov.sg/residential/living-in-an-hdb-flat/home-maintenance/home-care-guide/spalling-concrete) but in a private condo, you are very much on your own to resolve, to find a contractor and to pay for it. Among your needs, what things would be nice to have, and what things are negotiable for your family. Is close to work important ? Is being near to a MRT station important ? And..... is [distance to a school](https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/) important ? Many parents actually move for the sake of that. And do you work from home a lot and hence space is important and you are prepared to pay a premium for it (e.g. a HDB is more appropriate as they are usually larger in size at a more affordable quantum). Make a priority list. This will help your property agent narrow down their search parameters and not waste your time looking at homes that are not the right fit to you. ### Choose an Area You Love I always say this to my clients. You need to **LOVE** (not just like) the area you are buying into. You are not just buying a house. **You are buying a home**. Don’t be turned on by potential financial gains or that shining new name. Make a list of neighbourhoods or areas you are interested in and what things are most important in the area you are interested in. Decide what is most important to you and your family. The worst thing that could happen is you find a place you think will be profitable but end up in a neighbourhood that doesn’t fit your needs or worst, you grow to absolutely hate it so much you dont want to go home. And go drinking every night. Spend lots of time time to check out the neighbourhood you are considering buying in. Actually go down and spend time in that neighbour. Walk around. Shop around. Drive around. Run around. Cycle around. - How is the traffic going to work - How is the traffic coming back from work - What is the area like at 11am or 11pm - How is the area like on weekends ? - Are there people drinking in the void decks at night which you don't like Does it have the conveniences and attractions you are looking for. Schools, shopping malls, parks and park connectors, important things like banks and post offices, and late night entertainment such as movies and pubs ? ![Staying near a park connector is pretty cool](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/Park-Connectors-in-Singapore.webp) Staying near a park connector is pretty cool ### Think Long-term Real estate is more than just buying a house. It’s an investment that cost money now but actually can provide leverage against financial hardship in the future even. Are you a [single buying your home](https://www.patkoproperty.com/single-buying-property-in-singapore/) for YOLO time ? Are you just starting out and looking for a starter home that you can upgrade after a few years (HDB is the best in this case...) ? Or are you looking for a forever home where you can retire it ? The type of home you are looking for will determine how you should think about the real estate investment. No matter what type of home you are looking for, real estate is a long game. Make sure you know that real estate isn’t a quick get-in-get-out investment for most people. [MOP for HDB is 5 years.](https://www.patkoproperty.com/hdb-mop-rules/) Nowadays, it can even be 10 years ! The Seller Stamp Duty (SSD) for Private Condo is 3 years. It does takes time to earn your money back or more.... ![Property Prices always go up](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/Property-Prices-always-go-up.webp) Property Prices always go up ### Be Realistic About Budget I always feel that buying a property is a triangle (not a love triangle). The triangle has three sides: type, price, and location. ![PatkoProperty Triangle of Choice for Property Selection](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/PatkoProperty-Triangle-of-Choice.webp) PatkoProperty Triangle of Choice It is important to decide between these three factors and manage your expectations. You cannot possibly find the “perfect” home because that doesn’t exist. You can find a home that meets two sides, but you cannot expect to find a home that meets all three criteria of the triangle. Ok. Unless you are a super rich man. That buys GCB for fun. ![Rich Men buying GCBs in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/Cluny-Hill-GCB-Purchase.webp) Rich Men buying GCBs in Singapore ### Get Your Finances in Order FIRST With the help of your Property Agent and your banker, you have to plan your finances first before even starting any search - Have you saved enough money for a down payment? - Is your CPF enough for the downpayment AND the monthly payment ? - Do you have outstanding credit card and unsecured loans you need to clear up that would affect your TDSR ? - Have you got your agent and banker to at least have a ballpark figure on how much home loan you can get from the bank when you really want to buy You need to know how much you can afford before you ever start looking for a new home. You don’t want to waste anyone’s time looking at homes out of your price range. And you certainly don’t want to fall in love with a Singapore property you can’t honestly afford. I mean we all want a Marina Bay view but you know…… ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/10/Everyone-Wants-a-Good-View.webp) Everyone wants a good view ### Factor in Repair Costs and Renovation Costs There are always things to repair. There are always things to renovate. And there are always things to buy. Don’t forget to factor them in. You don’t want to get into debt the very day you moved into your shining new place. ### Work With an Experienced Real Estate Agent There is always talk of doing property using DIY method. But in buying a Singapore property, this should NOT be the case. In most cases (except for a HDB purchase), you might not even have to pay a commission. Even if you do, it is but a small part of a huge purchase. Don’t be penny wise and penny fool. Hence, it should be a given, especially for first-time buyers, to work with a professional who understands the ins and outs of a real estate transaction. The process can be complicated, full of legal contracts and deadlines, and a Property Agent is there to guide you through it. And many don’t realise this. With all the craziness in a real estate transaction (prioritisation, budgeting, viewings, negotiating, financial and legal processes and finally closing), it’s easy for you to get caught up in the frenzy and forget the reason why you started the property buying process in the first place. Your property agent is also there as your cheer leader too. ![Property Agents are Cheerleaders too](https://images.unsplash.com/photo-1589748239338-afe695e833d3?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDZ8fEZvb3RiYWxsJTIwQ2hlZXJsZWFkZXJ8ZW58MHx8fHwxNjY1ODM0ODA3&ixlib=rb-1.2.1&q=80&w=2000) We can be your cheerleader too :) We can gently remind you of the reasons you had shared with us in the initial conversation around WHY you wanted to buy a home ([my son must go to ACS](https://www.patkoproperty.com/condo-within-1km-good-school/) !!). You most likely have dreams (start a family, build wealth, be near better schools for their kids, open more opportunities) that we can remind you of to help you get back on track. A conversation with your [Property Agent](https://www.patkoproperty.com/about-patkoproperty/) sometimes needed to get through encouragement and courage to keep moving forward. Trust me, you will get upset and frustrated through the journey. ### Be Clear about your Moving Timeline Your need to establish a realistic timeline for your purchase and your actual physical moving. We can help you by giving you clear property and financial timeline. E.g. how long it takes to find and put in an offer on a home, what is the current market like to gauge how long you will have your offer accepted, what is the OTP period and go through the process to get to the closing and collect the keys to start the renovation. It is important to work the timeline carefully with your agent as you don’t want to rush or delay your plans. Sometimes, in Asian societies like Singapore, the renovation start date and actual moving date are even non negotiable in terms of Feng Shui and Metaphysics. ### There’s No Right Time to Buy or Sell You may have some concerns about the economy and the housing market. You may even hope for a housing crash (don’t worry, I have been hoping since 20 years ago). The truth is there is no perfect time to buy and no perfect time to sell. For yourself, the best time is the time that’s best for you. If you need it, you need it. Real estate, traditionally, has always been a great investment, no matter what the economy is doing. Even if interest rates are going up the roof. So just buy when you need to. Sell when you want to. Hope you find these tips on what to prepare before buying a Singapore property useful. Do visit my [new launches web sit](https://sgnewprojects.com/)e too for more information on new launches in Singapore. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com/) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### 15 months wait to buy HDB Resale URL: https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/ Last updated: 2026-07-28T03:55:16.000Z On 30th Sep 2022, the government introduced several drastic moves to ensure that HDB resale flats remain affordable for flat buyers, especially for first-timers. One of the moves is "15 months wait to buy HDB Resale". **Update 28 Jul 2026:** The 15-month wait-out period has been removed. Read the announcement here: [15-Month Wait-Out Period for Private Property Owners Buying HDB Resale Flats Is Removed](https://www.patkoproperty.com/15-month-wait-out-period-for-private-property-owners-buying-hdb-resale-flats-is-removed/) This can be seen from the context of two macro economics trends in the world and in Singapore. Firstly, the world's market interest rates have risen significantly. The Federal Reserve Board in USA has said they will keep raising interest rate to combat their sticky inflation. As a result, this has already impacted Singapore bank loans and is still likely to increase the bank loan interest rates further in Singapore. This is also why on the same day, [the TDSR and MSR calculation rates](https://www.straitstimes.com/business/property/stricter-borrowing-criteria-for-property-buyers-15-month-wait-for-private-property-owners-moving-to-hdb-flats) have increased to reduce loans eligibilty amounts. Secondly, the measure is probably to try to reduce [the number of million dollars HDB resale flats](https://www.straitstimes.com/singapore/housing/more-hdb-resale-flats-sold-for-at-least-1m-in-first-9-months-of-2022-than-in-whole-of-2021). The authorities clearly can see, despite the small number of such transactions, it is a "optics issue" and potentially a political explosive one. "Million dollar for public housing" is never a nice slogan to tap into...... ![Million dollar for public housing](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/More-HDB-resale-flats-sold-for-at-least-_1m-in-first-9-months-of-2022-than-in-whole-of-2021.webp) ### What is "15 months wait to buy HDB Resale" So on 30th Sep 2022, with the upward momentum in HDB resale prices, MND and HDB introduced **a wait-out period of 15 months for private residential property owners (PPOs) and ex-PPOs to buy a non-subsidised HDB resale flat.** PPOs and ex-PPOs are currently allowed to buy a non-subsidised HDB resale flat on the open market, with the requirement that they dispose of their private properties within six months of the HDB flat purchase. Buy first, sell later within six months. **They will now be required to serve a wait-out period of 15 months after the disposal of their private properties before they are eligible to buy a non-subsidised resale flat.** Yes. Sell your private property and wait 15 months before buying your HDB resale. You cannot buy a resale HDB and still has six months to sell your private property. > Sell private. Wait 15 months. Buy HDB. Wait for completion. Reno. Move. Ouch. At least, this makes it easier for property agents to manage property sell-buy timelines. Always a big headache ;) ### You still need to wait 30 months to buy BTO No, this "15 months wait" does not apply to new BTOs after selling private property. If you want to [buy BTOs after selling your private property](https://www.patkoproperty.com/buying-hdb-after-selling-private-property/), you still need wait 30 months. If you are still a first timer (somehow) after selling your private property **AND** then wish to apply for the CPF Housing Grant and Enhanced CPF Housing Grant for the resale flat purchase, you will need to wait for 30 months. ![You need wait 30 months to buy new HDB flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/HDB-flats-has-become-million-dollars-properties--1.webp) ### 15 Months Does Not Apply to 55 Years buying small resale flats Actually, on the ground, there are many older seniors who wish to cash in their profitable private residential property and then move to an HDB flat, and keep the cash for retirement. Or they want to move to stay near their children and grandchildren. In fact, they also prefer to buy at mature estates and hence this might cause a little price spike there. But they could be a minority group here too. And they probably should not be "punished" by this move on 30th Sep 2022. The good news is that the 15-month wait-out period will **not** apply to seniors aged **55 and above** (and their spouses) who are moving from their private property to a **4-room or smaller resale flat.** No 5 rooms or Executive Maisonette or EA. Anyway, at 55 years onwards, I also don't want climb the stairs up and down. Senior PPOs/ex-PPOs can continue to buy a 2-room Flexi flat on short lease (if they are aged 55 and above) and Community Care Apartment (if they are aged 65 and above) from HDB. ### Does both applicants need to be more than 55 years old ? Consider a scenario where the PPO husband is already 56 years old, while the wife is 54 years old ? In this case, as the wife has not met the minimum age requirement of 55 years old, both of flat buyer and the spouse (either as co-applicants or core occupiers) are still subjected to the 15-month wait out period if they intend to apply to buy a resale flat now AFTER selling their private property. **So to qualify for the "55 years old" + "4 rooms and below" rule, BOTH applicants making up the family nucleus MUST be 55 years and above.** ### So what can you do ? The government has stated that "PPOs/ex-PPOs, regardless of age, with extenuating circumstances, e.g. financial difficulties" may approach HDB for assistance, and they will assess their situation on a case-by-case basis. In my opinion, this would happen if you are having huge difficulties in paying for the private property and is needing help to sell and move to a HDB. But you are dependent on case by case approval. Depending on approval is always a tricky thing. (**Update on 6th Oct:** HDB will approve, [on a case by case basis](https://www.straitstimes.com/singapore/housing/hdb-to-exercise-flexibility-to-waive-wait-out-period-for-some-downgraders-to-purchase-resale-flat), exercise flexibility for buyers with documentary proof that they had obtained the option to purchase before the policy changes and waive the 15-month wait-out period.) The other possibility is to sell the private property and then RENT a temporary place to stay while you wait out the 15 months. In fact, I would say about about 24 months lease if you factor in the completion timeline, and the renovations and the final move itself. Or be nice to your parents in law. Be very nice. Not too late now. This should have an slight impact on rental flats especially those larger HDB flats or private condos. And yes, **there would be definitely a cash flow impact to you, as you cannot use CPF to pay for rental of the temporary place, while you wait out the 15 months.** Read about why you should [appoint an agent to help you with the resale purchase](https://www.patkoproperty.com/why-pay-an-agent-when-buying-hdb-flat/) process too. It would be interesting to see how the market works this out in the coming months. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Property Rules for Primary 1 home distance priority admission URL: https://www.patkoproperty.com/property-rules-for-p1-home-distance-priority-admission/ Last updated: 2026-03-19T10:44:24.000Z Assuming you have decided to be staying at a property within 1km of your child's desired primary school. That is a wise choice but what are some of the [Property Rules that governs this 1km distance stay](https://www.moe.gov.sg/primary/p1-registration/home-address). These rules are set by Ministry of Education and it applies to HDB and private property (although I will just focus on private property here). It also applies to anyone using rental method to meet the 1 km priority admission rules. ### Property Rules for 1km if you are already staying Lucky you. You are already staying at a place where your child is going to use the “home distance rule” to obtain priority to admission. Note that this property address should be reflected on your NRIC. The rule here is that you must stay at this address for 30 months from the date of the start of the primary school registration, which is 29 June 2022 for the 2022 P1 Registration Exercise. You cannot move away from this address. You cannot sell this property for 30 months (I call this “Education MOP”). If you are renting, you need to stay there for 30 months. This is why some investors like to buy [properties within 1km of good schools](https://www.patkoproperty.com/condo-within-1km-good-school/) as they can expect there is a local tenant pool with long 24 to 36 months lease. An example of a good new launch near to top primary schools such as Raffles Girls Primary AND Nanyang Primary is 2023 new launch of [Watten House](https://newlaunchescondo.sg/watten-house/). Having said that, it is actually expected that the family will remain at the address for the entire 6 years duration of the child’s primary school studies, as it is for the convenience and interest of the child. After all, that is the whole point of priority admission for child within 1km of your school. It is about the Quality of Life for your child. If the 30-month stay requirement is not met, MOE reserves the right to transfer the child to another school with vacancies, as the priority admission to the first school was based on the declared address used for registration. You don't want that to happen so don't move without thinking. ![You need stay 30 months after getting 1km priority admission ](https://images.unsplash.com/photo-1580709839515-54b8991e2813?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDV8fE1vdmluZ3xlbnwwfHx8fDE2NjI3MDUzNzI&ixlib=rb-1.2.1&q=80&w=2000) ### Property Rules for 1km if you are purchasing a resale If you are purchasing a resale condo for meeting the “home distance” priority admission (or let’s face it, the “1 km” rule within your desired primary school), then you need to have your the following documents ready at the time of registration. - Exercised Option-To-Purchase (OTP) - Paid buyer’s Stamp Duty Certificate. Do remember to pay the Buyer's Stamp Duty (estimated 3% of purchase price) to the authorities within 14 days of exercising the OTP, plus [Additional Buyer's Stamp Duty](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/) if you own more than one property. Working backwards from the start of the P1 registration period (e.g. 29 June 2022 for the 2022 P1 Registration Exercise), this means you need to have exercised your OTP by 15th June 2022 and then paid your BSD by 29th June 2022\. To be able to exercise your OTP, you need to have your bank loan ready etc. And of course find your desired place first which can take a while and for all negotiations to be completed. All in all, it is probably best to be ready by Jan to Mar. This is also why in the Nov and Dec school holidays, [property agents](https://www.patkoproperty.com/about-patkoproperty/) are busy helping clients find resale properties within 1km of good schools. Finally as this is a resale property, you will need to move into your new property by the start of your child’s P1 admission year. A child who secures a school place through the home-school distance category priority using the address of a resale property **must stay at the new address for at least 30 months starting from the start of the child’s P1 admission year.** ### Property Rules for 1km if you are buying a new launch Now you know this is my favourite. Forward planning by parents to buy properties within 1 km of good primary school. [Buying a new launch](https://newlaunchescondo.sg/how-to-buy-new-launches-in-singapore/) to stay for the long term (primary schools are 6 years long !!) and for long term investment. Property is still one of the best hedge against inflation. ![Property is still the best hedge against inflation ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/047834E0-F888-450A-87AC-3FEDA2668A31.webp) Property is a good hedge against inflation You can register your child for P1 using the address of a **yet-to-be completed property** you have purchased. You need one very important document. A copy of the original Sales and Purchase (S&P) agreement. In this agreement, the vacant or delivery possession date of the new property you are moving into **must be within 2 years of your child's entry into P1**. E.g. For the 2022 P1 Registration Exercise, the dates must be no later than 31 December 2024\. How to understand this. 2022 P1 registration kids start school on 2nd Jan 2023\. You have hence 2 years from 2nd Jan 2023 to take delivery possession of the new launch. 2 years from 2nd Jan 2023 is 31st Dec 2024. Ok. What is vacant or delivery possession date. When you buy a new launch, you can see that date in the documents such as the sales brochure or the fact sheet. Or you can check with your Property Agent. It is very important to know that date. Buying a new launch whose TOP date which is not appropriate (aka too far) to your child’s starting date is a waste of effort (and money). So don’t anyhow just buy a new launch because it is one km okay.... ha. For example, Leedon Green, which is 1km from Nanyang Primary School, has an expected date of vacant possession of 31st March 2024\. So this means for parent whose children is registering for P1 in 2022 (and hence start school on 2nd Jan 2023), this is ideal. 2nd Jan 2023 to 31st Mar 2024 is about 1 year and 4 months. Within the 2 years property rule. ![Leedon Green Date of Possession](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/CE42DAF3-3930-4037-BA9A-A5EDC4EC3A53.webp) Another example, [Enchante condo which is one km from ACSP and SJI primary](https://newlaunchescondo.sg/enchante/) has the following vacant possession date of 25th March 2026\. That means we are looking at people who is registering to start school on 2nd Jan 2025 only (ie the 2024 P1 registration exercise which starts in June 2024). Jan 2025 to Mar 2026 is about 1 year and 3 months. Well within the 2 years. ![Enchante Condo Date of Vacant Possession](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/EE27BF43-2A88-408A-AC66-8F7419391A4D.webp) Of course, there are condos yet to be launched but when they do, you can be sure of substantial interest from parents who will see if these dates are within the guidelines and hence meets their needs. Whoever say buying property is easy. Again, remember even new launch condos have “Education MOP” (anyway, as you know, the Seller Stamp Duty is 3 years). A child who secures a school place through the home-school distance category priority must stay at the new address for at least 30 months starting from the time your family moves into your new home. For example, if the child registers for P1 in 2022 and moves into the new condo address in July 2023, the 30-month stay period starts from July 2023. ### Conclusion Do plan your purchase of resale condo or new launches carefully with your [property agent](https://www.patkoproperty.com/about-patkoproperty/) if you are buying for the main purpose of staying within one km of your desired primary school. Also remember there is the need to at least stay there for 30 months. ![Property Rules for Primary 1 home distance priority admission](https://images.unsplash.com/photo-1488254491307-10ca8fa174c8?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDU0fHxBc2lhbiUyMHBhcmVudHxlbnwwfHx8fDE2NjI3MDUwOTk&ixlib=rb-1.2.1&q=80&w=2000) And then after that, you can start to plan where to stay for the secondary school and junior college..... We, the suffering Singaporean parents. All for our cute children. ### ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Condos within 1 km of good schools URL: https://www.patkoproperty.com/condo-within-1km-good-school/ Last updated: 2026-03-19T10:50:05.000Z Whether to move to condos within 1 km of good schools is always a topic of intense discussions and debates between parents. This is especially when some new launch condo like AMO Residences was sold out on the first day of launch and one key reason given was that [AMO Residences](https://www.edgeprop.sg/property-news/amo-residence-98-sold-first-day-launch) is within one km of two very famous and popular primary schools, Ai Tong Primary and St Nicholas Girls. Buyers who are parents flocked to buy units at this new launch. ## Why condos within 1 km of good schools are important And, of course, this also applies to HDB flats and landed properties. Basically any housing within 1km of good schools are very attractive to Singapore parents. Primary School P1 registration in Singapore is conducted over several phases, from Phase 1 to Phase 2C(S). But, at most phases, if **your chosen primary school has more registrants than vacancies for that phase**, then [priority admission](https://www.moe.gov.sg/primary/p1-registration/distance) to a school will be given to children who are **Singapore Citizens (SC) and Permanent Residents (PR)**. Notice how it refers to Singaporeans Citizens and PRs. So even if you are a rich HNW foreigner individual and willing to pay [30% ABSD](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/), the priority registration does not apply. Unfortunately, your child will be in the last phase. So why is **Priority Admission** so important. This is because many of the most popular primary schools are always needing some form of differentiated treatment due to outsized demands. And as the balloting flow shows, Singaporeans gets priority over Permanent Residents first in any vacancies in a preferred Primary School. And they are in this order, if your chosen primary school has more registrants than vacancies.... 1. Singapore Citizens (SC) living within 1km of the school 2. SCs living between 1km and 2km of the school 3. SCs living outside 2km of the school. 4. Permanent Residents (PR) living within 1km of the school 5. PRs living between 1km and 2km of the school 6. PRs living outside 2km of the school Notice in the above balloting flow, nationality beats distance. As long as there are enough vacancies, as long as a Singaporean child wants the place, he will get it. Even if the child stay more than 2km. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/photo-1532920065970-cf27e118cc4d.webp) This is my country. This is my flag Yet within the same nationality, whether Singaporeans or PRs, there is an even more critical element...... which determines priority.... Yes. **The distance from the school**. Are you living within 1km or more within the preferred primary school. The closer you are, the higher the priority. The higher the priority, the higher your chances. ### The different phases of Primary School registration There are several phases involved in the primary school registration. This takes place one after another. With remaining vacancies flowing from one phase to another. Although nowadays, some places are reserved in the latter phases (which then reduces the number of spaces in the earlier phase, which then just increase the competition, ironically). The reservation of more spaces in later phase was to prevent a top primary school from being fully taken up at the earlier (and more privileged, in the eyes of many) phases. **Phase 1** For a child who has a sibling studying in the primary school. Thoughts : Which came first, the chicken or the egg? If you already have a child in that desired primary school... nothing to talk about priority balloting. You got already a place for your second child already. Nothing to worry about distance. Except about the better quality of school life as discussed below. Moving on.... **Phase 2A** For a child: 1. Whose parent or sibling is a former student of the primary school, including those who have joined the alumni association of the primary school as a member. 2. Whose parent is a member of the School Advisory or Management Committee. 3. Whose parent is a staff member of the primary school. 4. From the MOE Kindergarten under the purview of and located within the primary school. Thoughts : The “**oh my father is...**” phase. Alumni parents’ child falls under this phase. So does management committee's child or teachers’ child. But interestingly also those already in the MOE Kindergarten in the primary school. Which is great for children to be in the same school, making transition easier. In most cases, MOE Kindergartens tend to in neighbourhood schools. And you think there is no balloting at 2A ? Dream on... In 2022, see how balloting was already in Phase 2A. For these schools. In these schools, balloting only for Singaporeans staying within 1km. No chance for anyone outside of 1km. ![2022 Phase 2A Balloting](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/2022-Phase-2A-Balloting.webp) 2022 Phase 2A Balloting (credit to https://sgschooling.com) But you can see that balloting for the "more famous" schools are actually for those who stay more than 2km. So those who (*bought a property and*) stay within 2km and are eligible for Phase 2A are happy rabbits :) ![2022 Phase 2A Balloting](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/2022-Phase-2A-Balloting-Top-Schools.webp) 2022 Phase 2A Balloting (credit to https://sgschooling.com) **Phase 2B** For a child: 1. Whose parent has joined the primary school as a parent volunteer not later than 1 July of the year before P1 registration and has given at least 40 hours of voluntary service to the school by 30 June of the year of P1 registration. 2. Whose parent is a member endorsed by the church or clan directly connected with the primary school. 3. Whose parent is endorsed as an active community leader. Thoughts : The poor parent who wake up early to guide morning school traffic or "arrowed" to do library reading sessions etc.... oh our long suffering parents. This is also the most competitive phase. The school will reserve 20 places in each primary school for Phase 2B to ensure continued access to all primary schools. So there will be at least 20 spaces. And buy, sometimes, that is all in some very popular schools. You can volunteer and still end up nothing. It is the phase where your distance matters a lot. In top primary schools, many parents know that if you are not within 1km at this phase, you don’t even need to be bother. Even if you are in 1km, there is most likely to be balloting. Eg. [Primary 1 registration: 33 schools oversubscribed in Phase 2B](https://www.channelnewsasia.com/singapore/primary-1-registration-schools-p1-vacancies-places-balloting-phase-2b-moe-2829261). > The remaining 26 schools will conduct balloting for Singaporean children living within 1km of each school Which schools are these ? Look at the chart. Balloting only for Singaporeans staying within 1km. No 1km, no talk. ![2022 Phase 2B Balloting](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/2022-Phase-2B-Balloting.webp) 2022 Phase 2B Balloting (credit to https://sgschooling.com) **Phase 2C** For a child who is not yet registered in a primary school. Thoughts : The govt has made sure that the playing field is improved. 40 places will be reserved in Phase 2C in each primary school, up from 20 places today. These 40 places are open to all students in the country. But so what. For popular schools, balloting is still needed. Again the distance matters here too. Don’t believe ? [Primary 1 registration: Nearly half of all primary schools in Singapore oversubscribed in Phase 2C](https://www.channelnewsasia.com/singapore/primary-1-registration-phase-2c-map-singapore-schools-oversubscribed-balloting-vacancies-moe-2862016). > With exception of those 15 schools, the other oversubscribed schools will conduct balloting only for Singaporean children living within 1km of the school. Even at Phase 2C, top primary school balloting are again "no 1km, no talk".... ![2022 Phase 2C Balloting](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/2022-Phase-2C-Balloting.webp) 2022 Phase 2C Balloting (credit to https://sgschooling.com) **Phase 2C Supplementary** For a child who is not yet registered in a primary school after Phase 2C. Thoughts : The remaining of the remaining :) ### What does this all means at the end of the day End of the day, no matter how much spaces are reserved, top primary schools will always have a ballot. And most likely, the balloting is only for Singaporeans staying within 1km..... And in such cases, two important points are relevant to getting the places you want in a top primary school: 1. You need to be a Singaporean 2. You need to be within 1km. Period. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Every-school-is-a-good-school...-if-you-want-it-to-be.webp) Every school is a good school... if you want it to be ### Within 1 km is also about the quality of school life To stay within 1 km of your child's school is also very much about improved quality of life. Wake up later. Much later. Come home earlier. Much earlier. CCAs in the afternoons are also not an issue. No need to drive a [Bentley](https://www.todayonline.com/singapore/driver-seen-pushing-bentley-against-school-security-officer-be-charged-along-son-who-car-owner-1894951) to fight to drop your kid lah. Or simply just have more peace of mind when your kid goes to school by himseld or come home from school by herself. It is only 1 km. ### How do our parents get us into our schools Saw this photo on Facebook. Last time our parents queue overnight ok ! Ha. Singaporeans are like that. We want the best for our children. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/9D7FA7B0-2BDE-4F80-A147-114BDAB09F6A.webp) Queuing overnight for good schools ### Examples of new launch condos within 1 km of good schools Of course, I am a property agent and I (*thick skin or otherwise*) will use this “distance” factor to market my properties. This applies to [new launch condos](https://newlaunchescondo.sg/) or resale condos or resale HDB. Or landed. The schools do not care. All they care are (1) Nationality (2) Distance. But let’s look at some upcoming new launch condos in Bukit Timah. You might also want to check out my article on the steps involved in [buying a new launch condo](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/). Yes..... that place where *”top schools, luxurious homes, lush greenery. Think of Bukit Timah, and these are the images that come to mind. Over the years, this neighbourhood has become one of Singapore’s most exclusive estates, and has come to embody fine lifestyles in Singapore”.*.... Not my words but from [The Reserve Residences web site.](https://newlaunchescondo.sg/the-reserve-residences/) But it is true. Bukit Timah has a large number of good schools and a couple of them are famous and popular Primary Schools. Think of Nanyang Primary, Raffles Girls Primary, Anglo Chinese School (Primary), Singapore Chinese Girls Primary etc. And new launch condos’ developers (and property agents) are not afraid of telling it as it is. They will tell you if the developments are within 1 km of these schools and sell it as so. What are some condos within 1 km of good schools in Bukit Timah then ? My favourite is [The Hyde](https://newlaunchescondo.sg/the-hyde-at-11-balmoral-road/) which is one km from ACPS and SCGS Primary. The Hyde has already issued its TOP at the time of writing and are selling out fast. I expected it to be fully sold out way before 2023 primary school intake. ![The Hyde within 1 km of ACS](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/The-Hyde-is-a-beautiful-condo-within-1-km-of-ACS.webp) The Hyde is a beautiful condo within 1 km of ACS Next one I liked personally is a nice new development launch known as the [Enchante](https://newlaunchescondo.sg/enchante/). It is just so happen that it is also one km from ACPS (again) and SJI Junior. Another one that just about to be launched for booking is [Sanctuary@Newton](https://newlaunchescondo.sg/sanctuary-newton/). It has 3 Primary Schools (ACSP, ACSJ and SJI Junior) all within 1km ! And then there is an even more crazy exciting new upcoming launch soon. The name of the condo is not yet confirmed but it currently goes under the marketing name as “[Watten House](https://newlaunchescondo.sg/watten-house/)”. Why is it exciting. It sits within one km of Nanyang Primary School and Raffles Girls Primary. Nanyang Primary. Raffles Girls Primary. Many parents know why it is so exciting (or disappointment if you fail at balloting) from these really top primary schools. It is also a short walk to the famous Hwa Chong Institution (自強不息 anyone) as well as National JC, Nanyang Girls etc. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Hwa-Chong-Institution.webp) Hwa Chong Institution ### Does it even matter in the end This, being a property blog, “yes”..... I know..... ridiculous agent :) Jokes aside, I personally think it is very much an individual choice. No amount of argument or slogans (*every school is a good school*) can change a parent's strong mind. It is their child after all. One just need to execute on it if you do think going to a particular primary school is important etc. And work with your favourite [Property Agent](https://www.patkoproperty.com/about-patkoproperty/) to plan around it :) End of day, primary school is just one step in a long education life. Your child's happiness is everything. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/A-Child-s-Happiness-is-Everything.webp) A Child's Happiness is Everything ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### MOP for SERS changed from Apr 2022 URL: https://www.patkoproperty.com/mop-for-sers-changed/ Last updated: 2023-10-07T14:52:25.000Z In the midst of all the news and controversial impact of the Selective En bloc Redevelopment Scheme (SERS) for Blocks 562 to 565 at Ang Mo Kio Ave 3, it is also worth noting that the [MOP for SERS changed from Apr 2022](https://www.straitstimes.com/singapore/housing/change-in-hdbs-minimum-occupation-period-criteria-for-sers-replacement-flats-starting-with-ang-mo-kio-site). For those who have read my blog post, where I explained how [MOP for SERS](https://www.patkoproperty.com/sers-hdb-mop/) were. Either of the following, whichever is earlier - **7 years from the date of selection of the replacement flat** - or 5 years from the date of collecting the keys The former in bold, in certain circumstances, would resulted in a SERS flat owner being able to sell the HDB flat earlier than the ”usual 5 years MOP” period. There are just so [many things you cannot do during the Minimum Occupation Period](https://www.patkoproperty.com/hdb-mop-rules/). This (previous) rule gave some advantages to SERS owners, and I guess to make sure the rules are consistent, HDB has now change the rules. ### MOP for SERS changed from 7th April 2022 You can see that the MOP for SERS changes in the [HDB web page](https://www.hdb.gov.sg/residential/selling-a-flat/eligibility) on MOP. ![MOP for SERS changed from 7th April 2022](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/MOP-for-SERS-Changes.webp) MOP for SERS changed from 7th April 2022 According to the HDB website, the revised rule will kick in for Sers sites announced on or after **April 7 2022**, the date that four Ang Mo Kio HDB blocks were picked for the scheme. The change in the minimum occupation period (MOP) rule means that all Sers owners are subject to the same five-year MOP as those who buy a flat from HDB and on the resale market. So HDB has made it easier for us to remember. **All resale flats’ MOP is now five years, BTO or SERS.** Does not matter. No more confusions. No more thinking when a customer asked you. ### Is it true all MOP is 5 years then ? But then they added a new one. [MOP for Prime Location Public Housing (PLH) flats is 10 years](https://www.hdb.gov.sg/residential/buying-a-flat/finding-a-flat/plh). Another rule to remember. ![MOP for Prime Location Public Housing PLB](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/MOP-for-Prime-Location-Public-Housing-PLB.webp) MOP for Prime Location Public Housing PLB Oh well… that is the future. More than 10 years from now. Need to build.. need to collect keys and then add 10 years to that :) Rules always change in Real Estate World :) ![Rules are always changing for HDB](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Rules-Changes-in-Real-Estate.webp) Rules Changing Every Time... ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### CPF Basic Retirement Sum 2023 to 2027 URL: https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/ Last updated: 2024-02-16T10:25:05.000Z On 18th Feb 2022, the Minister for Finance announced the 2022 ~~GST~~ Budget ([Details here](https://www.mof.gov.sg/singaporebudget/budget-2022/budget-statement)). As part of the budget, he also announced the CPF Basic Retirement Sum 2023 or in fact, all the CPF Retirement Sums from 2023 to 2027\. So what are the figures ? ## CPF Basic Retirement Sum 2023 Let’s get this out of the bat. The CPF Basic Retirement Sum for 2023 is $99,400\. The CPF Basic Retirement Sum in 2022 is $96,000\. That’s a 3.5% increase as per the Finance Minister’s point that we need to do so to “provide retirees with higher monthly CPF payouts in their retirement years, given the rising standards of living” ([Budget 2022: CPF Basic Retirement Sum to be raised by 3.5% per year from 2023 to 2027](https://www.straitstimes.com/singapore/budget-2022-cpf-basic-retirement-sum-to-be-raised-by-35-per-year-from-2023-to-2027)). In fact, given this increase of 3.5%, the CPF Basic Retirement Sum will be $99,400 in 2023, $102,900 in 2024, $106,500 in 2025, $110,200 in 2026, and $114,100 in 2027. The CPF Full Retirement Sum (FRS) in 2023 is $198,800 or twice the BRS (Basic Retirement Sum). If you have a lot of money in your CPF (and dun want to scream “Return My CPF” at election rallies or online forums), then the ERS (Enhanced Retirement Sum) is $298,200 (or three times the BRS). ## CPF Retirement Sums 2023 to 2027 In fact, all five years of BRS and FRS and ERS were announced in Parliament on 18th Feb 2022\. You can read my article on the [BRS and FRS for the previous years in this article](https://www.patkoproperty.com/cpf-full-retirement-sum-in-the-past/). Here’s a Straits Time infographic on the numbers for the next 5 years. Memorized them if you are turning 55 years in the next 5 years. Memorize the 3 numbers (BRS, FRS and ERS) every year at the start of the year if you are a [Real Estate Agent](https://www.patkoproperty.com/about-patkoproperty/). ![CPF Basic Retirement Sum 2023 to 2027](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/CPF-Basic-Retirement-Sum-2023-to-2027.webp) CPF Basic Retirement Sum 2023 to 2027 16th Feb 2024 Update: Note that the ERS amounts have been increased to 4 times the BRS amounts. So the table is no longer accurate for ERS. The BRS and FRS are still right. See this article [CPF ERS Amount Goes Up in 2025](https://www.patkoproperty.com/cpf-ers-amount-goes-up-in-2025/). ## Why are these numbers important for a property buyer or seller at 55 years old or later You will hear your favourite real estate agent mention these numbers whenever they are doing some kind of mathematical calculations for you. So why are these numbers important ? Aside from the property field, on its own, the CPF Retirement Sums affect how much your Retirement Account (RA) will be funded at 55 years ago. This then affects how much monies you get a year starting from 65 years old from the new (and dare I say, very good) CPF Life scheme. These are well written by many bloggers so I should not try to add on them. But why are these numbers important for a property buyer or seller at 55 years old or later For example, when you sell a property, you need to refund any CPF used (and the accrued interest it incurred) back to CPF. You can then use the CPF monies again for your next property. For a property buyer or seller at 55 years old (or later), there are rules though to stop you from using ALL your CPF monies again. If you are 55 years and older, you can only use any CPF monies after you have set aside the FRS (Full Retirement Sum) for your cohort. For example, if you turn 55 years old in 2023, you need to first set aside $198,800 in your CPF accounts before you can use the rest of your monies. If you are using the monies to buy a property, you can later “pledge the property back to CPF” and (which, if I am allowed to simplify the process as there are some rules on this too), you then withdraw 1/2 of the $198,800 (or to meet Basic Retirement Sum) ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/10/Hillock-Green.webp) #### Hillock Green Launching Soon Right Close to Lentor MRT. Greenery Location. Good Entry Price. [Visit Hillock Green Developer Web Site](https://hillockgreenlentor.com) ## Why are these numbers important for someone 55 years old and younger When you are young, it is hard to see how the BRS, FRS or even ERS really affect you as you are still trying to build up your retirement savings. Nay, I doubt you are even trying to build up your retirement savings but trying to survive in this hard cold world. But it does matter for a certain group of property buyers. Imagine your are 40 years ago. If you have already used your CPF for your first property to pay for the downpayment of a HDB flat. Somehow you still have more CPF monies left (it is not easy but maybe it is the case for some of the more affluent ones). And now you want to buy a second property. Using CPF. The rule said that “you need to set aside the latest BRS if you have at least one property bought using CPF or the property that you are buying can cover you till age 95”. And in fact, you ned to set aside the latest Full Retirement Sum (“**FRS**”) if you do not have any property that can cover you till age 95. ![Buying Multiple Properties with CPF if you are aged 55 years and below](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Buying-Multiple-Properties-with-CPF-if-you-are-aged-55-years-and-below.webp) Buying Multiple Properties with CPF if you are aged 55 years and below ## Summary of CPF Retirement Sums 2023 to 2027 The CPF Basic Retirement Sum 2023 has been announced. In fact, all 5 years (2023 to 2027) of BRS, FRS and ERS have all been announced. As a prudent property buyer or seller, it is important to note all these figures during your purchase of the properties or when you are planning your retirement life. Like it or not, CPF is part of your life. From the day you are born to the day you are gone, CPF walks with you all the way. CPF Life is a critical part of our retirement benefits and hence knowing the CPF Basic Retirement Sums or Full Retirement Sums are very important in planning your finances. ![Stay Informed about CPF Basic Retirement Sum 2023 to 2027](https://images.unsplash.com/photo-1518463892881-d587bf2c296a?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDJ8fFN0dWR5JTIwSGFyZHxlbnwwfHx8fDE2NjIxODcyNTY&ixlib=rb-1.2.1&q=80&w=2000) Photo by [Debby Hudson](https://unsplash.com/@hudsoncrafted?utm%5Fsource=ghost&utm%5Fmedium=referral&utm%5Fcampaign=api-credit) / [Unsplashxf](https://unsplash.com/?utm%5Fsource=ghost&utm%5Fmedium=referral&utm%5Fcampaign=api-credit) Talk to your licensed financial planner if you are not sure. Talk to your property agent if you are not sure how it will affect your property purchase or sale. Just don’t stay un-informed. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### CPF Full Retirement Sum in the Past URL: https://www.patkoproperty.com/cpf-full-retirement-sum-in-the-past/ Last updated: 2023-11-01T05:08:23.000Z We are all probably familiar with the CPF Full Retirement Sum for the current period such as 2021 or even 2022\. But what are the CPF Full Retirement Sum in the past ? ### What is the CPF Full Retirement Sum in 2022 For members who turn 55 in 2022, their Basic Retirement Sum (BRS), Full Retirement Sum (FRS) and Enhanced Retirement Sum (ERS) are **$96,000, $192,000 and $288,000** respectively. You can read that in [this link](https://www.cpf.gov.sg/member/faq/retirement-income/general-information-on-retirement/what-are-the-retirement-sums-applicable-to-me-). To help you better plan for your retirement, CPF said they will make known the three holy trinity of CPF retirement sums such as BRS and FRS and ERS ahead of time. ![CPF Retirement Sums from 2017 to 2022](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/CPF-Retirement-Sums-from-2017-to-2022.webp) CPF Retirement Sums from 2017 to 2022 Interestingly as at the time of writing of this article (that is, in Jan 2022), we do not have any idea of the Retirement Sums amounts from 2023 onwards. As I am approaching 55, I am keen to know. Old man needs to plan his retirement too. (Note that on 18th Feb 2022, the [retirement sums for 2023 to 2027](https://www.patkoproperty.com/cpf-basic-retirement-sum-2023/) were announced). Why do we care ? Well because the amount of available amounts in CPF (specifically the use of CPF for housing) is pretty important in your calculations for the purchase of properties. In fact, CPF Ordinary Account balances can be used for [payment of stamp duties](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) and other fees too. Unless you are a rich Arab Prince, who will pay in all cash. Then please remember to also pay [Foreigners ABSD](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/) in cash 😉. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Paying-ABSD-in-Cash.webp) And most importantly if **you are 55 years old and above**, you will need to take care of the setting aside of your FRS when purchasing your next property. Hence knowing the FRS is pretty important in property calculations. And if you are buying a second property using your CPF (*even if you are NOT 55 years old*), you need to set aside BRS before you can use the CPF. Even if you are NOT 55 years old. Confused ? Check with your housing agent 😉 ### What is the CPF Full Retirement Sum before 2022 So now we all know that the CPF Full Retirement Sum in 2022 is $192,000 but have you ever wonder what were the CPF Full Retirement Sum in the past ? No fear. I found the data in our Gov database web. Our Smart Nation… Here is the link : ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/CPF-Full-Retirement-Sum-in-the-past-from-SG-Govt.webp) It is interesting to know that before 2017, the sums were effective from 1st July. It was then changed to 1st Jan in 2017\. There are no amounts in 2016 (presumably as we move to a new system of using 1st Jan). It is easier to take effect from the first day of the year. Imagine an agent having to remember two numbers and checking against your birth date. ![Full Retirement Sums from 2003 to 2022](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Full-Retirement-Sums-from-2003-to-2022.webp) Full Retirement Sums from 2003 to 2022 So there you have it, a record of all the CPF Full Retirement Sum in the past years. Fun to know ! ![CPF is important for retirement](https://images.unsplash.com/photo-1560066495-a71f2b19336d?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDE4fHxBc2lhbiUyMEVsZGVybHl8ZW58MHx8fHwxNjYyMTg4Mjcw&ixlib=rb-1.2.1&q=80&w=2000) CPF is important for retirement ! Have you reached 55 years old ? Are you curious about the BRS, FRS and ERS in 2033 and beyond ? Share with me in the comments !! ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### New ABSD Rates for Foreigners in Dec 2021 URL: https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/ Last updated: 2023-04-26T23:36:15.000Z (Update in April 2023): A new round of ABSD has been announced on 27th April 2023\. [Read about them here.](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/) Hence this article is outdate :) --- And so it has happened....New ABSD Rates for Foreigners in Dec 2021... It was expected to be coming and it finally happened on 18th Dec 2021. There are now new ABSD (Additional Buyer Stamp Duties) rates for buying your second properties and more. For Singapore Permanent Residents and Foreigners, these rates even applied on your first purchase. There are also [impact on the LTV (Loan to Valuation)](https://www.channelnewsasia.com/singapore/property-cooling-measures-absd-tdsr-ltv-loan-hdb-2382301) amounts. But what are the new ABSD Rates for Foreigners in Dec 2021 ? ## ABSD Rates for Foreigners in Dec 2021 ![PatkoProperty : New ABSD Rates for Foreigners in Dec 2021](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/PatkoProperty-Foreigners-and-ABSD-Dec-2021.webp) One of the most popular blog posts in this blog is the [Foreigners and ABSD rates](https://www.patkoproperty.com/foreigners-absd-singapore/). I have now updated the slide so that you can see for a glance, New ABSD Rates for Foreigners in Dec 2021. Hope this slide will help you to understand the new rates and you can refer to the [existing article](https://www.patkoproperty.com/foreigners-absd-singapore/) for more detailed infomration and the mechanism of the ABSD for Foreigners in Singapore. ## Subscribe to PatkoProperty newsletter Subscribe Email sent My personal point of view. As a whole, I would say that the changes came at a time when interest rates are going to raise soon and that prudence in the market is more important than anything else. Also as more and more foreigners flock to Singapore in post Covid world for stability and long term interests, perhaps the increase in the ABSD rates for foreigners are a necessary move by the Singapore Government. Nevertheless Singapore remains a great place for raising your family and establishing your career so that would still be a positive thing in the bigger scheme of work. ![New ABSD Rates for Foreigners in Dec 2021 ](https://images.unsplash.com/photo-1589169011402-8b2cbd1ee593?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDM5fHxIYXBweSUyMEFzaWFuJTIwRmFtaWx5fGVufDB8fHx8MTY2MjE4NTc5Ng&ixlib=rb-1.2.1&q=80&w=2000) Photo by [Vivek Kumar](https://unsplash.com/@vikceo?utm%5Fsource=ghost&utm%5Fmedium=referral&utm%5Fcampaign=api-credit) / [Unsplash](https://unsplash.com/?utm%5Fsource=ghost&utm%5Fmedium=referral&utm%5Fcampaign=api-credit) What do you think of the changes ? 🙂 --- [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### 5 Important Checks Before Buying an Old HDB Flat URL: https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat/ Last updated: 2022-10-19T06:31:57.000Z The past year has been one of madness in the real estate world. Besides the ever growing prices of properties and the purchase of larger units for WFH (Work From Home) craze, there is also the issue of Covid affecting [construction progress of new BTOs](https://www.straitstimes.com/singapore/housing/some-projects-in-bto-sales-exercise-may-take-longer-than-normal-to-complete-hdb-to). As a result, many young Singaporeans are turning to buying the good old resale HDB flat. They are also looking to buy HDB flats that are in mature estates that are older in terms of the remaining leasehold. So what are the 5 checks I suggest you do before buying an old HDB flat ? ### Check 1 : Check the the remaining lease can cover the youngest buyer until the age of 95 Most important formula before buying an old HDB flat. The most important formula, mentioned many times in this blog, has been this one. Not just me but many very good property agents. To do so, first find out the age of the HDB flat. You can find it from the HDB Map Services (Google : hdb map services) and you can then enter the HDB flat address to get this. ![Finding HDB remaining lease](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Finding-HDB-remaining-lease.webp) Finding HDB remaining lease Can see ? Then you find the age of the youngest buyer (*owner, not essential occupier, the one who is paying for the flat using his/her CPF and/or name in the lease*). Then you take the age of the young buyer + the remaining lease (in the above example, that’s 55 years) and then check the TOTAL. Check if it is more than 95. Example. Age of youngest buyer is 32 years old. Add 55 years of lease hold remaining. Total = 87 years. That is less than 95 years. HO SEH Liao ! ### Check 2 : Check the amount of CPF you can use As a young couple who are using CPF to finance the purchase of the old HDB flat, it is CRITICAL you check how much CPF you can use for your purchase of an older HDB flat. ![5 Important Checks Before Buying an Old HDB Flat](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Checking-your-CPF-usage-amount.webp) Checking CPF amount you can use This is because CPF states that “you may use the full CPF amount if the remaining lease can cover the youngest buyer until the age of 95 and a prorated amount if the remaining lease does not”. You can read about this in very great details in this article on “[Changes in CPF rules on older HDB leasehold flats and how it affects young couples](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/)“. It is a damn good article. I know, I wrote it.. kidding 🙂 You can use the very good [CPF Housing Usage Calculator](https://www.cpf.gov.sg/eSvc/Web/Schemes/CpfHousingUsage/Input1) to do so too. ### Check 3 : How much CPF Housing Grants can you get Next, check how much housing grants you can get before buying an old HDB flat. As a refresher, buying a resale flat entitles you to 3 (THREE !!) housing grants. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Find-out-how-much-CPF-grants-is-important-too.webp) Find out how much CPF grants is important too They are : > CPF Housing Grant > > Enhanced Housing Grant > > Proximity Grant The Enhanced Housing Grant is subjected to this rule…. “Eligible first-timer families will be able to enjoy an EHG of up to $80,000 when **they buy a flat that can cover them and their spouses to the age of 95**. This is to ensure that all Singaporeans will be able to live comfortably in a home that can last them for life”. So you need to check if how much EHG you can get if your youngest buyer + age of the remaining lease does not add up to 95 years. Read about this in details in this article, “[Enhanced Housing Grant and young couples buying old HDB flats](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/)“. Ya lo. Don’t know who wrote that article too. ## Subscribe to PatkoProperty newsletter Subscribe Email sent ### Check 4 : Amount of HDB or Bank Loan you can get It is important to get your HDB HLE ([HDB Loan Eligibility (HLE)](https://services2.hdb.gov.sg/webapp/BP27AWHLEApplication/BP27SHome)) or your private bank loan amount checked carefully before you make any offer. This is because the amount of downpayment may also be affected by the eligibility check of the “youngest buyer + remaining lease > 95 years”. This is because “If the remaining lease of the flat cannot cover the youngest buyer to the age of 95, buyers can still take an HDB loan but the LTV limit will be pro-rated from 90 per cent, based on the extent that the remaining lease can cover the youngest buyer to the age of 95.” ([Source : CEA](https://www.cea.gov.sg/docs/default-source/module/newsletter/2-2019/new-rules-on-cpf-usage-and-hdb-loans-to-give-buyers-more-flexibility-ensure-homes-for-life.html)) So do have your amount of downpayment needed (cash or CPF) and the amount of loan HDB or banks are willing to lend to you ready. ### Check 5 : Cash on Hand for COV and Renovations And yes, [COV is back](https://www.straitstimes.com/singapore/housing/1-in-3-hdb-resale-flat-buyers-paid-cash-over-valuation-this-year-jump-from-1-in-5) *(“Around one in three buyers of a Housing Board resale flat paid above market valuation in 2021, an increase from one in five in 2020”).* COV is above valuation. COV is above HDB loan or bank loan. COV is cold hard cash. And because you are buying an old HDB flat, do not forget the cost of renovations. The floor might not be what you liked. The toilets always need a major refreshing. The air con systems really need to be replaced. And oh maybe you want a completely new set of kitchen set up…… Cost of Renovation is above HDB loan or bank loan. Renovation is cold hard cash too. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Buying-An-Older-HDB-Flat-Usually-involves-COLD-HARD-CASH.webp) Buying An Older HDB Flat Usually involves COLD HARD CASH ### Conclusion on the checks before buying an old HDB flat So it is important to do your 5 checks when buying an old HDB flat. This is especially so if you are buying an old HDB flat on your own and without the help of an agent. **Remember that the agent representing the seller of the HDB flat has NO obligations to help you.** Please do your own due diligence. Do you have other checks you like to do before buying an old HDB flat ? Let me know in the comments below ! Stay safe ! --- ## Subscribe to PatkoProperty newsletter Subscribe Email sent [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ![](https://images.unsplash.com/photo-1586084455395-fd00a979c6af?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDh8fFN0YXklMjBTYWZlfGVufDB8fHx8MTY2MjE4ODU2NA&ixlib=rb-1.2.1&q=80&w=2000) ### Single buying property in Singapore URL: https://www.patkoproperty.com/single-buying-property-in-singapore/ Last updated: 2023-10-07T15:09:02.000Z A single buying property in Singapore has a couple of choices. Let’s explore them in this article. But for a start, it is very important to define my “single” here. Let’s call him Bob. Bob is in deep thoughts about what he can do as a single buying property in Singapore. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/handsome-asian-man-standing-and-thinking-something-looking-out-to-other-place-on-the-modern_t20_nRPWQ8-1024x683.webp) Meet our Bob 🙂 Bob is a relatively young person (between 21-40 years old). Bob is not yet married and he has no girlfriend. He is now looking to stay at a place of his own. Bob is not trying to find a place because he has to (e.g. divorced, orphaned etc). This is important and an ability to understand why and what your client wants is a skill of a [good property agent](https://www.patkoproperty.com/about-patkoproperty/). Bob is simply old enough to be sick of staying at home with his parents. Now he wants to be like the “Ang Mo” shows where they moved out of their parents’ place to stay on their own and to enjoy life as a single person (and the pain of taking care of yourself and your home) and the ability to just invite anyone over with your parents’ gaze or nosy questions 🙂 That’s the single for this article. Bob, the all time YOLO single 🙂 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/twenty20_1a8eca01-aa58-46a0-82c8-118377298ead-1024x684.webp) Anyone to warm the bed ? ## Single buying property in Singapore : BTO When a single buying property in Singapore for flats built by Housing Development Board (HDB), there is one scheme relevant to the “single”. It is the Single Singapore Citizen scheme which enables Singaporeans to own the HDB flat on his or her own. #### **What is the Single Singapore Citizen Scheme?** You have to be a Singapore citizen, at least 35 years old, and either single or divorced. *(If widowed, orphaned or a single parent, you can apply under this scheme from age 21\. That’s not our Bob).* You can choose only between an HDB BTO or resale flat. The BTO option is cheaper but more restrictive as there are a couple of very critical restrictions. (1) You have to be 35 years ago (2) The flat can only be a 2 room BTO flat (3) The flat will be in a non-mature estate. Imagine Bob trying to go home to his place in Sembawang after a night of partying in Orchard 🙂 This is a common layout of the 2 room flat….. ![Layout for 2 Room HDB BTO](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/101-1408.webp) Layout Ideas for 2 Room HDB BTO And don’t imagine it might not be nice. It is small (just nice for our Bob and his occasional friend who comes over) but it can still be tastefully decorated. Some examples can be found in [this thread](https://forums.hardwarezone.com.sg/threads/anyone-here-staying-in-2-room-bto.6285945/) in hardwarezone. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/aJ0yGXrl.webp) (Courtesy of Hardwarezone forum) ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/uR3bh5Ml.webp) (Courtesy of Hardwarezone forum) The BTO option here is good. It is cheaper. It is new. But the wait is long. Let’s think of it this way. To apply, you have to be 35\. Your wait for a BTO could be between 3-4 years. There is even delay nowadays due to Covid. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2021/04/Screenshot-2021-04-16-at-12.08.47-PM-1024x425.png) By the time Bob collect the keys to his BTO flat, Bob will be 40 years old. No more fun for Bob for being a single at that age. > **Already an Uncle lo**. One other thing for our Bob to think about is also the resale value of the flat. This is a rather niche market (small 2 room flat) and hence the market for such flats when Bob wants to upgrade to a private property or even get married, the resale market is much smaller. And yes, Bob’s new BTO flat come with a MOP of five years. And no, Bob cannot ever rent this place out. I know there is another Joint Singles Scheme (or even the Orphan Scheme) but these are buying the property with another person (and staying together). Remember our Bob here is YOLO single 🙂 ## Single buying property in Singapore : HDB Resale What about resale HDB flats then? Luckily, there are much fewer restrictions around that. More importantly, you can choose any size and any location you like. You can even buy a five room resale flat and then rent out a few rooms. But our Bob does not want to do that. Bob can choose to buy a 3 bedroom resale flat (one room for the bed. one room for his study or his man cave or his home theatre system with Playstation. And it can be nearer to town too. Grab is cheaper for those late night partying and movies ! ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/young-man-relaxing-after-work-playing-video-games-on-a-large-screen-tv-copy-space-logos-removed_t20_EnOjm1.webp) Young Man Playing The [Enhanced Housing Grant](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/) is good for buying a resale flat and helps to defray the cost a lot. As singles like to stay near their parents (for ease to meals and ease to meet and visit their parents) and near to town (for ease to amenities and fun places), the likelihood is they will buy an older place so they have to watch the implications of buying an older leasehold resale flat. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/new-years-party-mayhem_t20_VozLmk-1024x682.webp) We all love to party ## Single buying property in Singapore : Executive Condo New Launch Unfortunately, Bob will not be able to buy a new launch executive condo on his or her own. Accordingly to the rules of HDB in the [eligibility for the purchase of executive condo](https://www.hdb.gov.sg/residential/buying-a-flat/new/eligibility/executive-condominiums), only 2 singles under the Joint Singles Scheme can do that. Not exactly what Bob wants 🙂 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Playing-Playstation.webp) Not what our single want Note that once the EC has reached its 5th year (hence MOP for EC is over), a Singaporean or PR single can buy any EC flat as it is now semi-privatised. Read about [FAQ on EC here](https://www.patkoproperty.com/common-questions-on-executive-condos/). An example of a good EC to purchase is [Altura at Bukit Batok West](https://altura-singapore.com). [Altura EC Bukit Batok West Ave 8 by Qingjian RealtyAltura EC Bukit Batok West Ave 8 by Qingjian Realty. Get floor plans, price list and site plan for this Bukit Batok EC. EC Showflat ready soon.![](https://altura-singapore.com/apple-touch-icon.png)Altura EC Bukit Batok West Avenue 8 by Qingjian Realty![](https://altura-singapore.com/media/posts/19/Executive-condos-are-still-market-darlings.webp)](https://altura-singapore.com) Altura EC at Bukit Batos West Ave 8 ## Single buying Private Property New Launch or Resale Of course, if Bob has the money, buying private properties is the easiest. It is of course the most expensive option here but there is no MOP, no age restriction and private condos come with lots of facilities (gym, swimming pool, BBQ pits) that are very useful to a young people’s life. Check out my article on the [steps to buy a new launch condo](https://www.patkoproperty.com/how-to-buy-a-new-launch-condo-in-singapore/). ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/swim-if-you-can-in-cold-water_t20_z2OKoP-1024x826.webp) Private Condos have many facilities for the YOLO guy If Bob wants to buy a one bedroom or two bedroom in a [new launch condo](https://sgnewprojects.com/), Bob does need to know that competition nowadays for such units are very high. Many investors buy such units to rent out to foreigners or white collar workers. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com/) So these are the alternatives for a single buying property in Singapore ! Or at least for a YOLO single. For other cases (such as willing to join forces with other singles), there are many other ways for a single buying property in Singapore. ![Singles buying properties in Singapore](https://images.unsplash.com/photo-1438557068880-c5f474830377?crop=entropy&cs=tinysrgb&fit=max&fm=jpg&ixid=MnwxMTc3M3wwfDF8c2VhcmNofDN8fFBhcnR5fGVufDB8fHx8MTY2MjE5MTYyOA&ixlib=rb-1.2.1&q=80&w=2000) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Do PRs in Singapore need to pay ABSD URL: https://www.patkoproperty.com/do-prs-pay-absd/ Last updated: 2023-10-07T14:40:23.000Z Do PRs pay ABSD ? That’s a common question from buyers of Singapore Properties. So do the SPR (Singapore Permanent Residents) pay ABSD (Additional Buyer Stamp Duty) ? Of course they do. As you are probably aware, PRs pay **5% ABSD for the very first property** they purchased in Singapore. But there are circumstances where they do not pay any ABSD. So let’s explore some of them. ### Do PRs pay ABSD Yes they do. You can read about my article on [foreigners and ABSD](https://www.patkoproperty.com/foreigners-absd-singapore/). It is very clear about whether foreigners have to pay ABSD and the circumstances in which they pay (or not pay) ABSD. There is even a nice chart to help you ! But for Singapore Permanent Residents (PR), it is slightly more unique as they do qualify for resale public housing (or HDB flats) and they also do marry Singaporeans or they combine with Singaporeans to buy properties. So it is really slightly more complicated. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/PRs-pay-ABSD.webp) Fear NO. PatkoProperty has (tried to) summarise the different scenarios here in this little chart. Hope it is accurate and helpful. Do let me know if you feel differently. It is a tough topic to make it easy to understand. ![Do PRs Pay ABSD](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Do-PRs-pay-ABSD.webp) Do PRs Pay ABSD That’s all you need to read if u are in a hurry 🙂 But if you want more details, read on about whether “Do PRs pay ABSD” ? ### PR and Singapore Citizen with their matrimonial home When a PR marries a Singapore Citizen and they then buy their matrimonial home (and their only home), there is NO ABSD. So the PR pays no ABSD (it is also the case for a foreigner who marries a Singapore Citizen). This is despite the fact that a Singaporean Citizen has 0% ABSD for a first property and a PR has 5% ABSD for a first property. The higher of the two is the 5%. But there is no ABSD if they are a married couple (and stay a married couple). And this applies to all homes. HDB Flats. Executive Condos. Private Property. ALL (everything). This is probably the way to encourage people to get married and hopefully have kids. It is only right. This is their first property. It does not matter whom the Singapore Citizen marry, right 🙂 This is best summarized by this excellent [PDF file](https://www.iras.gov.sg/irashome/uploadedFiles/IRASHome/Other%5FTaxes/Stamp%5FDuty%5Ffor%5FProperty/Claiming%5FRefunds%5FRemissions%5FReliefs/Remissions/ABSD%20Rates%20or%20Remission%20for%20Joint%20Purchase%20by%20a%20Married%20Couple%5F2018-07-06.pdf) () ### **ABSD Rates and Remission for Married Couples** (A) Joint Purchase Made by a Married Couple who Does Not Own Any Residential Property A married couple with **at least** one SC spouse jointly purchasing a residential property, where both the spouses do not own any residential property at the time of purchase, can apply for full ABSD remission. (B) Joint Purchase of Second Residential Property by a Married Couple A married couple with **at least** one SC spouse is eligible for ABSD refund on their second property **if they sell their first property within 6 months**^ after the date of purchase/TOP/CSC, whichever is applicable. During the Covid period, this was extended (subject to certain conditions) to 1 year. This chart summed it all up. End game. As long as it is their first property as a MARRIED couple, there are no ABSD. ![Married Couple who is a Singapore Citizen and a Permanent Resident](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Screenshot-2021-03-30-at-2.46.55-PM-2048x991.webp) Married Couple who is a SC and a PR Happy Couple enjoying 0% ABSD 🙂 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/walking-couple-couple-love-beautiful-asian-happy-romantic-laughing-diverse-laughter-happy-couple_t20_zL9xan.webp) happy couple without ABSD ### PR and Singapore Citizen who are NOT married but are eligible to buy a HDB flat Assuming the Singapore Permanent Resident (PR) and a Singapore citizen are eligible to buy HDB flat (e.g. under Public Scheme, maybe a Singapore child and his PR parents), then there is NO ABSD too. This is stated in [https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Remissions/Acquisition-of-HDB-Flats-and-new-Executive-Condominium–EC–Units/](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Claiming-Refunds-Remissions-Reliefs/Remissions/Acquisition-of-HDB-Flats-and-new-Executive-Condominium--EC--Units/) ![Conditions for Remission for ABSD](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Singaporean-Buying-HDB-Flat-with-PR-1.webp) Conditions for Remission For the acquisition of an **HDB flat or a new EC unit**, ABSD is fully remitted if the acquirer/ purchaser or **any** of the joint acquirers/ purchasers is a **Singapore Citizen**. This only applies to 3 cases (assuming that **all the eligibility is met** ! Please check eligibility with HDB or your friendly agent). (1) New BTO HDB flat (2) Resale HDB Flat (3) New Executive Condo On the other hand, they will have to pay 5% ABSD (the higher of the Singaporean vs PR) if the purchaser buys a (1) Resale EC (once [it reaches the 5 year mark](https://www.patkoproperty.com/common-questions-on-executive-condos/)) (2) Private Property ### PR and PR buying HDB flats or Private Condos In the first place, a PR couple (married or otherwise) will not be able to buy new HDB flat. And they have to wait for 3 years of being a SPR to even buy a resale HDB flat. And hence they buy a HDB resale flat as a PR couple, they have to pay 5% ABSD. Hence they WILL pay ABSD when they buy (1) Resale HDB flat (2) Resale Executive Condo (once [it reaches the 5 year mark](https://www.patkoproperty.com/common-questions-on-executive-condos/)) (3) Private Property ![Condition for Remission by SPRs](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Two-PRs-buying-HDB-Resale-Flat.webp) Condition for Remission by SPRs This chart is very useful : ![Housing Benefits for Singaporeans](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/9.-SC_vs_SPR_edit-10-Sep-2019.webp) Housing Benefits for Singaporeans Don’t be sad okay…. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/top-view-of-sad-asian-couple-sleeping-together-thinking-about-relationship-problems-and-suffering_t20_2wK1KO-1536x1092.webp) Don't Be Sad Hopefully this helps to summarise all the cases where you need to check if a PR needs to pay ABSD ! ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Ten Common Questions on Executive Condos URL: https://www.patkoproperty.com/common-questions-on-executive-condos/ Last updated: 2026-05-08T02:54:54.000Z > Update on 8th May 2026 : [Read the latest changes to the EC scheme](https://www.patkoproperty.com/big-changes-to-executive-condos-in-2026-what-you-need-to-know-and-what-you-should-do-next/) announced today ! The **Executive Condominium (EC) Housing Scheme** was introduced to provide an affordable option for Singaporeans who aspire to own private housing. I will try to share the answers to ten very common questions on Executive Condos here in this article. So that you can look and sound very smart in any new Executive Condo new launch showroom and asked the very important question like whether the marble flooring is from Italy or China etc and the brand of the home appliances which I usually have problems pronouncing. First built in 1999, EC is an unique feature of Singapore public housing world in that it is a hybrid of public and private housing, with its own special set of rules. Unheard and unseen before in the rest of the world. What’s new. We are Singapore, the land of POFMA. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/w8OZJN_t20_EOxlg4-1536x1152.webp) ECs are marketed, built and sold by private developers, but at a much lower price than private homes because their land prices are supposedly subsidised by the Government. Because they are built by developers as a “condominium”, ECs offer similar design features and facilities as the private condominiums. They are hence fenced up (unlike HDB flats where anyone can knock on your door, like me knocking on your door to convince to sell your HDB flats) and with full time security (which might be subjected to abuse if they tell you that your visitors cannot park in certain lots) and full condo amenities like swimming pools, clubhouses, playgrounds and most importantly, a gym ! A gym to lose those fats !! While ECs have been around for a while, we still get the same common questions on Executive Condos so here’s the answers to the more TEN common questions on Executive Condos ## Ten Common Questions on Executive Condos ### **How can I qualify for a EC** Question 1 of common questions on Executive Condos is always “can I buy a EC huh ?”. Guys need to ask this questions before they pop the question to the girls, Singapore-style. Don’t be deceived by the words, “condominiums”. This is no private condo where anyone can buy an unit (single, married, divorced, widowed, you with your dog etc). There are no rules to buy a private condo. Only money. Cold hard cash (or bank loan). The **Executive Condominium Housing Scheme (ECHS)**, on the other hand, was creatively designed to meet the aspirations of Singaporeans to own private housing in an affordable way. The cynics will say this is one way of keeping the Singapore Dream alive among the Singapore people. As such, an EC is subject to certain regulations that originally only apply to [Housing and Development Board](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/new/sales-launches/executive-condominiums) (HDB) flats. This is done by imposing on EC buyers certain initial purchase eligibility and later, ten more years of ownership restrictions. There is a price for everything, brother. You can see the full list of EC eligibility conditions () here. ![Executive Condos Eligibiity](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/IMG_2939-977x1024.webp) Executive Condos Eligibiity The key is at least one of the applicant is a Singaporean. Hence, no PRs only family can qualify. Foreigners also cannot apply for a EC (read about [foreigners’ restrictions on housing in Singapore](https://www.patkoproperty.com/foreigners-buy-residential-property/)). You also need to form the famous “family nucleus” of the HDB. This means in most cases, you need to be married. Or can form a family nucleus with your child. Your cat does not cound. And unless you are over 35, **singles cannot buy ECs**. You need to buy it with another single under Joint Singles Scheme. You also need to not to be earning a ridiculous amount like certain people in Singapore. This means if you and your “family nucleus member” earn more than $16,000 per month, you cannot buy ECs. But then if you earn that amount, please come buy a [new condo launch with me](https://r060001z.propnex.net/category/new-projects/). Less rules. I promised…. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/rules-traditions-norms-laws-strict-notice-important-organization-legislation-legal-man-makes-setting_t20_YwWd7x.webp) ### Can I buy EC if I own a private property? If you, your spouse, or any family member listed in the EC application owns a private property in Singapore or even overseas, you are not eligible to buy an EC condo. Same applies under Joint Singles scheme if you don’t own a private property but your partner does. Even if you have disposed of your private property, you may only apply to buy an EC after 30 months from the date of disposal of the private property. Read about the 30 months in [yet another “famous” article of mine](https://www.patkoproperty.com/buying-hdb-after-selling-private-property/) (ya. right. I have “lots” of famous articles.. Ya right…). **It is subsided housing, for your information 🙂** ![Can I buy an EC Unit if I own a private property?](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/apartment-home-house-select-choice-vs-concept-rent-building-find-residence-selection-search-choose_t20_987GbK.webp) Can I buy an EC Unit if I own a private property? ### At first I decided to buy a BTO flat and then I visited the showroom and fell in love with the EC...... And now I want to…. *I have applied for a BTO flat from HDB but have not booked the flat yet. Can I apply now to buy an EC unit ?* Yes, if you have not booked a BTO flat with HDB, you can apply and book an EC unit directly with the developer through me :). HDB will then cancel your BTO flat application after you have booked an EC unit. You lose a bit of application kopi money only. Everyone can apply mah. Not the same as “booked” a flat. *I have booked an HDB BTO flat and have signed the BTO Purchase Agreement with my fiancé. Can I buy an EC Unit?* If you have booked a BTO flat and then decide to cancel the booking, there will be booking cancellation costs in the HDB side of the world and then you will not be eligible to apply for an EC unit within one year after the cancellation. Don’t anyhow okay. Your fiancé might kill you. ### Ok. I “bought” a EC and now changed my mind… Why you so fickle minded one !!! *What is the forfeiture if I were to give up my EC Unit after paying the Booking Fee of 5% and obtained the “Option to Purchase” but before I signed the Sales and Purchase (S&P) Agreement?* If you give up your EC unit before you execute the Sale and Purchase Agreement with the developer, the developer will impose a forfeiture of 25% of the booking fee. That means 25% of 5% of the purchase price (as your booking fee is 5% of the purchase fee). Go calculate yourself how much that costs. *I have signed the Sale and Purchase Agreement for an EC unit and now super duper regret and don’t want to carry on the purchase of the EC ?* Wow, brother. This one very serious one leh. Legit. If you have signed the Sale and Purchase Agreement and don’t want to carry on the sale, the developer can impose a forfeiture of **20% of the selling price** upon termination of the Sale and Purchase Agreement and may take such other action as set out in that Sale and Purchase Agreement. This is a lot of money !!! Don’t play play. Think carefully first, okie ! ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/hundred-dollar-money-in-the-form-of-an-arrow-hit-the-target-of-the-target-success-concept-accuracy_t20_koxEzx.webp) Don’t play with money. Read common questions on Executive Condos first ### What is this Deferred Payment Scheme that I heard my agent talking about > **Update on 8th May 2026 : Deferred Payment Scheme has now been discontinued.** There are developers who offer both Normal Payment Scheme (NPS) and Deferred Payment Scheme (DPS). This is simply the right of the developers to decide how they want to finance the sale of the executive condos so that they can sell the product (They are taking the risk of no-sale). Are there any differences between the two schemes ? Yes, there are differences between the two schemes. Normal Payment Scheme (NPS) refers to the payment schedule set out in the standard Sale and Purchase Agreement. An example of a NPS : ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/ec-normal-payment-scheme-progressive-payment.webp) EC and Condo Normal Payment Scheme Deferred Payment Scheme (DPS) is a payment scheme where the developers allow purchasers to pay in a manner other than the standard payment. An example (note this is just an example. Every developer has their own scheme. Check with your agent). ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/ec-deferred-payment-scheme.webp) EC Deferred Payment Scheme If you have opted for DPS, this may affect the selling price of your EC unit (usually the selling price is higher). You should carefully consider this and talk with your ~~developer~~ friendly property agent first. Ok. Onwards to more common questions on Executive Condos [Altura EC Bukit Batok West Ave 8 by Qingjian RealtyAltura EC Bukit Batok West Ave 8 by Qingjian Realty. Get floor plans, price list and site plan for this Bukit Batok EC. EC Showflat ready soon.![](https://altura-singapore.com/apple-touch-icon.png)Altura EC Bukit Batok West Avenue 8 by Qingjian Realty![](https://altura-singapore.com/media/posts/19/Executive-condos-are-still-market-darlings.webp)](https://altura-singapore.com) ### Will I get any CPF Housing Grant from my Govt for my EC Purchase If you are eligible for the CPF Housing Grant, it will be credited into your CPF account. **The first 5% of the selling price must be paid in cash.** By You. From Your Wallet. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/dollars_t20_jowaxz.webp) You must use CASH for the first 5% of an EC You can then use the CPF Housing Grant to pay for the remaining down-payment (i.e. 15% of the selling price) after you have signed the Sale and Purchase Agreement. For eligible applicants that are husband and wife and are both Singapore citizens, the CPF Housing Grant will be divided equally and credited into their respective CPF accounts. For the other cases, the CPF Housing Grant will only be credited into the CPF account of the applicant who is a Singapore citizen and has not taken any housing subsidies before. In other words, the CPF housing grant goes (automatically) to your CPF account(s), and then you apply through the lawyers to use them. They don’t go directly to the developers and they don’t go directly to your bank accounts either. ### When I sell my EC unit in future, do I need to refund the CPF Housing Grant to My Government? Not “Return to the Govt” or “My Government” lah. The Govt does not want the money back. The money is refunded to **your own CPF account** la. This one is always asked as one of the most common questions on Executive Condos. When you disposed of your EC unit, you are required to refund all the CPF monies (including the CPF Housing Grant which had been withdrawn for the purchase of the EC unit) back to your CPF account(s). Again read my [“famous” article on CPF Refund](https://www.patkoproperty.com/cpf-refund-hdb-negative-sale/). Then the money becomes available for use again for your next property purchase. Please note that the CPF monies returned to your CPF account can only be then used in accordance with the prevailing CPF laws and policies. A most common restriction is the need to maintain the Full Retirement Sum (FRS) in your CPF accounts once you are 55 years old or more at the time you sold the EC. ### What is this “five years local, ten years foreigners” rule ? > **Update on 8th May 2026 : MOP for EC is now 10 (TEN) YEARS 😸** As EC are treated as subsided housing, it is subjected to HDB MOP rules. You can read my “famous” article on the different [MOP rules for HDB and ECs here in this link](https://www.patkoproperty.com/hdb-mop-rules/). Be careful about renting out your EC during the 5 years MOP and also the whole section of your Dual-Key EC unit. For direct purchases from a developer, there is a minimum occupancy period of five years; during which the EC cannot be sold or rented out whole. After five years, the EC can only be sold to Singaporeans or Singaporean Permanent Residents (PRs). It can only be sold to foreigners after 10 years from development completion. Hence, the first milestone is the MOP of 5 years (like all BTO and resale flats). After that five years, you can sell the EC to locals. Locals refer to Singaporeans and Permanent Residents. The second milestone is that after the 10th year, all restrictions are lifted and the EC will be no different from other private condominiums. EC are finally as strata-titled private housing after ten years. It can then be sold not just to locals, but like normal condos, it can be sold to anyone who is willing to buy (and [pay ABSD](https://www.patkoproperty.com/foreigners-absd-singapore/) if they are foreigners). Ten years before it becomes a private condo. **Ten years.** Let’s finish up on more common questions on Executive Condos. ### Who is responsible for defects You might heard of some issues with [some ECs and the defects](https://www.todayonline.com/singapore/shoddy-workmanship-new-yishun-ec-shocks-some-residents) as sometimes they are covered (too) extensively by the media. When there are issues, who is responsible ? HDB (whom we are used to looking for whenever there are issues with our flats) or the developers (whom, unless you have bought a condo before, seemed to be far away). The answer is that because buyers purchase their ECs directly from the private developers and hence it is the developers who must make good on the defects. Ministry of National Development and HDB are not involved here. They only provide the subsided land and the guidelines on eligibility. Everything else falls on the developer. As the Sale and Purchase (S&P) Agreement signed between the EC developer and home buyers, the EC developer is responsible for all defects during the standard 12-month Defects Liability Period. The EC developer is also contractually obliged to attend to all feedback from buyers on the design, finishing, workmanship or other concerns pertaining to the development, and respond to the buyers accordingly. ### What is this EC Resale Levy I heard In December 2013, HDB announced that EC will now be subjected to the Resale Levy. This is a lumpsum payment made to HDB when you purchase a second subsidised home. However, this only applies to ECs whose land sales were launched on or after 9 December 2013. You have to pay a resale levy if you (1) Bought a HDB new BTO flat first, waited five years and sold it and now wants to buy a EC (2) Bought a EC first, waited five years and sold it and now wants to buy a new BTO flat As both BTO and EC are considered subsidised homes, you are hence subjected to Resale Levy. You have eaten the cake and now want to eat it again. No such thing 🙂 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/food-and-drink-birthday-cake-deserted-eat-ready-to-eat-cakes-pie-deserts-chocolate-cake-desert-plants_t20_GGAB60.webp) You do not have to pay a resale levy if you (1) Bought a HDB resale flat, waited five years and sold it and now wants to buy a EC (2) Bought a EC, waited five years and sold it and now wants to buy a resale flat Here’s more details from the horse’s mouth: ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/IMG_2941.webp) Situations where resale levy applies How much is the resale levy ? ![How much are resale levy for an EC](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/IMG_2940-1020x1024.webp) How much are resale levy for an EC ### That’s all for my ten common questions on Executive Condos Hope you find these useful. Of course, you have more questions so do speak to a good qualified [Property Agent](https://www.patkoproperty.com/about-patkoproperty/) before going to the showroom. [Altura EC Bukit Batok West Ave 8 by Qingjian RealtyAltura EC Bukit Batok West Ave 8 by Qingjian Realty. Get floor plans, price list and site plan for this Bukit Batok EC. EC Showflat ready soon.![](https://altura-singapore.com/apple-touch-icon.png)Altura EC Bukit Batok West Avenue 8 by Qingjian Realty![](https://altura-singapore.com/media/posts/19/Executive-condos-are-still-market-darlings.webp)](https://altura-singapore.com) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Can I use my CPF for Stamp Duty and other questions URL: https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/ Last updated: 2023-10-07T14:31:13.000Z My all time common question from clients is “Can I use my CPF for Stamp Duty (or Survey fees or Agent’s fees etc)”. This is quite understandable as financing is a key question during home purchases. I can personally understand that very well. I used my CPF to pay for almost everything relating to my own home purchases. It was a very personal decision. As to whether it is better to use Cash or to use CPF to pay for the various fees involving a home purchases, it is a [very highly debatable issue](https://www.dbs.com.sg/personal/nav/cpf-or-cash.page) and it is your personal choice. My view is that there is no right or wrong answer. It really depends on your own financial circumstances (if you don’t have enough cash, what’s there to even argue) or your own retirement plans (is the 2.6% accrued interest a good or a bad thing). This article has no intent to get into this difficult issue 🙂 ![Can I use my CPF for Stamp Duty](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/10/mediator-mediate-mediation-solving-conflict-dispute-solution-arbitrator-assessment-business_t20_dxeKKB-1024x440.jpg) Let’s focus on the key issue. Can I use my CPF for Stamp Duty and other payment items that are involved in a house purchase. ## Can I use my CPF for Stamp Duty and other fees Yes, you can use your hard earned CPF for Stamp Duty and other fees. Period. The only question is whether you need to use cash to pay for the fees first and then get a reimbursement from CPF. OR you don’t even need to come up with any cash and CPF will be used to take care of those payments. That is actually the most important question. Because at the end of the day, if you don’t even have any spare cash and yet you have to use cash first before waiting for the CPF reimbursement, it is not really helpful, is it ? 🙂 Let’s approach the use of CPF for paying for a house purchase from a buyer’s point of view and then a seller’s point of view. ## Buyer using CPF for Stamp Duty and other fees The mother answer of all answers to this familiar question is actually clearly documented in this CPF FAQ item “[using CPF for home purchases](https://www.cpf.gov.sg/members/FAQ/schemes/housing/housing-scheme?ajfaqid=faq2185416)“. Do visit the link and read it for more details on whether you can use CPF to pay for stamp duty and other fees and more importantly how do you do that (usually your lawyer will manage all these). ![Can I use my CPF savings FAQ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/10/Screenshot-2020-10-06-at-10.44.12-AM-1024x611.png) Can I use my CPF savings FAQ I am just summarising some of the more common items. A buyer can use CPF for paying the following…… ![Can I use my CPF for Stamp Duty](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/10/yes-alphabet-alphabets-alphabet-letters-fridge-magnets-colorful_t20_rRjRZX-1024x768.jpg) - **Downpayment** HDB Loan : HDB loans need 10% downpayment before you can get a loan for 90% from the government. You can use CPF for the whole 10% downpayment. The option fee of $5,000 must be in cash Bank Loan : Bank Loans need 25% downpayment before you can get a loan for 75% from the private bank loan. You can use CPF for the 20% downpayment. The first 5% downpayment must be cash - **Stamp Duties** **and Survey Fees** Buyer Stamp Duty (BSD) : Yes Additional Buyer Stamp Duty (ABSD) : Yes - **Legal Fees :** Yes and very happy lawyers too. A buyer **CANNOT** use his CPF to pay for the following. ![Can I use my CPF for Stamp Duty](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/10/multiplication-symbol-multiply-multiplied-multiples-math-maths-mathematics-mathematical-math-symbols_t20_znyjja-1024x768.jpg) - **Agent’s fees** Usually for the purchase of a private property, you do not have to pay an housing agent for any fees as we will co-broke with the seller’s agent. But for a HDB purchase, if you are a buyer, you will negotiate with an agent if you want to hire one to help you. This is optional as most HDB buyers do not hire an agent (even in my humble opinion, you should). Even HDB has also tried that it is easy to do your own purchase and even [provided some good details](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/resale/getting-started), some customers still prefer to have an agent to do the leg work and paper work for them. In that case, they will pay the agent a fee (perhaps 1% of the purchase price). This 1% agent fee is NOT payable by CPF and you must pay the property agency in cash when they bill you after the transaction (and with GST too) - **Option Fee** When you purchase a HDB flat or a private condo, you are required to put down an option fee. For HDB, it is $1,000 (usually) first and then an exercise fee of $4,000 (usually). For private properties, it is 1% (usually) first and then an exercise fee of 4% (to form the first 5% of the purchase). In both cases, this is a CASH payment and not allowed to be used by CPF. This is especially important in HDB purchases for cash strapped buyers. On the other hand, if a buyer for a HDB flat is also selling his own current HDB flat, it will be also a “left hand to right hand”. Except if it is a [negative sale](https://www.patkoproperty.com/hdb-option-money-negative-sales/). - **Renovation and Repairs for the property :** Yes cannot. Don’t ask. - **Caveat Fee and Title Search Fees :** These are cash transactions but it is less than $200 ## Differences of using CPF when buying a HDB property, a resale property and a new launch There is a very important point which I need to stress. When you want to use CPF to pay for any of these fees, you need to know this “timing” issue. Remember the monies you need to pay for the fees are locked in your CPF savings. They are not cash. Hence, there is a need to “apply” to CPF Board for the use of the money. Every time you heard this word, “apply”, you know there are two elements involved. Approval and Time. Approval is as per above. Time is when will the money be released to you when approval is done. When you are purchasing a HDB flat, all payments (except for the first $5,000 option money) are executed at the completion date. However, within 10-14 days of approval from HDB, you would need to pay the buyer’s stamp duty (yes HDB purchase has a buyer’s stamp duty). If you dont have enough CPF at this point of time, then you will have to pay in cash. However you can claim back the cash used if your CPF is enough at the END of the transaction. In addition, legal fees and surveying fees etc will be paid at the completion date too. Hence there is no need to worry about using cash to pay first. When you purchase a resale private property, you are supposed to pay your Buyer’s Stamp Duty (BSD) and if relevant, Additional Buyer’s Stamp Duty (ABSD) within 14 days of option exercise date. As stamp duty is payable within 14 days from the date of the sale and purchase agreement or the date of acceptance of the option to purchase, **you will need to use cash to pay the stamp duty first.** Because of this timing issue, you will need to use cash first and then the lawyer will apply for the reimbursement at the end of the completion (which is 8 weeks after your option exercise date). 14 days need to pay already. Completion in 8 weeks and hence, the CPF approval and refund will come back after 8 weeks. Pay first. Take back later. For new launch, there is no such issue as the lawyer can usually get all the approval and release of funds together in one single transaction in time for the completion of the transaction (which has a different timeline from a norma resale completion. Not going to cover that in this article but perhaps in a subsequent article). ## Seller using CPF for Stamp Duty and other fees The answer is NO to everything. That means can you go ahead and use CPF to pay for the seller stamp duty, agent’s commission, legal fees for the sale etc ? The answer is NO. Everything is cash in a SALES transaction. Think about it this way. When you have a property under a HDB/bank loan and you have been using your CPF savings and contributions to pay for this property, who has the first and second charge on your property ? It is the bank and then the CPF. You need to be using your sales proceeds to pay them off completely first. First the HDB/Bank Loan. Then the CPF. They have full rights to your sales proceeds first. You are paying back CPF for the principal amount and the famous accured interest. How can you now (before you pay back) use the CPF to pay for stamp duties and your friendly lawyer and even more friendly agent. Importantly, after you paid back the CPF (and accrued interest), the money is “locked back up” in CPF and so how can you withdraw it to pay your rich lawyer and [your handsome agent](https://www.patkoproperty.com/about-patkoproperty/) :). You no longer have a property to make that happen. Then why do some sellers not have to fork up a single cent when they sell a property ? That some has this impression that you dont have to pay anything when you sell a property. The answer is they are actually paying it in cash and not from CPF. This is because they have cash proceeds (ie there are monies left) after paying off the HDB/Bank Loan and then CPF and its accrued interest. With the cash proceeds, the lawyers then do a “helpful” and “seamless” payment for their legal fees (of course) and the agent’s commission (grin) and other relevant fees. ![Helpful lawyers when you are selling your property ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/10/legal-law-advice-and-justice-concept-male-lawyer-or-notary-working-on-a-documents-and-report-of-the_t20_JzyvWO-1024x683.jpg) Else if you have a negative sale (where your cash proceeds are not enough to be refunded back to CPF after paying off the bank loan), **everything else is in cash** **and out of your pocket** (savings, personal loans, uncle’s loan, grandfather’s inheritance, sugar daddy etc). Read about this in the [following article of mine](https://www.patkoproperty.com/cpf-refund-hdb-negative-sale/). I hope this article is helpful to understanding if “can I use my CPF for stamp duty” and other associated fees for a purchase of a property. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Renting Out Your Whole HDB During MOP (Comes with a Price) URL: https://www.patkoproperty.com/renting-out-hdb-before-mop/ Last updated: 2023-11-24T09:46:56.000Z Is it possible to be renting out HDB before MOP (the end of the Minimum Occupation Period) ? In my previous article on the [HDB MOP rules](https://www.patkoproperty.com/hdb-mop-rules/), it was mentioned that it is illegal to rent out your whole HDB flat. Do not lock one room, keep a key and try to rent it out. It is illegal. You can lose your HDB flat. It is not technically complete. It IS POSSIBLE to rent out the whole HDB flat during the Minimum Occupation Period but that has to come with the approval of HDB. ## What are the reasons that you can be renting out HDB before Minimum Occupation Period Let’s recap. There are many things you cannot do during the MOP period and these are covered in the article I wrote on the [do and don’t during the MOP](https://www.patkoproperty.com/hdb-mop-rules/) previously. Many details also can be found in the [HDB page](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/new/conditions-after-buying) on these MOP rules. One reason that HDB might approve is the owner (and his co-owner) will be working overseas. Hence no one will be staying in the HDB flat and you can write it to HDB to apply for special permission to rent out the whole HDB unit during the period. Each approval period is 2 years maximum. From HDB email reply to my question on renting out HDB before MOP: > For HDB to consider appeals for flat owners to rent out their flats during the 5-year Minimum Occupation Period, they must write in directly to HDB to review their appeal on a case-by-case basis. It would be best if the request is supported by a company letter detailing their work contract and when the overseas posting will end. > If approval is given, it will not be definite. It will only be for a fixed period of time (2 years per appeal) and they are expected to resume occupation immediately upon expiry. Also the flat owners must apply for a Power Of Attorney to manage the flat on their behalf. I believe the basic theory behind this is that there is no one in Singapore to take care of the flat (you are overseas, right ?!). > For flat owners going overseas, they must apply for a Power of Attorney to manage their flat on their behalf. This document needs to be submitted at the point of tenant registration (after approval is issued). [Watten House Condo at Bukit Timah D11 Luxury Freehold Condo Launching Oct 2023Watten House Condo is a D11 Luxury freehold Condo in Singapore Bukit Timah Exclusive Landed Enclave and is 1km to Nanyang Primary and Raffles Primary. Launch Oct 2023![](https://wattenestatecondo.com/apple-touch-icon.png)![](https://wattenestatecondo.com/assets/img/image-01.webp)](https://wattenestatecondo.com) ## A very serious implication of renting out HDB before MOP When you are overseas and enjoying your cultural experience and renting out your whole HDB flat and receiving a good rental yield on it, you must be really happy, right ? ![Enjoying Your Overseas Posting When Renting Out HDB Before MOP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Enjoying-Your-Overseas-Posting-When-Renting-Out-HDB-Before-MOP-1024x683.jpg) Enjoyung life overseas ;) The most common thing that people would say is this. I am using my CPF to pay for my HDB flat and I am getting cash rental for it. People are paying for my mortgage loan. It is a great deal etc. However, and there is always a however, there is a VERY IMPORTANT implication that you should be aware of when you are renting out HDB before MOP. **The period of time in which your flat is rented out is NOT included into the Minimum Occupation Period.** Let me rephrase it. The two years you are renting out your WHOLE HDB flat approved by HDB comes with a price. It is NOT part of your MOP. Let's say you bought your flat in 2020\. You got an overseas job in 2022\. By then you have fulfilled 2 years out of your 5 years of MOP. 3 more years to [huat huat](https://www.propertyguru.com.sg/property-guides/sell-hdb-bto-flat-after-mop-72012). You decided to rent out the whole flat, thinking of the beautiful monthly rental of $2,500\. You got approval from HDB. These 2 years of rental does not count into the HDB MOP period ! In other words, instead of MOP ending in 2025, it now ends in 2027\. Seven years after you got your flat. As confirmed by HDB: ![Period of Renting out the flat during MOP will not count into MOP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Reply-from-HDB-on-MOP-1024x362.jpg) Period of Renting out the flat during MOP will not count into MOP To make it clear, here's the official answer: > The period of renting out of flat will **not** be counted toward the Minimum Occupation Period and the owners must make it up upon their return to Singapore. For about $2,500 per month of renting out your whole 4 room or 5 room HDB flat, over a period of 2 years, that would net you $60,000\. Which is a very good sum of money. However, you added two more years to your MOP period. Is that a good deal then ? At the end of the day, it depends on whether you are a keen player in the property cycle. In my view (and opinion), buying and waiting for a BTO flat to be built already set a young buyer back by 3 years (during this period, you are not allowed to buy any properties). Then you add another 5 years of MOP and you are now 8 years out of the property cycle. And finally now, extending 2 more years to the MOP (because you rented out with special approval from HDB), means that you are 10 years out of the property cycle. 10 years ! 10 years without a chance to dip into ups and downs of the property cycle. You can only watch the world goes by, up and down. Up and down. Of course, you might miss out on the bad times but you might also miss out on the good times. At the end of the day, it is a personal choice whether to add that 2 years (or whatever number of years you are overseas and have special approval to rent out your whole HDB flat during MOP). Just remember that it does not count into your MOP and hence it will lengthen your MOP. Good or bad. Your choice. I can only say, “**人的一生有多少个五年**” 🙂 Do subscribe to my blog or my social media pages for the latest real estate information. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### What can my shophouse be used for URL: https://www.patkoproperty.com/ura-shophouse-use/ Last updated: 2025-09-29T02:24:25.000Z A very common question from clients are what are the URA shophouse use for ? Why some shophouses can be used for some purposes while others cannot ? And do you know whether [foreigners can buy](https://www.patkoproperty.com/foreigners-buy-residential-property/) these shophouses ? Did you know you can get your answers from your real estate agent or if you want to do the work, you can actually use the URA web site to find out. Our Singapore Government does provide the information online for you. ### Shophouses in Singapore Many of us have grown up in Singapore, fully aware of the existence of a shophouse. I, myself, was brought up in a shophouse in Beach Road, at the corner of Tan Quee Lan Street. Where it is now the site of a major development by Guccoland. ![GuocoLand Development at Tan Quee Lan Street](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/92139623_10218446043356328_7255914507162091520_o-1024x768.jpg) GuocoLand Development at Tan Quee Lan Street These shophouses are built from 1840s to the 1960s and formed part of our charming past in the city areas and areas like Jalan Besar, Chinatown, Little India etc. Traditionally, these shophouse has a narrow frontage with a sheltered corridor at the front for pedestrians (called a five-foot way and if you are as old as me, you will remember the famous show 五脚基 by the local Singapore TV station. Surprisingly you can [watch it online](https://tv.mewatch.sg/tv/shows/fi/five-foot-way) today. And oh who can forget that brilliant song 我的生活在这里 by 吴佳明 too). Ok. Enough of the past. Back to today. ### URA Shophouse use : How to check To find out what a shophouse can be used for, you can use the web site from URA called URA Space. On the left hand side, there is a “hamburger” icon and clicking on it, produces a drop down menu. Under “Property Use and Approval”, you can see the “allowable use for shophouses”. ![URA Shophouse use](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/URA-Space-Allowable-Use-of-Shophouse-1024x632.jpg) URA Allowable Use of Shophouses At the top left corner, you can then enter the address of the shophouse. Okay, I am sentimental today and thinking of Tan Quee Lan Street where I grew up in. It is now a pretty famous food street, and so let’s see what food are there now. ![Thai Food at 9 Tan Quee Lan Street](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/IMG_1876-1024x324.jpeg) Thai Food at 9 Tan Quee Lan Street So let’s try “9 Tan Quee Lan Street”. Entering the address into the URA space web site, you can see this: ![What are allowed for 9 Tan Quee Lan Street](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Screenshot-2020-05-12-at-3.27.07-PM-1024x898.png) What are allowed for 9 Tan Quee Lan Street You can see that the allowed use for the shophouse in the left side for each service type. But what you see on this screen is NOT the full list of the allowed usage. But please be careful here. Look carefully at the “Service Type”. It is a drop down box where you can find MORE service types. ![Drop down box](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Drop-Down-Box-586x1024.jpeg) The legend is clearly shown: ![Legend to the URA Space](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Allowed-Use-of-Shophouses.jpg) Legend to the URA Space So the way to understand the use is this. **If it is allowed (GREEN TICK), you can be sure that you can run that business in the shophouse.** You can now be sure of renting the shophouse for use. **If it is subjected to evaluation (BLUE), you would need to apply to URA.** Do not sign the LOI yet. **If it is not supported (RED), it means don’t even try**. Tell your client/tenant, sorry. Find another place. ### So let’s look at our shophouse at 9 Tan Quee Lan Street. Was it allowed as a restaurant ? Apparently this shophouse is NOT *automatically* allowed as a restaurant. This particular use is subjected to evaluation. You actually need to apply for it. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Subject-for-Evaluation.jpg) So apparently it is pretty clear that they have actually applied for approval for change of use for this shophouse and is successful (else they cannot be running a restaurant there now). Looking down the web page a little more, you can see they (unit #01-101) are approved for use in 15th Dec 2017 and the expiry date is 20th Jan 2021\. As a RES, you know that probably the unit will be up for rental renewal before Jan 2021 or close to Jan 2021. ![Past Submitted Cases](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Past-Submitted-Uses.jpg) Past Submitted Cases We will talk about how to get approval later in this blog post. Now let’s look at another place. We know that it is pretty common (as agents) to get an ask for a KTV lounge. ### Another case of use of Shophouse for KTV 311 Jalan Besar Road (close to Petain Road) is a KTV lounge. Do they have the right approval to operate a KTV lounge ? You can see that it was approved when you URA Space to check. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/KTV-approved.jpg) You can also see that Hotel is not allowed (and so no Hotel 81 etc here). Someone did applied and failed. So don’t try even if you own Hyatt 🙂 ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Hotel-Not-Approved-550x1024.jpg) ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Hotel-Disapproval-750x1024.jpg) A nice hotel in restored conservation shophouse ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/07/2D5E0D97-86AE-41F2-90A9-5E626ADE57E6-1024x1024.jpeg) Kam Leng Hotel ### So how do we submit a change for use Let’s say you have a shophouse and you checked the fantastic URA Space and it said “subjected to evaluation”. So you know that you need to submit a “change for use” for approval. How do you do that ? Click on the “subject to ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Submit-for-Evaluation.jpg) In the next screen, scroll down to the bottom of the page, and you can see a link to “Change of Use Application”. There are also [DC Guidelines](https://www.ura.gov.sg/Corporate/Property/Business/Change-Use-of-Property-for-Business/Assessment-Criteria) and even a [Step by Step Guide](https://www.ura.gov.sg/-/media/Corporate/Guidelines/Development-control/e-Services/LicenceOneguideNewCOUrevised.pdf?la=en) there. I tell you, the govt is determined to make sure you can get things done online. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Submit-Change-of-Use-1024x458.jpg) This will take you to the [GoBusiness Licensing web site](https://licence1.business.gov.sg/web/frontier/home) where you can then submit the request. Again this is one attempt by the government to make licensing needs in one single portal. ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Business-Licensing-1024x552.jpg) How much does it cost…….. ta ta… $535 🙂 ![$535 to do a change](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/Screenshot-2020-05-12-at-4.43.11-PM-1024x194.png) $535 to do a change ### Who should submit the “request for change” The landlord (owner) of the property should be the one who submit the application. It will not be the tenant but of course, since the tenant is the one who wanted the use of the space, it is a matter of negotiation between the landlord and the tenant on who pays for that cost. ![What can my shophouse be used for](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/haji-lane-is-in-the-kampong-glam-neighbourhood-of-singapore-young-people-frequent-the-shophouses_t20_3Qglb9-1024x682.jpg) What can my shophouse be used for I hope this article is useful to agents and landlords and tenants who want to know how to check what are the permitted use of their shophouses. And if you are keen to invest in shophouses, you might want to read my article on [Simple Guide to Buying Commercial Property in Singapore](https://www.patkoproperty.com/simple-guide-to-buying-commercial-property-in-singapore/). [Simple Guide to Buying Commercial Property in SingaporeNavigate Singapore’s complex commercial property market with insider strategies that could save you millions in costly regulatory mistakes.![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/icon/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatkoProperty![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/thumbnail/Complete_Guide_to_Buying_Commercial_Property_in_Singapore.jpg)](https://www.patkoproperty.com/simple-guide-to-buying-commercial-property-in-singapore/) [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Foreigners and ABSD in Singapore URL: https://www.patkoproperty.com/foreigners-absd-singapore/ Last updated: 2023-10-07T14:44:12.000Z “All foreigners who buy properties in Singapore has to pay 20% Additional Buyers’ Stamp Duties”. True or false ? The topic of foreigners ABSD Singapore is really confusing and can be a very important knowledge in the real estate agents’ skill set to help foreigners to buy properties in Singapore. And like it or not, [foreigners are buying lots of properties](https://www.finews.asia/high-end/30807-wealthy-chinese-snap-up-singapore-real-estate) in Singapore. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com/) And the above statement is false. In my last blog post, we talked about [what type of residential properties can foreigners buy](https://www.patkoproperty.com/foreigners-buy-residential-property/) in Singapore. But we did not talk about the financial impact of buying such properties. Specifically the impact of ABSD in the purchase of these properties. (*This article has been updated with figures from Dec 16 2021 ABSD Changes. See also this article.* In April 2023, a new round of ABSD changes has been announced too. Read about that [here](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/)) ### Stamp Duties for a Foreigner buying a Property Generally, any foreigners who buy a property in Singapore are subjected to two stamp duties. **Stamp Duty 1 : Buyers’ Stamp Duty (BSD).** This one every one has to pay. Singaporeans, Singapore Permanent Residents and Foreigners. Everyone. Every single person and entity. The exact calculation is not the concern here. Read about it on 1000 web sites or [IRAS web site](https://www.iras.gov.sg/irashome/Other-Taxes/Stamp-Duty-for-Property/Working-out-your-Stamp-Duty/Buying-or-Acquiring-Property/What-is-the-Duty-that-I-Need-to-Pay-as-a-Buyer-or-Transferee-of-Residential-Property/Buyer-s-Stamp-Duty--BSD-/). For me, as a quick calculation, I always say “take it as 4%”. **Stamp Duty 2 : Additional Buyers’ Stamp Duty (ABSD).** Ah.. the dreaded ABSD. The killer measure to reduce properties prices from raising. The one true killer to stop a foreigner from buying a property in Singapore. **General Principle : The amount for a foreigner to pay ?** ### ABSD for a Foreigner : **~~20%~~** 30% Except for the following cases : ### Singapore Permanent Residents Now, if we consider a Singapore PR (Permanent Resident) as a foreigner in Singapore, then they do have a special chart for them in terms of ABSD. Check out my blog post on [ABSD for Singapore Permanent Residents](https://www.patkoproperty.com/do-prs-pay-absd/). For Singapore PRs, First Property is 5% Second Property is ~~15%~~ ~~25%~~ 30% Third Property or more is also ~~15%~~ ~~30%~~ 35% So if you are a Singapore PRs, your first property ABSD is 5%. ![Happy Singapore Permanent Residents pay 5% only](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/twenty20_813983fd-f2fb-4c5c-89df-67389cd8ce9c-982x1024.jpg) Happy Singapore Permanent Residents pay 5% only ### Nationals of United States of America Oh. The great US of A. The superpower of the world. The nationals (ie. citizens) of USA, through something special called Free Trade Agreements (FTAs) signed between Singapore and the US of A, entitled them to a specific treatment. Under the respective FTAs, Nationals or Permanent Residents of the following countries will be accorded the **same Stamp Duty treatment as Singapore Citizens**: United States of America citizens are entitled to be treated the same as Singapore citizens…. see [this article from Straits Times](https://www.straitstimes.com/business/singapore-s-absd-hike-won-t-be-hurting-these-foreign-buyers) on this. ![Foreigners ABSD Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/Remission-for-Foreigners-ABSD-Singapore-1024x340.png) Remission for USA Citizens and other Foreigners ABSD Singapore ### What is meant by the “Same Stamp Duty Treatment as Singapore Citizens” ? Singapore Citizens pay the following ABSD rates: **First Property : Zero ABSD** Second Property : ~~12%~~ ~~17%~~ 20% Third Property and beyond : ~~15%~~ ~~25%~~ 30% So here you go.. the American citizen who buys a property in Singapore, pays also the same as a Singapore citizen.. which means.. The American citizen also pay…. **0% ABSD !!!** Celebration time ! Yes !!! Huge Savings !!! ![Happier Americans pay 0% ABSD for first property in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/friends-celebrating-with-usa-flag-and-sparklers-at-night_t20_Rwv97X-1024x683.jpg) Happier Americans pay 0% ABSD for first property in Singapore The [negotiators for Singapore FTA ](https://en.wikipedia.org/wiki/Singapore–United%5FStates%5FFree%5FTrade%5FAgreement)with America have done a great job…. ### What about a Green Card Holder And no, a “Green Card holder” does not count 🙂 > A green card allows a non-U.S. citizen to gain permanent residence in the United States. Many people from outside the United States want a green card because it would allow them to live and work (lawfully) anywhere in the United States and qualify for U.S. citizenship after three or five years.The Green Card, Explained “https://www.boundless.com/immigration-resources/the-green-card-explained/” **Green Card Holders are not USA Citizens**. So they are not entitled to this special privilege for US of A Citizens. Too bad. Wait a few more years to get US citizenship okie :) ### Nationals and PRs of Nationals and Permanent Residents of Iceland, Liechtenstein, Norway or Switzerland Now the FTAs treatment gets even more interesting and bigger in scope. F or citizens AND Permanent Residents of four other European countries, you get the same treatment as Singaporeans. These four countries are Iceland, Liechtenstein, Norway or Switzerland. Okay. They are not big countries and generally they don’t buy properties in Singapore. Too expensive in Singapore and who has a nicer view ? Switzerland or Singapore…………… ![Why would a Swiss buy a Singapore Property is beyond me](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/travel-journey-landscape-lake-scenic-switzerland-romantic-destination-matterhorn-zermatt_t20_NGbmWE-1024x758.jpg) Why would a Swiss buy a Singapore Property is beyond me If someone from these four countries (Citizens or even Permanent Residents in this case), then yes they get 0% ABSD for first property, ~~12%~~ ~~17%~~ 20% for second property and ~~15%~~ 2~~5%~~ 30% for third property. Cool huh. ### The Rest of the World pays ~~20%~~ ~~30%~~ 60% ABSD Yes I am speaking about Chinese from Mainland China, Malaysians, Indonesians, Indians, Australians, Koreans etc And Hong Kong SAR too.. who, in recent months, have been moving funds to Singapore and buying properties… Good news…… **You all pay ~~20%~~ 3~~0%~~ 60% ABSD**………. ![China Citizens may have great wall of China but they pay 20% ABSD](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/hundreds-of-people-walking-along-the-great-wall-of-china_t20_Rwrjem-1024x576.jpg) China Citizens may have great wall of China but they still pay 60% ABSD This is a huge cost but then Singapore gives a politically stable environment, clean government, clear rules and regulations, and a business friendly country with great education system. What is ~~20% 30%~~ 60% ABSD 🙂 (Actually, ouch)... ### What if I am an American citizen but a Singapore Permanent Resident too Oh.. you are so lucky. You are a citizen of the country who has a FTA agreement with Singapore and yet you are a permanent resident in Singapore, staying here for a long time and enjoying the benefits of Singapore. So do you pay 0% ABSD (because you are an American) OR do you pay 5% ABSD (because you are a Singapore PR). **In this case, country takes precedence over residency.** So you are an American for the purpose of purchasing your first property in Singapore. **So you pay 0% ABSD.** Happy !!! 🙂 ### Summary of all the ABSD rates for Foreigners in Singapore There are many charts in Singapore Real Estate web sites that showed the ABSD for Singaporeans vs Singapore Permanent Residents and finally Foreigners. But not just one specially for FOREIGNERS in Singapore. So here’s one from PatkoProperty. **A chart that let’s you easily tell say what is the ABSD rates for FOREIGNERS in Singapore**. ### Latest Slide (updated on Apr 2023) ![New ABSD Rates for Foreigners in Apr 2023](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2023/04/Foreigners-ABSD-April-2023-1.jpg) New ABSD Rates for Foreigners in Apr 2023 > *Outdated Slide but I kept here for reference* ![New ABSD Rates for Foreigners in Dec 2021](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2022/01/PatkoProperty-Foreigners-and-ABSD-Dec-2021.png) New ABSD Rates for Foreigners in Dec 2021 > Outdated Slide but I kept here for reference [![PatkoProperty : Foreigners and ABSD they pay in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/PatkoProperty-Foreigners-and-ABSD-3-1024x768.png)](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/PatkoProperty-Foreigners-and-ABSD-3.png) PatkoProperty : Foreigners and ABSD they pay in Singapore If you do use this, do give some credit to [me and my web site](https://www.patkoproperty.com/) here lah. I spent one hour with my lack of IT skills to produce it. My eyes nearly hurt from my staring at my MacBook Pro to do this little chart. Thank you…. ha ha 🙂 ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Can Foreigners Buy Residential Property in Singapore URL: https://www.patkoproperty.com/foreigners-buy-residential-property/ Last updated: 2023-10-07T15:25:49.000Z Can Foreigners Buy Residential Property in Singapore ? That is a popular question in real estate circle. We get this question of whether foreigners can buy residential property in Singapore very often. This is the case as interest rates remain low and political stability and social safety remains strong in Singapore. The answer is YES but the devil is in the details of exactly what type of residential properties can a foreigner buy in Singapore ? ### What is the definition of foreigners To answer this question, let’s first define foreigners for this article. Foreigners in the context of this article are those who are NOT Singapore citizens AND also NOT Permanent Residents (PRs). I will discuss the unique case of Singapore Permanent Residents (SPR) in [another separate article](https://www.patkoproperty.com/do-prs-pay-absd/). PRs are special in Singapore. So we are talking about the foreigners here in Singapore who are not PRs. ### What residential property in Singapore can foreigners buy These are what foreigners can buy in Singapore: ### Can foreigners buy Landed Property in Mainland Singapore NO. Period. Don’t ask. Does not matter if you are Bill Gates or Warren Buffet. At least that is the answer on paper if you are a foreigner. You might try to apply for approval but the chances of approval are almost non existent. Do check with SLA Land Dealings Approval Unit, however. Your economic contribution to Singapore might put you in good chance. ![Rules are rules but “including but not limited to”. ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/01/1B95BC44-B25E-47FA-BC54-BABD9681FB36-1024x140.jpeg) Rules are rules but “including but not limited to”. Read more at Singapore Land Authority’s [Land Dealings Approval Unit (LDAU) web site](https://www.sla.gov.sg/ldau/MainPage.aspx). ![Can foreigners Buy Residential Property in Singapore](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/01/2422C02D-5870-47CE-981B-3771AB9D93F1-1024x768.jpeg) No landed property on mainland Singapore for foreigners ### Can foreigners buy Landed Property in Sentosa Cove Yes. Apparently this very special island (with a casino and a Universal Studio) that is just off the mainland Singapore is available for sale to foreigners. The landed properties in Sentosa Cove are beautiful and quiet and safe. Fantastic place to buy a landed property. You will still need LDAU approval (Pro tip : get an in-principle approval first before shopping around) but the approval is much likely than the above case. The approval is valid for one year. You must buy it to stay. You cannot buy it to rent it out. This is not for your investment strategy or for rental income. It is for your personal occupation. Of course, you can leave it empty as your weekend holiday home 🙂 And the land area of the property must not exceed 1,800 sq metre (That is VERY HUGE already in Singapore). [![Sentosa Cove can be purchased by foreigners](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/01/twenty20_52d7faa9-f479-438d-bf7e-76f0379264ce-1024x768.jpg)](https://www.twenty20.com/photos/52d7faa9-f479-438d-bf7e-76f0379264ce/) Sentosa ### Can foreigners buy Housing and Development Board (HDB) flats Can foreigners (not PRs) buy HDB flats ? :) > Hello ?!? Of course NOT. No Build to Order (BTO) flats. No HDB Resale flats. NO public housing for foreigners. ![Cannot use all HDB Housing Grants in 5 years](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Cannot-use-all-Enhanced-Housing-Grant-in-5-years-1024x684.jpg) HDB cannot be purchased by foreigners ### Can foreigners buy Executive Condo New Launches Can foreigners buy Executive Condos in Singapore > No No No. No New Launches of EC for foreigners too. Sorry [![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/18E195BE-77D8-4083-BDE7-ECF024AEC8CE-1024x1024.jpeg)](https://www.piermontgrands-ec.com/) Sorry but Singaporeans can buy Altura, an excellent EC at Bukit Batok. [Altura EC Bukit Batok West Ave 8 by Qingjian RealtyAltura EC Bukit Batok West Ave 8 by Qingjian Realty. Get floor plans, price list and site plan for this Bukit Batok EC. EC Showflat ready soon.![](https://altura-singapore.com/apple-touch-icon.png)Altura EC Bukit Batok West Avenue 8 by Qingjian Realty![](https://altura-singapore.com/media/posts/19/Executive-condos-are-still-market-darlings.webp)](https://altura-singapore.com) No Altura for Foreigner ### Can foreigners buy Executive Condo that is more than 5 years old but less than 10 years old No that's not possible too. I am sorry. > NO. Wait for it to be 10 years old then you can buy. Be patient. ### Can foreigners buy Executive Condo that is more than 10 years old Yes. > YES. FINALLY. Foreigners can buy ECs that are more than 10 years as it is considered as private by now. An Executive Condo that is 10 years old is considered as private condo and can be sold to foreigners. By this time, all HDB rules governing this type of housing is lifted and all normal private condominiums’ rules applies. You can purchase it to stay or to rent it out. All usual taxes applies. You do [know about the foreigners ABSD](https://www.patkoproperty.com/foreigners-absd-singapore/), don’t you 😉 ### Can foreigners buy Private Condominiums in New Launches YES. You are very welcome to buy new launches of private condominiums. This represents the best form of residential properties that can be purchased by foreigners who are not in a hurry to get a property to stay in. It offers the best price appreciation and also is new and has a full 99 leasehold. Some of the recent launches such as [The Hyde](https://www.thehydesingapore.com/) is even of freehold tenure. [Enchante at Bukit Timah](https://enchantesingapore.com) is a FREEHOLD property. [Enchante Freehold Condo in Singapore District 11 Showroom Now OpenEnchante is a freehold Condo in Singapore District 11 with 3 to 5 bedrooms large units and Showroom is Open![](https://enchantesingapore.com/apple-touch-icon.png)![](https://enchantesingapore.com/assets/img/plogo.webp)](https://enchantesingapore.com) [Watten House Condo](https://wattenestatecondo.com) in 2023 is also a FREEHOLD property at an excellent location. [Watten House Condo at Bukit Timah D11 Luxury Freehold Condo Launching Oct 2023Watten House Condo is a D11 Luxury freehold Condo in Singapore Bukit Timah Exclusive Landed Enclave and is 1km to Nanyang Primary and Raffles Primary. Launch Oct 2023![](https://wattenestatecondo.com/apple-touch-icon.png)![](https://wattenestatecondo.com/assets/img/image-01.webp)](https://wattenestatecondo.com) Watten House Condo is a freehold property Freehold properties seemed to be quite a favourite with foreigners. [Check out my new launches web site](https://sgnewprojects.com/) and look for me to help you to buy a good new launch condo, ok 🙂 In fact, many rich and successful foreigners buy new launches for their children as a trust. Read about that method of legacy planning (and ABSD savings) in [this article here.](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/) [![Leedon Green is an example of good new launch for foreigners](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/01/A8136EE6-AC1B-4FD1-917C-595D108A77A0-1024x768.jpeg)](https://r060001z.propnex.net/leedon-green/) Leedon Green is an example of good new launch for foreigners ### Can foreigners buy Private Condos in the resale market YES. You can. In fact, this is the only category of residential property that foreigners can buy in Singapore. It is relatively easy to buy these properties and you can buy any size, any location and any tenure (eg 99 years old or freehold etc). You are spoilt for choice. You can always buy a [penthouse in a condo like Mr James Dyson](https://www.channelnewsasia.com/news/singapore/james-dyson-buys-penthouse-wallich-residence-guoco-tower-11707390) 🙂 And unlike that landed property in Sentosa Cove, you can buy as many as you want and you can buy to rent them out to collect rental income. So buying these properties can be a good strong investment strategy for your funds. ![Wallich Residences is a luxury condominium suitable for foreigners ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/01/550B3A89-91B2-4083-8278-FF7C41A379CA-1024x1024.jpeg) Wallich Residences is a luxury condominium suitable for foreigners ### Full list of Restricted Properties in Singapore that foreigners cannot buy The above examples are the usual areas that people ask. A more comprehensive list is this list below of these properties. Collectively they are known as Restricted Properties that foreigners cannot buy. Talk to a [good Property Agent](https://www.patkoproperty.com/about-patkoproperty/) if you are a foreigner and wants to know more 🙂 Restricted properties include: 1. vacant residential land; 2. terrace house; 3. semi-detached house; 4. bungalow/detached house; 5. strata landed house which is not within an approved condominium development under the Planning Act; 6. townhouse; 7. residential shophouse; 8. association premises; 9. place of worship; and 10. worker’s dormitory/service apartments/boarding house (not registered under the provisions of the Hotels Act). Hope this article is helpful to my foreign friends keen to invest in Singapore Properties. I hope Singapore has a great environment for investing. Do [watch out for ABSD](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/) though. [New ABSD Rates for Foreigners in Dec 2021New ABSD Rates for Foreigners with effect from Dec 2021\. Download a simple ABSD cheat sheet to understand the rates easily to know !![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/New-ABSD-Rates-for-Foreigners-Dec-2021.webp)](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-dec-2021/) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### MOP for SERS HDB. A Real Life Example & why is it important URL: https://www.patkoproperty.com/sers-hdb-mop/ Last updated: 2025-08-18T05:09:08.000Z > **Update in 2022 :** **Note that in April 2022, the rules for MOP for SERS flat has been changed. [See this article](https://www.patkoproperty.com/mop-for-sers-changed/). Hence, the information in this article would be outdated and no longer relevant. Sad but true :)** In the [last article on MOP](https://www.patkoproperty.com/hdb-mop-rules/), we talked about MOP (minimum occupation period) for new BTOs and ECs. Today we are going to discuss SERS HDB MOP rules. In other words, what are the MOP rules for HDB flats that are purchased directly from HDB under the SERS programme. SERS is Selective En bloc Redevelopment Scheme (SERS) which basically renews the older HDB housing estates such as Queenstown and Ang Mo Kio. Especially the very famous [unhappy SERS project ](https://www.channelnewsasia.com/singapore/sers-ang-moh-kio-rehousing-options-future-projects-desmond-lee-2788946) at Ang Mo Kio :) ### Benefits of SERS A SERS resident will get the opportunity to move to a new HDB flat with a totally new 99-year lease, and yet continue to stay in the same housing estate they are familiar with. SERS flat owners will also be given a package comprising compensation and rehousing benefits. Most importantly, they don’t have to meet the income ceiling of a BTO flat and yet get a subsidised HDB flat. Many owners then sell these flats after MOP for a very good profit to those who want a relatively new flat in a (very) mature estate, with good transportation and good food 🙂 So now you know why people would say “Jackpot” and “Huat Ah” when their flat was SERS-ed. Singapore National Lottery. ![Huat ah for SERS flat owners](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/great-1024x682.jpg) Huat ah !! ### (Outdated) rules for SERS HDB MOP So what are the (outdated) MOP rules for SERS HDB flat. From HDB web site : ![SERS HDB MOP rules Diagram](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/0F3742B6-451E-4F34-BDC2-FF8509D0757A-1024x590.jpeg) HDB SERS MOP rules (outdated) The first rule is for those who purchased the flat from a SERS owner and hence obtained the portable housing benefits. The “benefits” of a SERS old flat can be sold to another potential flat owner so that the new owner obtained the new flat too. That means the old flat (upon being SERS-ed) can be sold (with all the wonderful benefits) to a new owner in the resale market. It is going to be expensive as the benefits are good (new BTO flat with fresh 99 years lease at a prime location etc). In this case the MOP is just a straightforward case of five years for the new owners. The second one is more common as most owners don’t sell their SERS-ed flats but obtain possession and stay in the new flats. To better understand this rule, let’s use a real life example. ### A real life example of a SERS flat in Teck Ghee Vista Affectionately known as Ang Mo Kio IKEA (due to its yellow and blue colours), Teck Ghee Vista in Ang Mo Kio Avenue 1 is the new replacement 99 years lease flats for a group of very old flats in Ave 2. The owners of these old flats were SERS-ed (give up their old flats) and then given the right to buy these new flat at Teck Ghee Vista. When the new flats are ready, they moved out of the old decaying lease flats in Ave 2 and moved to Ang Mo Kio IKEA in Ave 1\. To give even more further context, the original old flats in Ave 2 were then torn down and a whole new HDB BTO flats were built there. True redevelopment. Anyway, four years after they moved in, some of the residents started to have door knocking visits from housing agents (Hi sir, do you want to sell your flat ? Do you know you can upgrade to private property without any cash ? Are you keen on asset progression? ). The residents wondered why they are being asked as early as the 3.5 years after moving in. Isn’t the MOP for these flats supposed to be five years as commonly known ? Nope. Knowledgeable agents know that the SERS HDB MOP rules stated Either - 7 years from the date of selection of the replacement flat; or - 5 years from the date of occupation **whichever is earlier** The key word is whichever is earlier. How can 7 years be earlier than 5 years. Indeed let’s look at the dates when we helped residents of Teck Ghee Vista to check with HDB on the MOP ![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/ECD177C6-A3DB-4B51-8D71-A951597FFAEB-1024x571.jpeg) From the above, this particular resident selected the flat on 26th March 2008 and then took possession of the flat on 25th April 2011. 26th March 2008 + 7 years = 26 March 2015 25th April 2011 + 5 years = 25 April 2016 So as early as 26th March 2015 (7 years from selection of flat), the residents of Teck Ghee Vista can sell their flats. They don’t have to wait for 5 years from the possession (which is one whole year later). 7 years is not necessarily longer than 5 years 🙂 Why is this important ? Depending on the resale market, first movers of a new flat are likely to secure better prices for their flats. That is the case often for new flats that have just reached their MOP. Agents who know the SERS HDB MOP rules well will be able to help get new clients earlier than normal thinking agents (“*all flats’ MOP are 5 years from possession lah. Where got so fast one lah*”). ![First Movers are likely to get a higher price](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/businessman-offering-a-key-with-contract-rental-agreement-with-contract-1024x682.jpg) First Movers are likely to get a higher price ### Does this 7 year rule apply to subletting too Does this 7 years SERS HDB MOP rule apply to whole flat subletting too ? Nope, it does not. This MOP of seven years only applies if you want to sell the flat or buy a private property (remember you need to [fulfil MOP before you can buy a private property](https://www.patkoproperty.com/hdb-mop-rules/) ?). To sublet the flat, you still need to have be in possession of the new SERS flat for five years. ![Five years MOP still needed for whole flat subletting](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/685F43A6-2377-4E36-85CB-BBA2F4D8B60B-1024x232.jpeg) Five years MOP still needed for whole flat subletting So let’s think about this. The resident above can actually buy a private property in March 2015 but can only rent out his whole HDB property in April 2016. That is one whole year of no rental income. Assuming that the purchase of private property takes 3-4 months of completion and 2 months of renovation, that is still 6 months of an empty HDB flat and hence no rental income from the HDB flat. This might have some short term financing impact on the owners. More importantly it might come as a surprise to the owners which is never ever a good thing. That is why I always stress that one needs to find a knowledgeable and competent housing agent to help you 🙂 ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### HDB MOP Rules aka what can I do or not do URL: https://www.patkoproperty.com/hdb-mop-rules/ Last updated: 2023-10-07T14:47:41.000Z Today I am going to talk about the HDB MOP Rules in a summary. This is after I received a few emails after my previous article on “[buying a HDB flat after selling a private property](https://www.patkoproperty.com/buying-hdb-after-selling-private-property/)”, to ask about the famous HDB MOP rules. I am guessing HDB rules are really a pain for many owners (and catching attention of people [who buys BTO and not even staying a single day](https://www.channelnewsasia.com/singapore/empty-bto-flats-hdb-investigation-cases-property-portals-penalties-mop-3162821)..wow)... and a [property agent](https://www.patkoproperty.com/about-patkoproperty/) needs to know these rules well too. I hope the following info on HDB MOP rules can help you :) ### What are the HDB MOP Rules Minimum Occupation Period (MOP) for a HDB flat is simple. Basically, you have to **PHYSICALLY** occupy the flat for a number of years (usually 5 years for normal HDB and in the future, 10 years for [PLH flats](https://www.hdb.gov.sg/residential/buying-a-flat/finding-a-flat/plh)) before you can sell it in the open market. Or even if you not selling, there are rules to follow for 5 years before you can do something else (e.g. [buy a new condo](https://sgnewprojects.com/)) in the real estate market. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com/) During these five years, there are many restrictions on what you can do or not do for the HDB flat and most importantly, what other real estate properties you can or cannot buy during the same period of time. Your hands can be pretty tied as the market goes by you. The idea behind HDB MOP Rules is simple. You have been given a subsidy (cheaper new BTO flat, a generous HDB resale housing grant etc) to purchase a flat for **your own stay**. You are hence not allowed to be doing other property related transactions that defeats the whole purpose of the subsidy. ### MOP for BTO Flats and Resale HDB flats First let’s see the calculation of MOP for new BTO flats and resale flats purchased with a grant. (Note that this screen shot is slightly outdated due to the changes in SERS MOP as detailed in this article about [MOP for SERS](https://www.patkoproperty.com/mop-for-sers-changed/). For this article, that change is not important). ![MOP Calculations for BTO and Resale Flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/MOP-Calculations-for-BTO-and-Resale-1019x1024.jpeg) MOP Calculations for BTO and Resale Flats And even if you have the means to buy a HDB flat without any grants, it is still 5 years MOP (*Of course, buying a HDB flat without any grants will meant that you are still a [HDB first timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) if you want to buy a BTO flat in the future)* ![5 years MOP even if you buy the HDB without any grants](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/05/70DB5C0B-0946-44C5-8D22-410D0AF1674D-614x1024.jpeg) 5 years MOP even if you buy the HDB without any grants **So it is 5 years for everything.** *~~(oudated) : Except for SERS flat which is the earlier of 7 years from the date of the selection of the replacement flat or 5 years from occupation. If you are working with SERS flats, do take note of the rule. I have seen cases in Ang Mo Kio SERS flat where the date of selection of the replacement flat (7 years) is reached before MOP (5 years). I will share an example in my next blog post. (end of outdated)~~* ### MOP for Executive Condominiums Ah the beauty and mystery of Executive Condos. The government designed upgrading gap between HDB and Private Condos. The intent is good. The [profits from selling a EC](https://singapore-property-news.com/nearly-all-ecs-resold-in-the-past-15-years-made-a-profit-averaging-300k/) are even better :) But as owners, we need to know that many HDB rules still are still very very relevant despite the name “condominium”. **It is not yet that private for the first 5 years.** ![5 Years MOP for EC too](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/MOP-Calculations-for-EC-1024x438.jpeg) 5 Years MOP for EC too **So yes, EC has also a 5 years MOP period too.** After which they can be sold to Singaporeans. This is when many people who missed out on the EC will come in to purchase them and the original owners can expect to gain a nice windfall. [Altura EC Bukit Batok West Ave 8 by Qingjian RealtyAltura EC Bukit Batok West Ave 8 by Qingjian Realty. Get floor plans, price list and site plan for this Bukit Batok EC. EC Showflat ready soon.![](https://altura-singapore.com/apple-touch-icon.png)Altura EC Bukit Batok West Avenue 8 by Qingjian Realty![](https://altura-singapore.com/media/posts/19/Executive-condos-are-still-market-darlings.webp)](https://altura-singapore.com) And after 10 years, they can be sold to foreigners (aka behaving like a normal private condominium). That is where the full value of the EC are realised. Read more about the [10 common questions for a EC Purchase](https://www.patkoproperty.com/common-questions-on-executive-condos/) I wrote. ![Singapore HDB flats are nice. You just need to know the rules](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/Singapore-HDB-flats-from-a-distance.jpg) Singapore HDB flats are nice. You just need to know the rules. ### During the Famous 5 Years of HDB MOP Rules Okay. So we know in most cases, the MOP period is 5 years. So what can you do or not do during these 5 years. Here is a simple summary. ![What You Can or Cannot Do During HDB 5 Years MOP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/12/HDB-MOP-Can-and-Cannot-Do.webp) Can or Cannot Do DURING HDB 5 Years MOP So the above is very simple. **You basically cannot get involved in any residential purchase transactions during the 5 years of MOP.** ![Follow the HDB MOP Rules pleasex](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/Follow-the-HDB-MOP-Rules-please.jpg) ### After 5 Years of HDB MOP Rules Now, finally, after 5 long years (where the property cycle has gone up and passed you by, or gone down and yet you cannot do anything), you can now finally do something.. Joy to the world ! A summary of what you can or cannot do AFTER MOP ![Can or Cannot do AFTER MOP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/12/Can-or-Cannot-Do-AFTER-MOP.webp) Can or Cannot do AFTER MOP ### What about a PR family who are HDB Owners of a MOP flat When a HDB **resale** flat owned by a full PR family (ie 2 PRs) has reached its 5 years MOP period, the owners might want to rent it out and then buy a private property. Firstly, noticed I used the words, “**resale**”, as full PR family are NOT allowed to buy a completely new HDB BTO or new EC. They can only buy resale (and even that it is 3 years AFTER they have obtained the PR status and not immediatel after they got their PRs). ![Singaporeans vs PRs in HDB flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/9.-SC_vs_SPR_edit-10-Sep-2019.jpg) Singaporeans vs PRs in HDB flats And to the question on whether they can "rent out the resale HDB after MOP and buy a private property", **the answer is NO. They are NOT allowed.** Full PRs HDB owners MUST sell their HDB flats within 6 months of buying a private property. In other words, unlike Singaporeans, they are NOT allowed to have a HDB flat and a private property at the same time. This privilege is only reserved for PINK IC holders. Singaporeans First 🙂 So it is fake news if you read somewhere they are doing so. ### Conclusion on HDB MOP Rules Hopefully this article is a good summary on some of the HDB MOP rules. I have not touched on things like divorce during MOP period (to me, divorce cases are tough. I recommend this [experienced agent](https://www.calinchong.com/divorce-hdb-flat.html) who have done many cases of divorce and know the specific impact on the HDB flats). Or death of an owner during MOP period or the moving out of an essential occupier during MOP period. I might do so in the future. ### Subscribe or follow me please Also do subscribe to my newsletter and my social media pages. I update my Instagram very regularly with [lots of new launches info](https://sgnewprojects.com) too. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Buying HDB after selling a private property URL: https://www.patkoproperty.com/buying-hdb-after-selling-private-property/ Last updated: 2024-06-23T11:41:57.000Z Buying HDB after selling private property is a way for some elderly owners in Singapore to consider when closer to retirement age. As you grow older, you might not actually need a condo with facilities such as a swimming pool or a gym or tennis courts. You might instead prefer a simple small place to stay and a smaller area to clean up. In addition, you might want to monetise your profitable private property to generate some retirement funds. In many cases, due to the gap between a private property and a HDB flat, the funds might be quite substantial. Finally, in terms of financial support from the government, very frequently HDB owners (especially the smaller size HDB flats owners) can get very good support in terms of GST rebates and service and conservancy charges rebate and even Singapore Power utilities rebates. Every cent counts in retirement age. For elderly HDB owners, the Singapore government has several schemes to help the older owners. These schemes includes the Silver Housing Bonus, the Lease Buyback Scheme, the sale of 2 Room Flexi flats with very short leases etc. I will do an article on these schemes in the future. For private owners, they can either rent out one or two rooms, they can also rent out the whole private property unit and then move to stay with their children or finally buying a HDB flat and then sell the private property. This last method is the subject of this article. ## Can you be buying HDB after selling private property That’s the number one question we always face. This is because for many people, HDB remains a “special subsidised priority scheme” for the Singapore citizens. After all, you have purchase a private property and can you really “come back” to the HDB world ? 🙂 ![Asian Retirees Buying HDB after selling private property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/asian-retirees-are-coin-saving-to-use-when-needed_t20_ax0j9P-1024x681.jpg) Credit : https://www.twenty20.com/photos/4e60489f-a690-48f3-b536-cdc0673bd448/ The answer is YES, you can buy HDB flat after selling private property. However, having said that, there are many conditions that can create several practical issues. Here are a couple of things to consider when buying a HDB flat **immediately** after selling your private property. The general rule is, of course, you need to be “selling your Private Property within 6 months after buying the HDB flat”. That is the basic rule as you are not allowed to own a private property AFTER buying a HDB flat (on the other opposite end, you are allowed to buy a private property after buying a HDB flat and completing the 5 years minimum occupation period). (**Latest from 30th September 2022**) : it is no longer possible to buy a HDB resale AFTER selling your private property unless you are 55 years and above AND you are willing to buy a 4 room flat and below. Else for the rest of us, you need to sell first and then wait 15 months before you can buy a HDB resale flat. See [this article on 15 months wait](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/) for more details. Or [contact me](https://www.patkoproperty.com/about-patkoproperty/) for more information. ### What are some things to watch out for ### Point 1 : You cannot buy a BTO flat until 30 months after selling your private property As you just sold your private property, you cannot buy a BTO flat till 30 months AFTER you sold your private property. Hence you will need to be be buying a HDB resale flat in the open market (but now after 30 Sep 2022, in some cases, 15 months AFTER you sold your private property). BTO flats (ie completely new subsidised HDB flats) are not available to you for 30 months after selling your private property. Except for one possible scenario where you are allowed to be buying HDB BTO after selling private property. An elderly couple or a single elder (more than 55 years old) can buy a 2 room flex BTO flat but this 2 room flex home must be purchased with short term lease. The short term lease must last the youngest owner to the age of 95 years old. This is seen in the [2 room flexi flat information page](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/new/2room-flexi-flats) in HDB web site. ![You can buy a BTO for 2 room flex even if you have just sold your private property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/BTO-for-2-Room-Flex--1024x707.jpg) You can buy a BTO for 2 room flex even if you have just sold your private property This is the unique opportunity for an elderly couple to buy a new HDB flat after selling the private property. I believe the government did this to encourage elderly couples or single to consider a short lease flat (at an affordable price) after “using up their BTO chances”. Or selling a private property. However, there is one practical issue. The BTO flat will need to be built 😉 That would take a few years. That would not be a practical solution to someone who just sold their place. In that case, it might be necessary to look at [Balance of Sale of Flats](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/new/bto-sbf) for immediate booking and then occupation. If this works out, this is the best resizing to public housing. ### Point 2 : You don’t have any HDB housing grants As you just sold your private property, you will now not have access to any HDB housing grants (except perhaps for the proximity grant). This is even if you have not got any housing grants in your life before. The primary condition for any HDB Housing Grant (family grant, singles grant, enhanced housing grant) is not just the various income ceilings but also the fact that you must NOT have sold any private property within the 30 months of the resale purchase. It is clearly written in the terms and conditions on the CPF housing grant page. ![No HDB Housing Grants within 30 months of sale of private property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/No-HDB-Housing-Grants-within-30-months-of-sale-of-private-property-1024x288.jpg) No HDB Housing Grants within 30 months of sale of private property ### Point 3 : You need to plan your finances carefully As you cannot qualify for a HDB loan (again because you just sold your private property), you will need to be getting a bank loan. If your age is at 55 years old or more, this might be an issue as the limit on bank loans are 65 years old. It will be a very short tenure. Monthly payments will be high probably. If you have an outstanding loan on your private property, buying your HDB flat also meant that your Loan to Value (LTV) are going to be affected. You will not qualify for a full 75% loan. You will need to have a lot of cash and CPF for the initial payment. So the very prudent thing is to clear off the private property and its loan BEFORE proceeding to purchase a HDB private loan. This is why many financial experts always advise that all home loans are cleared by 55 years old. ### Point 4 : You need to plan your timeline carefully You should also be planning your transactional timeline carefully such that you will have a place to stay after selling your private property and then purchasing a HDB resale flat. A good property agent will be able to help you in planning your private property sale and negotiating with the HDB seller for your benefit. ![Elderly couple buying HDB after selling private property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/the-elderly-are-retired-and-are-happily-talking-to-their-children-via-laptops_t20_6m3QK6-1024x681.jpg) Credits : https://www.twenty20.com/photos/c814450d-cc5e-46b8-9a13-d0e3f06b95a7/ All the above are applicable within the 30 months after selling your private property. ## 30 Months after Selling Your Private Property 30 months after selling your private property, you can now do the 4 things above. It is like “life has been reset” for the seller of the private property. However, to do the following, it means you basically have done NOTHING (e.g. stay with your children, rent a place to stay etc) for 30 months of trying to be “buying hdb after selling private property”. Can you really do that for 2 and half years ? If you can, and you meet the eligibility criteria, then you are going to profit quite a little in terms of selling your private property and ending up with a new subsidised flat. (1) You can now buy a BTO (subject to meeting other criteria like income ceiling and [first timer vs second timer](https://www.patkoproperty.com/what-is-a-hdb-first-timer/) etc). Because of your age, you might want to consider buying a [2 room flex BTO with shortened lease](https://www.hdb.gov.sg/cs/infoweb/residential/living-in-an-hdb-flat/for-our-seniors/buying-a-short-lease-2-room-flexi-flat). This will be the cheapest way of buying a BTO. However, unless the BTO is ready, it is yet another 2-3 years wait for the BTO to be ready ! (2) You can now buy an Executive Condominium (subject to meeting other criteria like income ceiling etc) (3) You can now qualify for [CPF Housing Grants](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/) (subject to meeting other criteria like income ceiling) (4) You can now quality for HDB HLE Loan (subject to meeting other criteria like income ceiling) ![Elderly couple buying HDB after selling private property](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/12/business-meeting-presenting-facts-and-figures-at-a-team-meeting-nominated-financial-data-forecast_t20_KvRa4V.jpg) ## Conclusion for buying hdb after selling private property As you can see, it is not a really simple solution of just buying HDB after selling private property. It sounds simple on paper but not the same when in practical terms. The clearest path to doing so would be a fully paid private property which is sold for positive profit and good cash proceeds. Using these cash proceeds (and a good timeline planning), the elders can buy a small HDB resale flat for retirement and close proximity to facilities and their children’s place. And if you are buying a HDB resale flat after selling your condo (and [waiting out the 15 months](https://www.patkoproperty.com/15-months-wait-to-buy-hdb-resale/)), do read my article on why you should [appoint an agent for buying a resale flat](https://www.patkoproperty.com/why-pay-an-agent-when-buying-hdb-flat/) to help you. After all, you do have cash from your condo sale too 😄 ### Before You Go... Do subscribe to my newsletter or follow me on my social media pages ;) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### In 5 years time, only $60,000 of HDB housing grants can be used URL: https://www.patkoproperty.com/60000-limit-hdb-housing-grants/ Last updated: 2023-10-07T15:26:40.000Z When you purchase a HDB resale flat, you can opt to obtain the HDB housing grants that the Singapore government will provide for you. This is subject to a few conditions including income limit of $14,000 (per couple as at Sep 2019). This helps to reduce the amount of monies that a young couple need to buy their first BTO or resale flat. This really goes a long way in helping them to obtain their first flat. Which is very useful for them to start a family. When the [HDB Enhanced Housing Grant (EHG)](https://www.hdb.gov.sg/cs/infoweb/press-release/more-affordable-and-accessible-homes-for-singaporeans) was announced on 11th Sep 2019, there was a very small footnote that might not have gathered enough attention from the press and the public. But this small footnote would be important in the future. To be exact, when the first set of flats that were purchased with HDB Housing Grants that would be sold from 12th Sep 2024, this little footnote will seriously affect them !!! ### What is this $60,000 limit on HDB Housing Grants going forward What is this footnote then ? Let’s look at the [Annex A](https://www.hdb.gov.sg/cs/infoweb/doc/corp-pr%5F10092019%5Fannex-a%28updated%29) of the press release. ![HDB Enhanced Housing Grant Statement 11 Sep 2019.jpeg](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/HDB-Enhanced-Housing-Grant-Statement-11-Sep-2019-836x1024.jpeg) HDB Enhanced Housing Grant Statement 11 Sep 2019.jpeg Let’s zoom in to the circled part: ![Only $60,000 of HDB Housing Grants can be used for next purchase](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Only-60000-dollar-of-HDB-Housing-Grants-can-be-used-for-next-purchase-1024x263.jpg) Only $60,000 of HDB Housing Grants can be used for next purchase The footnote stated : > If the new or resale flat is subsequently sold, **the first $60,000 of the housing grants will be credited to the CPF Ordinary Account. The remaining housing grants received will be credited to the CPF Special/Retirement Account and Medisave Account in equal portions.** This will help Singaporeans with their housing, healthcare and retirement needs in a holistic way. What this means is that…. only $60,000 of the housing grants that were originally given (and now being refunded upon the sale of the flat) would be going back to CPF Ordinary Account. The rest will go to CPF Special/Retirement Account and Medisave Account. Note that as only balances in the Ordinary Account can be used for the purchase of properties, this effectively means that only $60,000 worth of the refunded housing grants can be used for the next purchase. It is important to note that it is only the housing grants affected by the change. Any other refunds (e.g. your own CPF refunds due to the normal payment of the loans or your downpayment from your original CPF balance) are not affected. In other words, what the government gives you, you cannot use all of them again for the next purchase. Only $60,000\. That’s all. Give you a chicken wing and you cannot get a chicken, okay 🙂 To understand why this is important, let’s understand what happens today. When you sell your HDB flat today, your friendly housing agent will be calculating your sales proceeds from the sale of the HDB. As part of the calculation, a portion of the sales proceed will be “refunded” to the CPF account. This refunds will include the original downpayment from CPF, your use of CPF for stamp duties and legal fees and the monthly loan payments you are making using CPF. Basically everything you use from CPF, you must pay back to CPF (upon your sale) together with the accrued interest. Owe Money. Pay Money. This portion is shown clearly in the CPF statement. You can then use the whole refunded amount for the next purchase. ![Credit : https://www.twenty20.com/photos/58f3b425-43e7-4948-8980-871ecb6df70a/](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Beautiful-Condos-for-Next-Purchase-1024x576.jpg) Credit : https://www.twenty20.com/photos/58f3b425-43e7-4948-8980-871ecb6df70a/ ### What does it got to do with HDB housing grants A lot. When you obtained the HDB housing grants from the government, that sum of monies is firstly deposited into your CPF account to help you pay for the flat (and by the way, the accrued interest starting counting from that moment onwards). That means, it is like Fairy Godmother has suddenly just deposited a large sum of money to your bank. It is really that way. The government literally dropped a sum of money into your CPF account. So let’s say the owners got $120,000 worth of CPF grants. That means $120,000 is given to the owners’ CPF accounts. Five years later, when Minimum Occupation Period (MOP) is over and the owners decided to sell the flat, the CPF statement may show total CPF to be refunded as $250,000. This breakdown of $250,000 might be: (1) $50,000 CPF downpayment (2) $120,000 CPF grants (3) $10,000 stamp duty and legal fees (4) $70,000 housing loans payment And maybe accrued interest of $30,000. So total refunds back to CPF (from the sale of the HDB flat) will be $280,000. That means, this whole $280,000 can be used for the purchase of the next flat. No limit. It is your money. You can use it whatever way you want including the purchase of the next property. *In fact, you can even withdraw it at age 55\. That’s why some people would suggest getting a HDB flat to take advantage of the HDB housing grants at age of 49 and then just selling it at age 54\. But that is a different topic from this one*. So what happens now from Sep 2024 (5 years from 2019). ### HDB Housing Grants given in Sep 2019 Let’s say on 12th Sep 2019, a couple wants to buy a HDB flat and based on the income, managed to get the full grants available. This will be a total of $160,000 worth of grants (in reality, it is highly unlikely someone gets that much). (1) CPF Housing Grant : $50,000 (2) [Enhanced Housing Grant ](https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/): $80,000 (3) Proximity Housing Grant : $30,000 On 11th Sep 2024, when the same couple wants to calculate the sales proceed for this resale flat, the funds available to them to purchase the next flat is limited to $60,000\. The rest of the grants ($100,000 + accrued interest) will go to the Special Account and Medisave account for retirement purposes. That means, what used to be $160,000 + accrued interest, is now no longer available for the purchase of next flat. This is now just $60,000\. That is a lot of reduction of $100,000 !! At this point, I don’t feel that enough information are given or available on this change. Perhaps at a later stage, closer to 2024, more information will be given. But it is an important point to note for now. ### Many questions to be asked of HDB for this change (1) In the footnote, it is further mentioned that the $60,000 is “comprising the Proximity Housing Grant disbursed on or after 24 Aug 2015 and the EHG”. Why 24th Aug 2015 ? Was this change already part of the Proximity Housing Grant introduced in August 2015 ? I am not aware of that. Is the $20,000 or $30,000 worth of PHG subjected to this rule TODAY ? (2) What will happen to the accrued interest on the EHG (e.g. let’s say the EHG is $60,000 and accrued interest on this EHG is $10,000 ? Would the $10,000 also go to Ordinary account (and hence available for the next purchase) ? Or it is only $60,000 going to Ordinary account and the $10,000 going to the retirement and medical accounts ? Is that fair ? (3) How do agents (and house owners) know the breakdown between CPF Housing Grant, Enhanced Housing Grant and Proximity Housing Grants as today, it is not separated clearly. So much questions. Would couples be surprised by this ? Would agents be knowledgeable about this ? I would look forward to 2024 to find out 🙂 ![Surprises await couples in 2024. Credit to https://www.twenty20.com/photos/cdcf196b-d3ea-4fd4-9ad1-dd1cd840f9e3/](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Surprised-Couple-at-HDB-financing-1024x684.jpg) Surprises await couples in 2024\. Credit to https://www.twenty20.com/photos/cdcf196b-d3ea-4fd4-9ad1-dd1cd840f9e3/ The good thing is, of course, that this only affects flats in 2024\. A long time away. Hopefully we get more information as time comes closer. And hopefully HDB will provide more information closer to time too. We shall see. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Enhanced Housing Grant and young couples buying old HDB flats URL: https://www.patkoproperty.com/enhanced-housing-grant-old-hdb-flats/ Last updated: 2025-08-18T05:08:03.000Z On 10th September 2019, the government announced [various measures](https://www.hdb.gov.sg/cs/infoweb/press-release/more-affordable-and-accessible-homes-for-singaporeans) to make HDB flats more affordable and accessible for Singaporeans. Among other measures, the Enhanced Housing Grant (EHG) was introduced. It is a very generous housing grant that is for first timers to buy either BTO or resale flats. Before 10th Sep 2019, eligible first-timer families who wanted to buy a subsidised flat from HDB can enjoy the Additional CPF Housing Grant (AHG) and the Special CPF Housing Grant (SHG). Those who wanted to buy a resale flat can enjoy the CPF Housing Grant and the AHG. And there is also the famous “stay with your mother in law” Proximity grant 🙂 In other words, before 10th September 2019, these are the grants. (1) BTO buyers get AHG and SHG (2) Resale buyers get AHG and CPF Housing Grant and Proximity Grant ![Will Enhanced Housing Grant help the old leasehold HDB resale market](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Will-Enhanced-Housing-Grant-help-the-old-leasehold-resale-market-1024x768.jpg) Will Enhanced Housing Grant help the old leasehold HDB resale market ### Enhanced Housing Grant and what does it replace The new Enhanced CPF Housing Grant (EHG) will now replace the existing AHG and SHG. The CPF Housing Grant aka Family Grant (for resale buyers) are here to stay though. So here’s a simple summary of ALL the grants available for a Singaporean buying either a BTO or a HDB resale. Use it to make sure you have all your bases covered. | Type of Grant | BTO Buyer | Resale Buyer | | ------------------------------------------------------------------------------------------------------------------------------- | --------- | ------------ | | Enhanced Housing Grant | Yes | Yes | | CPF Housing Grant (Family Grant) | No | Yes | | [Proximity Grant](https://www.hdb.gov.sg/cs/infoweb/residential/buying-a-flat/resale/living-with-near-parents-or-married-child) | No | Yes | If you are wondering why a HDB resale buyer have more grants than a BTO buyer, the way to think of this (to make yourself happier) is that a BTO buyer already is purchasing a highly subsidised new flat and hence there are less grants. A HDB resale buyer is buying a property at market prices and hence needed more help from the tax payers. Here’s an infographics to make it even clear for RESALE HDB Flat Buyers. ![Grants for HDB Resale First Time Buyers](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Grants-for-Resale-HDB-Flats.jpg) Grants for HDB Resale First Time Buyers The EHG is available to eligible buyers *(to be eligible for the EHG, the monthly household income has to be $9,000 or less)* for both a new (BTO) or resale flat. Significantly, there are also no restrictions on flat buyers’ choice of flat type and location. This is unlike the “replaced SHG”, which was restricted to purchases of 4-room or smaller new flats in non-mature estates. Easier for RES (Real Estate Salesperson) exam now. Easier to memorise 🙂 ### What will happen to the Enhanced Housing Grant when a young couple buy old HDB flat ![Enhanced Housing Grant and Young Couples](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/couple-choosing-wall-color-1024x684.jpg) Enhanced Housing Grant and Young Couples In my [previous article](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/), I touched on how the changes in CPF rules affected young couples who buy an old HDB flat. This must be my favourite topic as I am also going talk about how the Enhanced Housing Grant are **ALSO** affected when a young couple buy old HDB flat. I guess this is because I do, in my line of work, see many such cases and wanted to make sure young couples (being so tech savvy and wanting to buy HDB flats on their own and will not engage an agent) are educated 🙂 HDB said specifically, “Eligible first-timer families will be able to enjoy an EHG of up to $80,000 when **they buy a flat that can cover them and their spouses to the age of 95**. This is to ensure that all Singaporeans will be able to live comfortably in a home that can last them for life”. Sounds familiar ? They go on to say “Eligible families who buy a flat ***that does not meet*** this condition will still benefit from the EHG, but the **amount will be pro-rated based** on the extent that the remaining lease can cover them to the age of 95.” In other words, Enhanced Housing Grant (EHG) will be pro-rated if the sum of “the age of the youngest buyer and remaining lease is less than 95 years old”. Need Proof ? See the RED BOX : ![Enhanced Housing Grant will be pro-rated if the youngest buyer and remaining lease is less than 95 years old](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/EHG-will-be-prorated-1024x422.jpg) Enhanced Housing Grant will be pro-rated if the youngest buyer and remaining lease is less than 95 years old ### Pro-rating of Enhanced Housing Grant In the MNC release, they gave an example. Young couples will do well to read this example carefully. Having said that, I must stress that it is not really a big deal that the EHG is pro-rated. It is now much better than before. You get more grants than before (whether it is a good thing or not is up to the individual. I am a firm believer of take it if they give it). Don’t lose sleep over this. But nevertheless it is always good to know what will happen. Here’s the example. ![MNC Example of Pro Rating of EHG](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/MNC-Example-of-Pro-Rating-of-EHG-1024x482.png) MNC Example of Pro Rating of EHG Let’s work through this example, specifically on the EHG portion. The CPF Housing Grant stays at $50,000. The combined income is $4,800\. From the EHG table, the entitled EHG amount is $45,000\. See table below: ![Enhanced Housing Grant Table](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/10/Enhanced-Housing-Grant-for-salary-of-4800-1024x694.jpg) Enhanced Housing Grant Table However, as our dear couple has bought an old HDB flat with only 60 years of leasehold left (i.e. it is a 39 year old flat). Since the youngest owner is 30 years, and hence “the sum of the age of the youngest owner and the remaining leasehold” is 30+60 = 90 years old. This is a little less than 95 years recommenced by the government. Hence the Enhanced Housing Grant of $45,000 is pro-rated. In this case, for the couple, it is pro-rated to $40,000\. So instead of getting $45,000, the couple will get $40,000\. Ouch. Really ? It is still good lah. Why specifically $40,000 (instead of $42,000 etc), ask HDB 🙂 In my experience, you should always check with HDB directly (not your agent as you probably don’t have one !) on how much the pro-rating is for your case and more important, how much Loan-To-Value is affected (don’t understand ? [Read this article](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/)). You can then plan your finances more clearly and carefully. ### Summary of points to take note when buying an old HDB flat In summary, there are **THREE areas** in which a young couple should take note when they buy an old HDB flat that does not cover the youngest owner to 95 years. As mentioned in the [previous article](https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/), there are TWO areas. A higher downpayment (more than the usual 5% downpayment) for your HDB HLE loan and also a lower CPF usage due to a lower valuation limit. Now here’s to add another one, where your enhanced housing grant (EHG) will also be pro-rated. I need to stress even a pro-rated EHG is better than what it was before 10th Sep 2019, so one should not worry. It is just something to take note. In order of importance, I would say this is the list of impact for a young couple if they want to buy an old HDB flat: (1) The higher downpayment (2) The pro-rated EHG (3) The lower CPF usage Is this important ? It is. There are more and more young couples who want to buy resale flats near their parents or parents-in-law. But these flats are usually in mature estate where they are getting older and older by each year. Also if you are buying an old resale flat (regardless of your age), you might want to check out my article on [5 Important Checks Before Buying an Old HDB Flat](https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat/) :) [5 Important Checks Before Buying an Old HDB FlatWhat are the 5 important checks you need to do before buying an old lease HDB flat ? Why are these checks before buying old HDB flats important ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/The-Checks-Before-Buying-a-Old-Flat.webp)](https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat/) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Changes in rules on old HDB leasehold flats and how it affects young couples URL: https://www.patkoproperty.com/old-hdb-leasehold-and-young-couple/ Last updated: 2023-10-07T15:06:27.000Z In May 2019, the government relaxed rules for older citizens looking to buy old HDB leasehold flats using more money from their CPF accounts. This was in response to the older HDB flat losing value due to the 99 years leasehold and how the original CPF rules make it difficult for older couples to buy them. The details of the changes can be read here ([More Flexibility to Buy a Home for Life While Safeguarding Retirement Adequacy](https://www.mom.gov.sg/newsroom/press-releases/2019/0509-more-flexibility-to-buy-a-home-for-life)). While the focus of the changes are very healthy from the point of view of a mature couple and the many good examples are given to illustrate so, **it is also important to look at the changes and understand its significant impact on younger couples.** More importantly, it is good to approach it from the real on-the-ground impact of the rules rather than just some nice infographics provided to support the case. ### What are the changes to the CPF rules for old HDB leasehold properties **Firstly,** the total amount of CPF that can be used for property purchase will depend on the extent the remaining lease of the property can cover the youngest buyer to the age of 95\. This “total amount of CPF that can be used” is known as the Valuation Limit (VL). For old HDB leasehold flats with about 60 years of remaining lease, the youngest owner just needs to be 35 years and above, and the whole 100% purchase can be covered by CPF up to the valuation limit. **Secondly**, CPF members will now need to have a property with sufficient remaining lease to cover them until at least the age of 95, before they can withdraw their CPF savings above the Basic Retirement Sum. That means, at the time of CPF withdrawal (55 years old as at 2019), they should have a property that has at least a leasehold of 40 years (to cover them up to 95 years). Before they can even withdraw a single cent….. (cue… “**Return my CPF**” slogans)…. 🙂 The press release stated that “this change is not expected to affect most CPF members, as all HDB flats and the vast majority of private properties have leases that can last a 55-year old member until the age of 95\. “. That is true for now. That might not be true in 15-20 years time when more and more old HDB leasehold flats reaches the 60 years mark (leaving them with a remaining lease of 39 years). **Lastly,** buyers will now only be able to take an HDB housing loan of up to the full 90% Loan-to-Value (LTV) limit, if and only if the remaining lease of the flat can cover the youngest buyer to the age of 95\. So, again, to get the full HDB loan, the youngest owner need to be 35 years old if they are buying a property with 60 years lease left. Let’s be clear here. The changes are very good and positive for an older couple looking to buy a old HDB leasehold home (especially if it is to downgrade from a bigger flat to a smaller flat in an older estate which they are familiar with and the children has grown up etc). The rules changes will allow the older couple to buy a old HDB leasehold flat with full CPF usage (and not so importantly, the use of a full LTV loan). At their age, after selling the large flat, it will be great to be able to immediately use ALL their CPF proceeds to pay for the smaller old HDB leasehold home without any limitation and without any cash top up and loans. This is because, for the first time, an older couple can now use the CPF up to the full valuation limit to purchase a old HDB leasehold flat. ![CPF Changes are good for old hdb leasehold flats for mature couple](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/CPF-Changes-are-good-for-old-leasehold-HDB-flats-for-mature-couple-1024x765.jpg) The CPF changes are good for old leasehold HDB flats for mature couple Of course, It was very prudent for the authorities to also ensure that a young couple to be able to buy a home that last them till 95 years old. So the advice was given clear and loud. It is probably better for them to avoid an old HDB leasehold flat and instead opt for a newer BTO flat. On paper, all seemed good. But in reality, there are some **immediate** impact which a [competent and knowledgeable real estate agent](https://www.patkoproperty.com/about-patkoproperty/) should point out the younger couple. This is especially so since most younger buyers are purchasing the HDB flat on a Do It Yourself (DIY) basis and might not have all the information. > *“A little knowledge is a dangerous thing”* > *Alexander Pope (1688 – 1744)* ### How does these changes for older HDB leasehold flats affect younger couples I want to bring a more realistic approach to the changes from the ground. This is from my work as a housing agent and it is interesting to see how this actually affects younger couples who were interested to buy an old HDB leasehold property. The key principle in the changes is this statement : “**if the remaining lease of the flat can cover the youngest buyer to the age of 95**“. Simply put, the sum of (the age of the youngest buyer of the older HDB leasehold flat + the remaining lease for this older HDB leasehold flat) must be equal or more ( >= ) than 95 years old. So a very young couple and a very old HDB leasehold flat is a very bad combination. In the press release, after a couple of examples of very happy older couples, it finally did give one example of Nick and Cheryl (both who are 25 years old and looking to buy a HDB flat with 65 years remaining lease) and how they now “suffer” prudently 😉 ![Update to CPF Rules for Younger Couples](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Update-to-CPF-Rules-for-Younger-Couples-1024x975.jpg) Update to CPF Rules for Younger Couples While many may just focus on the reduction of Valuation Limit (VL) and might even wonder what it meant, **the reduction of a HDB Housing Loan from 90% LTV to 81% LTV** (the **red circled** part) is actually a more significant issue on the ground. This is because the first “payment” for the HDB flat is the downpayment (and not something called Valuation Limit). And behold, for the young couple buying the old HDB leasehold flat, the downpayment has just went up. Now. Right now. To be fair, there is a chart given. Read it. Understand it. Ignore it at your own peril. ![Maximum LTV for Younger Couples buying old HDB leasehold flats](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Max-LTV-for-Young-Couples.png) Maximum LTV for Younger Couples buying old HDB leasehold flats A young couple (a man 28 years old and a young wife of 25 years old) who wanted to buy a old HDB leasehold flat with remaining lease of 50 years will now….. have to…. pay 46% downpayment as the loan is now only 54%. When we as housing agents work with younger couples, we need to make sure they are aware that there is a change in the LTV and what it means for their pockets. Immediately. ### Which scenario is really true on the ground Unfortunately for a small group of young couples, this has some significant impact. This will usually happen when the couple is around 30 years old (good time to get married, have kids and help Singapore’s population growth 🙂 ) AND when they want to live near their parents in older estate (which is necessary to help them in taking care of their babies) AND the older estates are mature estates (which are usually higher in resale prices). ![Impact of Old Leasehold Flats on Younger Couples](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Impact-of-Old-Leasehold-Flats-on-Younger-Couples-1024x684.jpg) Impact of Old Leasehold Flats on Younger Couples ### An example of the impact on a young couple Let’s look at a case I met recently. The couple are both 28 years old (both the boy and the girl) and they are interested in this HDB five room flat along Ang Mo Kio Avenue 3 which has a remaining lease of 60 years. You can find out the remaining lease of a HDB flat using this link to [HDB Map Services](https://services2.hdb.gov.sg/web/fi10/emap.html). As an example, as at today, Blk 642 in Ang Mo Kio has a remaining leasehold of 60 years. ![HDB with remaining lease of 60 years](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/HDB-with-remaining-lease-of-60-years.png) HDB with remaining lease of 60 years Let’s go to HDB web site and do a financial plan at “[Enquiry on Resale Financial Plan](https://services2.hdb.gov.sg/webapp/BB29FIN/BB29FINP.jsp)” page. If you input the information as per above (Age of Youngest and Leasehold Remaining), HDB will now tell you that your LTV (Loan to Value) of HLE loan has been pro-rated to 77%. ![HDB HLE Loan pro-rated due to CPF Rules changes](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Pro-Rated-HLE-Loan.jpeg) HDB HLE Loan pro-rated due to CPF Rules changes What does 77% mean for the young couple ? This simply means that the Loan to Value (LTV) has been reduced to 77%. That means they must now pay an increased downpayment of 23% of the value of the property and then they will be able to get a reduced loan of 77% of the value of the property. Previously, it is possible to have a 90% LTV for HDB HLE Loans (borrowing from HDB and not private banks). The young couple can just pay 10% downpayment and have a 90% loan from HDB. Now that LTV has been reduced to 77%, the loan amount has dropped and hence the immediate first downpayment has gone up. And when this happens in mature estate where the property prices are higher than other non mature estates, it has significant financial impact. Going back to the example above, let’s work out the numbers now The HDB flat could be selling for $600,000 (that is a reasonable price for a 5 room HDB flat in Ang Mo Kio). That mans the young couple must have 23% in downpayment (=23% of $600,000 = **$138,000**) while the HDB HLE Loan is now 77% (=77% of $600,000 = **$462,000**). How many young couples have $138,000 in their CPF ordinary account at the age of 28 years old ? ### Can we use all our CPF for the increase in downpayment due to the pro-rated LTV All is not lost ! Do not despair if you are a young couple in the above scenario. I reached out to HDB and confirmed that the whole 23% downpayment for the HLE Loan can be paid by CPF. Of course if the CPF is not enough, then you need to top up with cash. ![CPF can be used for the whole downpayment for pro-rated HLE Loan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/CPF-Can-be-used-for-the-Downpayment-1024x231.png) CPF can be used for the whole downpayment for pro-rated HLE Loan What about private bank loans ? In the case above, there is no change. For Private HDB bank loans, the downpayment is already 25% (consisting of 5% cash and 20% CPF) which is already more than the 23% calculated above. So it is not an issue. Private bank loans are very prudent long ago 🙂 ### HDB CPF Grants to the rescue Young couples do not really have a lot in their CPF ordinary account to pay for the increased downpayment. This is just a nature of their age and the length of time they started working and the amount of salary they have at that age. You cannot beat physics. It will not be surprising then if they don’t have enough CPF to pay for the above increased downpayment and need to top up the difference in cash. Or maybe not. The Government does provide a large amount of HDB grants to first time house owners. For example, there are housing grants such as enhanced CPF housing grant and additional housing grant (AHG). ![HDB CPF Grants for Families](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Housing-Grants-Family-2018-539x1024.jpg) HDB CPF Grants for Families More significantly, for our example, the younger couple who wanted to purchase an older flat to stay within 4 km of the parents, the government also provides a very good Proximity Housing Grant (PHG). This can give the younger couple of up to $30,000 ($20,000 for staying near, $30,000 for staying together… you can decide if $10,000 is worth the nagging of your mother in law.. kidding 🙂 ). ![Proximity Housing Grant (PHG)](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Proximity-Housing-Grants_edits-576x1024.jpg) Proximity Housing Grant (PHG) Looking at the amount of grants, the young couple could have up to maybe $100,000 help from the government. Which will more than cover the $138,000 needed in our example. ### And more help is coming in September 2019 too Also in September 2019, the government will be announcing more help for first-timers buying new and resale flats so you can expect that the above example will be further resolved. Hence, all might still be good !! ### What about the commonly talked about impact on VL There is, of course, the impact of the valuation limit (VL) too. You can use the [CPF Housing Withdrawal Limits Calculator](https://www.cpf.gov.sg/eSvc/Web/Schemes/CpfHousingWithdrawalLimits/CpfHousingWithdrawalLimits) to see what is the impact on the amount of CPF the young couple can use for their flat. According to the example of Nick and Sheryl, it has dropped from 100% to 90%. What does it mean on the ground ? Honestly for housing agents, we don’t really care about VL (Valuation Limit). And buyers don’t really ask or know or care about. It is a concept more far out into the future. It is about when your allowed CPF usage (known as valuation limit for HDB flats) run out and you must use cash to pay for the monthly instalments. And it **WILL** run out at some point (as the original downpayment from CPF and monthly instalments you are paying by CPF exceeds this limit eventually). But when we sell a flat or buy a flat, this is not really something both the buyers, the sellers and the housing agents will typically discuss or even think about. It is not that VL is not important. It is ! It is just that at the time of purchase, people don’t typically think or worry about it. Which is hence, important to see how in reality, the real impact on the ground is not the same impact that the authorities were stressing. Not the valuation limit. But the Loan to Value limit. If you are buying old resale flats (whether young or old), do take note of the [5 important checks before buying](https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat/). [5 Important Checks Before Buying an Old HDB FlatWhat are the 5 important checks you need to do before buying an old lease HDB flat ? Why are these checks before buying old HDB flats important ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/The-Checks-Before-Buying-a-Old-Flat.webp)](https://www.patkoproperty.com/5-checks-buying-an-old-hdb-flat/) ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Exclusive Sale Agreement: What happen when owner sold the flat URL: https://www.patkoproperty.com/exclusive-real-estate-agreement/ Last updated: 2023-10-07T14:13:07.000Z In Singapore, you can sign an exclusive real estate agreement with a real estate agent to sell your property. The exclusive agreement is signed when “an estate agent is exclusively authorised or engaged by a prospective seller to **introduce** a buyer of residential property in Singapore”. The question is what happen when owner sold the property himself. Is he required to still pay the commission to his exclusive real estate agent ? ### CEA Prescribed Estate Agency Agreements CEA (Council of Real Estate Agencies) is a statutory board under the Ministry of National Development.. Established under the Estate Agents Act, CEA is empowered to administer the regulatory framework for the real estate agency industry. To consumers, the CEA helps to regulate the real estate agencies and real estate agents. For us, agents, it is like our “government or Ah Kong” for our real estate work 🙂 . One of its work was to help establish a common framework to make it easier for consumers and agents to work together. To that end, it has issued [prescribed real estate agreements](https://www.cea.gov.sg/professionals/agreements%5Fand%5Fchecklists) that we can use with the consumers. These are generally adopted wholesale by the various agencies in Singapore so you will see a “model” real estate agreement used everywhere with every agent. In fact, very recently in 2019, the CEA has now even issued a template for Tenancy Agreement Template for HDB Flats and Private Properties which was not the case previously (ie every agent or agency will have its own tenancy agreement format). For the Estate Agency Agreements, there are eight agreements for purchase, sale and lease of properties. There are non exclusive and exclusive agreements to cater to all the possibilities. Here is a pictorial of the 8 agreements available on the CEA web site. ![8 CEA real estate agreements ](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/96D1BCB8-0362-41D0-80D5-582B6637A8E9-1024x991.jpeg) 8 CEA real estate agreements ### Exclusive Real Estate Agreement for the sale of Residential Property For agents, our favourite agreement is [Form 5](https://www.cea.gov.sg/docs/default-source/Professionals/form-5-exclusive-estate-agency-agreement-for-the-sale-of-residential-property.pdf). This form governs the EXCLUSIVE sales for a residential property (circled in RED above). This form is used when a real estate agent is exclusively engaged by a prospective seller to **introduce** a buyer of residential property. I wanted to highlight the word “introduce” as it is critical for consumers to understand this word in the context of the agreement. This is to help answer our questions for today. In an exclusive agreement, the owner also agreed not to engage another Real Estate agent. This is clearly seen in Part 7 in Explanatory Notes of the Form 5, “Exclusive Estate Agency Agreement for the Sale of Residential Property”. ![Cannot appoint another agent](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/F01655FA-7C0C-4B42-A174-AA5545FEE563-1024x216.jpeg) Cannot appoint another agent The questions we want to answer today are : (1) What happen when an owner, who has signed an exclusive agreement with a Real Estate agent, somehow ended up selling the property himself ? (2) What happen in some sad under the table situations, the buyer and seller of the property decided to by-pass the Real Estate agent (who has introduced the buyer to the seller in the first place) and conclude the sale between themselves ? (3) What happen in some even extreme cases, a buyer and seller came to an agreement to only do the deal AFTER the exclusive agreement has officially ended ? Thank god for Form 5, “Exclusive Estate Agency Agreement for the Sale of Residential Property” who has specific answers to resolve the above questions. ### What happen when an owner sold the property himself Imagine a situation like this. A seller of a private property signed an exclusive property with a Real Estate agent. The Real Estate agent proceeded to help him prepare this property for sale and to do digital marketing. Separately, one night, in a dinner with a friend, the seller told his friend he is selling his property. The friend, who has seen this property before, is very interested and that very night, they agreed to the sale. The friend even gave the 1% option fee. Must the seller pay the commission to the agent in this situation? The answer is **YES**. This is again seen in point 7 of Form 5 Explanatory Notes, “Exclusive Estate Agency Agreement for the Sale of Residential Property”. ![You must pay commission even if you sell the property yourself](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/25D5CE1F-FCCD-4BC2-B099-3E3D7362FB16-1024x107.jpeg) You must pay commission even if you sell the property yourself In the above situation, assuming a bona fide transaction, my advice is still to maximise the use of the exclusive agent. While the friend might have agreed to the deal, it is best for the seller to leave the final negotiation, paper work and all other things that real estate agents are trained for to properly protect the seller. Eg is the beautiful $30,000 chandelier in the dining room part of the deal ? Can the seller remove his 82″ 4K Smart TV that has been fixed to the wall as part of the deal ? ![Is chandelier part of a real estate deal](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/close-up-of-a-beautiful-white-crystal-chandelier-1024x682.jpg) Is chandelier part of a real estate deal. Can it be. A friend is a friend. A business deal is a business deal. To avoid any doubt, do read Clause 6(a) of the main body of Form 5. ![Buyer needed not be introduced by the agent](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/2CF71BA9-7DDD-4925-AE21-19B6D6C4DBB4-1024x281.jpeg) Buyer needed not be introduced by the agent ### What happen if buyer and seller try to do a deal themselves The above clause also applies to the case where some sellers and buyers, having been introduced to the seller by the exclusive agent, proceeded to try to close the deal themselves. They did so thinking they can save some monies through the non-payment of commissions. Again, the clause 6(a) and point 7 of Explanatory notes made it clear that the seller has to pay for the commission. It is not fair as the buyer WAS INTRODUCED by the agent as part of his marketing efforts for the seller. What happened if the buyer and the seller waited till the exclusive agreement’s Validity Period is over (in most cases, this is about 3-6 months, depending on negotiations between agent and seller). Here is what clause 6(b) of Form 5 has to say then. ![Selling a property within 3 months after end of Agreement](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/CD5BE6B9-F5BE-495E-8E48-341623BE651F-1024x131.jpeg) Selling a property within 3 months after end of Agreement Within 3 months of the END of the VALIDITY PERIOD of the exclusive agreement, any sale between the buyer (having been introduced by the agent) and the seller will be liable for the agreed commission. This is really to protect the agent. In my line of work, I do see a few good faith cases above. And most of the time, actually sellers do not resort to such a move and it is not really common. At the end of the day, the value of an agent (in protecting the interests of the seller) more than outweighed any reasons to avoid paying the commissions. ### An Exclusive Agent Can Help You A Lot ![A Good Real Estate brings REAL value to YOU](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/asian-family-buy-new-house-1024x710.jpg) A Good Real Estate brings REAL value to YOU An agent can help a seller a lot. In the context of the rather large sums of monies involved in a real estate transaction, a good real estate agent can really help you a lot. An example is when [a buyer backed out of a real estate deal](https://www.patkoproperty.com/hdb-option-period-and-non-exercise/) and the agent can step in to help resolve the issue. An exclusive agent will take that even further. He or she will be exclusively focused on your property. He or she will be spending monies to exclusively market your property (and honestly, it is [getting expensive](https://mothership.sg/2019/08/property-guru-singapore-prices/) to market a property). He or she will be looking for interested buyers through ads and digital marketing. He or she will be working with buyers or their agents and doing viewings. He or she will protect the seller’s interests during negotiations and closing the deal. He or she will plan the timeline to make sure the deal is smoothly closed to the benefit of the seller. Nowadays, with more and more DIY HDB buyers, the HDB seller’s exclusive agent may even end up having to help the inexperienced HDB buyers so that the deals can be closed properly. Such is the reality of the market today. Considering how much a property actually cost, it is, to a seller’s benefit, not to miss the forest for the trees. Hiring an exclusive agent is the right way. Paying them is the correct and ethical way too 🙂 ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### HDB option period and unexpected non exercise of OTP URL: https://www.patkoproperty.com/hdb-option-period-and-non-exercise/ Last updated: 2023-10-07T15:04:34.000Z When selling a HDB flat, there is a fixed 21 days option period for the Option to Purchase. The HDB option period is 21 calendar days after the day of option issue day. This period includes weekends and public holidays. Say, an option to purchase (OTP) for a HDB flat was issued on 1st Feb 2019\. The option period of 21 days will start on 1st Feb and end at 4pm sharp on 22nd Feb 2019. This is clearly shown in the HDB standard Option to Purchase document. All agents need to [download the HDB standard option to purchase](https://www.hdb.gov.sg/cs/infoweb/residential/selling-a-flat/selling-process/option-to-purchase) for every HDB deal. ![HDB option period on Standard OTP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/1F3EF664-25C9-4793-91C2-37CCEE52E03F-1024x348.jpeg) HDB option period on Standard OTP ### Obligation of sellers during HDB option period What are the obligations of a HDB seller during the 21 days option period ? This is important to know for this article because the obligation of HDB sellers affect the HDB sellers more than the buyers when the HDB buyer decided not to exercise the OTP during the 21 days option period or at the end of the option period. When a HDB seller issues an Option to Purchase (OTP) to a HDB buyer, the HDB seller has given up his RIGHT (during the 21 days period) to sell to other buyers and also the taken up the OBLIGATION to sell the flat to the buyer if the buyer decided to exercise the OTP. This means the sellers can no longer sell the HDB flat or issue any more option to purchase to other buyers during the whole period of 21 days. After 21 days, if the buyers did not exercise the OTP, of course, the obligation is finally removed and the sellers can go ahead and do what they want. This is clearly stated in clause 9, page 2 of the HDB OTP document. ![Seller can not sell the flat during 21 days period](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/E0F3940A-B07D-42F4-9D42-C26DC9488C7D-1024x542.jpeg) Seller can not sell the flat during 21 days period The key point in this rule is that the sellers cannot do anything more but wait till the OTP is exercised once they issued an OTP to the HDB buyer. Most cases, it is fine as the owners will also be using the time to plan for their next purchase or go on their own viewings for a new property. ### Obligation of the buyer during the HDB Option Period The HDB buyer, once he gives the $1,000 option money to the HDB seller in exchange for the option to purchase, has the RIGHT but not the OBLIGATION to exercise the property. In a crazy situation, a rich buyer can go around dishing out multiple $1,000 in exchange for multiple OTPs, and finally selecting the property he wanted and exercise the one selected OTP for $4,000. This might sound weird, but I have seen this happening with a few buyers. In one case, she does not really want the HDB flat (close but not close enough). But then she is afraid she might not get this “good enough” property and so she “locked” down this property for $1,000 for 21 days. While she goes looking for another “more perfect” property during this 21 days. Sigh. But that is life. ### When a HDB buyer did not want to exercise the OTP So with the above rights and obligations for a buyer and a seller, what will happen when a buyer did not want to exercise the OTP during or at the end of 21 days period ? A frustrated seller. That is what will happen. ![Frustrated seller during 21 days option period](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/he-has-lost-all-his-work-1024x671.jpg) Frustrated seller during 21 days option period This is because the seller cannot issue any more OTP to any interested parties during this 21 days period. Not even when it is very clear that the buyer will NOT exercise the OTP. The seller is obligated to wait till 4pm on the 21st day of the option period. In case the buyer will exercise it at 3:59pm. Because it is at 4pm on the last day that the option lapsed and his obligation is fulfilled. Let’s say that you have issued an OTP to a buyer for your HDB flat. About 10 days after issuing the OTP (and getting the $1,000 option money), the buyer or the buyer’s agent informed you that the buyers are no longer interested in buying your property and hence will not be exercising the OTP. The problem is that the option period is 21 days. That means, in the case above, there is another 11 days more to go before the option period is over. ### So what can the sellers do about Non Exercise of Options During these 11 days, the sellers’ housing agent can continue to place advertisements in property portals and can conduct more property viewings. The only problem is that, even if any buying parties want to buy the HDB property, the seller needs to wait till the end of 21 days option period. But then, the newly interested buyers might lose interest and not offer again at the end of option period. Hence, it is very important, when you are a seller of a HDB flat, to be issuing the OTP to genuine buyers. While sometimes, the buyers might have some good reasons not to go ahead with the purchase (eg failure to get a bank loan for the purchase), in most cases, it is prudent to make sure you have good sincere buyers who will complete the transaction. In this case, the ability and the natural experience of your housing agent are important. So this is where your good housing agent comes in to help you. Because good agents have tons of experience meeting buyers, they have some “feel” of the buyer and their intentions. In addition, even when they met with this unfortunate situation, the agents can calmly carry on the sales process to help you sell the property as they are experienced with these situations. They do happen sometimes. And good agents do meet them before. ### Financial impact of non exercise of HDB option When a buyer did not exercise the HDB option, the $1,000 option fee is no longer recoverable from the seller. In Singapore’s slang, the option fee is “eaten up” 🙂 . The seller is entitled to the $1,000 option fee as that is the “price” for him giving up the right to sell to others and taking up the obligation to sell to the buyer. This $1,000 is not needed to be refunded back to CPF even if it is [a negative sale](https://www.patkoproperty.com/hdb-option-money-negative-sales/) later. That would be a separate deal later. As far as this deal is concerned, the $1,000 is the cost to the buyer for not exercising. Depending on the exclusive agreement with the housing agent, the sellers will also be sharing the $1,000 with the housing agent too. It is usually a 50-50 sharing. In my personal opinion, the 21 days option period for HDB sale is too long and should be the same as private properties’ option period of 14 days. This will reduce the impact to the sellers in these cases. For just $1,000, the wait time of 21 days is simply too long. Have you met a case of a HDB buyer not going ahead with the exercise of the OTP ? Share it with me in the comments below. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### CPF Refund distribution in HDB Negative Sale URL: https://www.patkoproperty.com/cpf-refund-hdb-negative-sale/ Last updated: 2023-10-07T14:38:50.000Z When we sell a HDB flat, it usually entails a couple of “refunds” to be returned back from the sales proceeds. Unless you have originally paid for the HDB flat using cash, which would mean that you can take back all the sales proceeds in cash and not make any refunds (lucky you !). Else there are two “refunds” that are needed : Refund 1 : Your existing home loan. This could be to HDB or it could be a private bank loan from the local banks. This is the first refund that needs to be made and it is paramount above all other claims. It has the first charge. Refund 2 : Your CPF monies utilised for paying for the HDB property as well as the accrued interest on these [CPF monies utilised](https://www.cpf.gov.sg/Members/Schemes/schemes/housing/public-housing-scheme). This will be after you have paid off the existing home loan above. ### HDB negative sale means sales proceeds are all returned back to CPF When a HDB flat is sold and the proceeds are not even to cover the outstanding loan and the CPF refunds needed, this is a negative HDB sale. We covered the issue of the [need to “return” the $5,000 option money](https://www.patkoproperty.com/hdb-option-money-negative-sales/) back to the CPF recently and I encourage you to [read that article again](https://www.patkoproperty.com/hdb-option-money-negative-sales/) in conjunction with this. In a HDB negative sale, all your sales proceeds will go back to your CPF accounts AFTER paying off the home loan. You will then be subjected to all the rules in CPF after the monies go back to the accounts (one example is the need to put aside Full Retirement Sum if you are 55 years and above). Hence, it is important not to assume you have all your CPF funds for use in your next purchase. Your housing agent should be able to advise you on this. ![HDB negative sale means sales proceeds are all returned back to CPF](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/chained-up-money-1024x686.jpg) HDB negative sale means sales proceeds are all returned back to CPF The concept of “negative sale” already meant that even if you have to make all the sales proceeds back to CPF, it also meant that you don’t have enough to return all the CPF proceeds needed. That means, you will not be able to return every single cent of CPF monies utilised and the CPF accrued interest. (If you could, it will not have been a negative sale already) ### Working through an example of CPF refunds for a negative sale Mr and Mrs Tan (who are both 40 years old) are selling their 5 room HDB flat. The market at the time of sale is not too rosy. The selling price is $400,000 (and the market valuation is also $400,000 so they are selling at market price). The outstanding loan is $100,000 (owed to HDB). Their CPF accounts showed the following monies to be refunded. Mr Tan’s refund needed for both principal and accrued interest is $200,000\. Mrs Tan’s refunded needed for both principal and accrued interest is $150,000. First, let’s start to see why this is a negative sale. The sales proceeds less outstanding loan less both owners’ CPF refunds is $400,000 (selling price) less $100,000 (home loan) less $350,000 (sum of all CPF refunds needed) = -$50,000\. Hence it is a negative sale as the final cash proceeds amount is negative $50,000. Second, do the owners need to “cough” up the negative $50,000 ? The answer is NO. CPF board rules are that “upon the sale of a property, if the selling price (including the option monies) after paying the outstanding housing loan is not enough to make the required CPF refund, **sellers do not need to top up the shortfall in cash provided the property is sold above or at market valu**e”. (The above is important. The property must be sold at fair market value. HDB will decide what is the fair market value. In my experience, as long as you do the right things eg selling in the open market, doing your best with your agent to market the property, adequate viewings and offers etc, you will be fine). ### Finally how much monies will go back to the CPF accounts of the owners ? In the case above, the amount going back to the CPF accounts is $300,000 (that is the selling price of $400,000 less the existing housing loan of $100,000). ![Calculating CPF refunds in negative sale](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/home-budget-calculation-1024x684.jpg) Calculating CPF refunds in negative sale ### Pro-rating the CPF refunds in a negative sale From the example above, we know that (1) The amount of sales proceeds going back to the two owners’ CPF accounts is $300,000 (2) The expected amount of monies to be refunded is actually $350,000\. Mr Tan’s CPF refund is $200,000\. Mrs Tan’s CPF refund is $150,000. $300,000 is available for refund. $350,000 is needed. What is the distribution needed ? CPF board rules are : “The refunded amounts will be returned to all the sellers’ CPF accounts in proportion of the amount of CPF they had used towards the property”. In layman’s term, “share share la. The one who gave more gets more lo”. So in Mr and Mrs Tan’s case, the distribution is as follow : > Mr Tan’s share = ($200,000/$350,000) \* $300,000 = $171,428 > Mrs Tan’s share = ($150,000/$350,000) \* $300,000 = $128,572 So. Mr Tan, instead of getting back $200,000, he can only get back $171,428\. Mrs Tan, instead of getting back $150,000, she can only get back $128,572. That is the reality of a negative sale. The numbers above is really just an example. In my real life’s experience, the gap between the CPF amounts needed to be refunded and the actual refunded amounts can be rather big. Take note that as all the sales proceeds have been “used” to pay off the housing loan and then the CPF refunds amounts, there is NOTHING left to pay for the rest of sale expenses such as [legal fees, stamp fees and agent’s fees](https://www.patkoproperty.com/can-i-use-my-cpf-for-stamp-duty/) 🙂 So do talk to a [professional agent](https://www.patkoproperty.com/about-patkoproperty/) before you sell your HDB flat to better understand the financial sums. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Buying New Launch Condos as A Trust URL: https://www.patkoproperty.com/buying-new-launch-condos-with-trust/ Last updated: 2025-08-18T05:10:51.000Z In a recent post, I talked about how parents are buying [private property in a trust](https://www.patkoproperty.com/buying-singapore-property-in-trust/). The talk is that the parents did it as a means to avoid Additional Buyer Stamp Duties (ABSD) when buying a second property. That may well be the case but there can be other better reasons too. In this blog post, let’s look at how we can also buy [new launch condos](https://sgnewprojects.com/) in a trust and how it is a way of a forced savings plan. ### New Launch Condos in Singapore In Singapore, there are many new launches of private condominiums and landed properties. These are usually sold when they are not yet built but when they are just a plan and the condos are just but a model in a showroom. Buying new launch condominiums is a good form of upgrading from HDB and as a form of investment or a form of passive income. An example of an excellent new launch property in 2019 is the [Hyde](https://www.thehydesingapore.com/). Or Watten House condo in 2023. [Watten House Condo at Bukit Timah D11 Luxury Freehold Condo Launching Oct 2023Watten House Condo is a D11 Luxury freehold Condo in Singapore Bukit Timah Exclusive Landed Enclave and is 1km to Nanyang Primary and Raffles Primary. Launch Oct 2023![](https://wattenestatecondo.com/apple-touch-icon.png)![](https://wattenestatecondo.com/assets/img/image-01.webp)](https://wattenestatecondo.com) Watten House Condo is a good buy in 2023 In Singapore, new launches are also called “Building under Construction (BUC)”. Because the property is progressively being built, the appropriate financing method is also progressive in nature. It is called “Progressive Payment Scheme (PPS)”. But certainly not to be confused with Singapore Airlines PPS 🙂 ![Progressive Payment Scheme In A Trust](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/businessman-building-a-successful-financial-graph-1024x682.jpg) Progressive Payment Scheme ### What is the Progressive Payment Scheme The Progressive Payment Scheme (PPS) is the payment method used for properties that are basically still under development. Rather than pay for the whole property at one go (as you do with resale completed units), the Progressive Payment Scheme means that you (or your bank) only pay to the developer when certain certified and pre-determined construction milestones are hit. This chart shows how the payments are made over the life time of a building under construction. ![Progressive Payment Scheme](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/3E219120-C941-45DB-B39C-F4D7FE39F900-1024x715.jpeg) Progressive Payment Scheme ### How will the Progressive Payment work for a $750,000 property I am going to illustrate how the Progressive Payment Scheme works for a $750,000 property. I am choosing this quantum (which is possible for a one bedroom or a small two bedroom in some areas) because this is the amount that is relevant for our topic for this article. Which is, basically, to buy new launch condos with a trust. For larger quantum, talk to your friendly real estate agent or use an online calculator. Here is the progressive payment schedule AFTER the 25% down payment and Buyer’s Stamp Duty (BSD). That means this chart shows how the payment of the remaining 75% of the $750,000 property is spread out over the “life” of the construction of the condo. ![Progressive Payment Scheme for $750,000](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/2A9EBA69-19E2-45D9-B7D6-0DB0EC80B890-1024x866.jpeg) Progressive Payment Scheme for $750,000 ### How Does Buying New Launch Condos in a Trust serve as a Saving Plan for you So let’s talk about buying [new launch condo](https://sgnewprojects.com/) in a trust. Remember that in the previous post on [buying a trust property](https://www.patkoproperty.com/buying-singapore-property-in-trust/), that when buying a property for your child, you cannot use CPF nor can you use any bank loans. So you must use all cash for this property under construction. Hence for the example above, you will need to pay $750,000 in cash for the condo and also about $17,100 for Buyer’s Stamp Duty. However, there are several good “features” of the Progressive Payment Scheme that we can look at when buying this $750,000 property for your child under a trust. Firstly, we are looking at an affordable quantum of $750,000\. This usually get a one bedroom or a small two bedroom unit. Which, besides being affordable, is also the right size to rent out as a passive income source. This is because you are probably buying this property for the child for the future and not really going to move into this property upon completion. Hence it makes for a good rental play. The rental will go into the trust. Which will be for the benefit of your children. Secondly, we are buying a building under construction. Because of the Progressive Payment Scheme, we are only required to make each payment only at each completed milestone. You are not paying for the whole transaction at one time, like in a resale. Basically, in most new launches, we are looking at each milestone at around 3-6 months between each milestone. In other words, we are looking at making each payment roughly every six months. This is why we also called this as a forced savings plan. You are being “forced” to ~~pay~~ save $37,500 every six months or so. ![New launch condos as a saving plan](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/money-savings-banner-1024x496.jpg) New launch condos as a saving plan Also, the final payment is about one year AFTER temporary occupation permit (TOP). If you are familiar with building under construction, TOP is where you are receiving the keys to the unit from the developer. Because it is a condo, not much renovation are needed to make this unit ready for rental. This means, you are already collecting rental income for almost a year before the final payment. Finally, besides being a rental play, the completed new launch property will likely be producing a capital gain. When the conditions are right (eg the property market is hot, 5 years is over (why. ask me. 🙂 ), the Rental Yield is no longer attractive and your child has grown up and might want to buy his/her own HDB flat), you can then sell the property for a good price and return all the cash payments AND a profit back to the trust. And then, depending on the terms of the trust, dissolve the trust and you can get back all the monies. These monies will also include the rental the property has collected over the years. Now is that a good savings plan or not 🙂 What do you think ? ### A true life example Here is a newspaper cutting for someone who has plans to buy properties for his children with small units at [new launches](https://sgnewprojects.com/). ![Buying properties for his five kids](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/C276C52C-F35F-4587-B3C9-3EC3B12D8BA6-933x1024.jpeg) Buying properties for his five kids You can certainly do the same for your children. Start small but do start 🙂 ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### Buying Singapore Property In Trust for Your Child URL: https://www.patkoproperty.com/buying-singapore-property-in-trust/ Last updated: 2023-10-07T15:03:12.000Z There is now much talk in Singapore about buying Singapore property in trust for your child (or even all of your children !). This could be due to a very interesting Bloomberg article on how parents in Singapore are buying property under trust for their children. The title of the article was pretty sensational ([Singapore’s Rich Kids End Up With Penthouses as Parents Skirt Taxes](https://www.bloomberg.com/news/articles/2019-07-30/singapore-rich-kids-end-up-with-penthouses-as-parents-skirt-tax)) but it did pointed to a growing trend in Singapore. ![Newspaper Article on Why buy Singapore Property In Trust for your child](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/Newspaper-Clippings-on-Parents-Buying-Properties-for-Children-in-Singapore.png) Newspaper Clippings on Parents Buying Properties for Children in Singapore ### Why buy Singapore Property In Trust for your child There are three reasons that I frequently give to my clients as the main reasons for this trend of buying properties in trust for children. **Reason one :** As property prices kept rising in Singapore, well heeled parents (with lots of cash, and we shall see why this is important later) can afford to buy these properties for their children. They know that through ups and downs, the property prices in Singapore are in a long term uptrend. Hence, they want to give their children a head start by buying the properties now. **Reason two :** Some parents want to avoid paying Additional Buyer Stamp Duties (ABSD) for a second property and so they bought it under the name of their children (and if the children is not of a legal age of 21 years old to hold property, they do so under a trust). **Reason three :** In a way, buying a “new launch property under trust for your children is akin to a forced saving plan with the possibility of future capital gains or rental income. I will cover this in [some detail in this blog post](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/). ### Singapore Property and Additional Buyer Stamp Duties In Singapore, the purchase of a property entails the payment of a Buyer Stamp Duty. This is about 3% to 4% of the purchase price of a property. You cannot avoid this. At all. In addition, depending on your residence status, you are also supposed to pay for additional buyer stamp duties (or lovely known as ABSD). ABSD strikes fear into many hearts of buyers due to the high tax rates. > *What are the ABSD Rates now as at July 2019 ?* This is outdated as at 2023\. Read about the latest [ABSD for Singapore Citizens, PRs and foreigners in 2023 here](https://www.patkoproperty.com/new-absd-rates-for-foreigners-in-apr-2023/). Here is the outdated 2019 ABSD rates. That's fine as we are explaining concepts here. ![ABSD Rates July 2019](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/ABSD-Latest-July-2019.jpg) **ABSD Rates July 2019* ****(OUTDATED)** I always like to colour code the ABSD Rates as above to give it three different sets to help my clients quickly understand where they belong to. **Set one :** Singapore Citizens. Singapore citizens pay 0% ABSD tax rate for their first property. They then pay a 12% ABSD tax rate for their second property and a 15% ABSD tax rate for their 3rd property onwards. This is over and above the Buyer Stamp Duty. **Set two :** Singapore Permanent Residents. Neither a Singaporean citizen nor a foreigner, Singapore Permanent Residents (SPRs) pay 5% immediately for their first property and then 15% on their second and more property. This is over and above the Buyer Stamp Duty. Read about [ABSD for PRs here](https://www.patkoproperty.com/do-prs-pay-absd/). [Do PRs in Singapore need to pay ABSDDo PRs Pay ABSD ? Learn about the different conditions that dictates whether a PR in Singapore learn ABSD![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/2022/09/Does-PR-pay-ABSD.webp)](https://www.patkoproperty.com/do-prs-pay-absd/) **Set three :** Foreigners. Except for the nationals of these five countries (*Iceland, Liechtenstein, Norway or Switzerland and United States of America*), all other foreigners (think of citizens of China, Indonesia, Japan, United Kingdom) all pay a flat 20% immediately for their first and more properties. This is over and above the Buyer Stamp Duty. Read about [Foreigners and ABSD here](https://www.patkoproperty.com/foreigners-absd-singapore/). [Foreigners and ABSD in SingaporeWhat are the ABSD rates for foreigners in Singapore. Do all foreigners pay ABSD ? Which countries’ nationals do not pay ABSD ?![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/size/w256h256/2022/08/A9D02924-D0D8-4F58-9B8A-9452CE6EADDF.png)PatkoPropertyPatko![](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2020/02/FD120B5A-B997-4103-B518-3A92829213BC.jpeg)](https://www.patkoproperty.com/foreigners-absd-singapore/) So the financial implications for buying a second property is pretty high. For a $1 million dollar property, the ABSD will cost $120,000 in cold hard cash (or CPF) for Singaporeans. ### How does buying a property in trust help in a reduction in ABSD So how does buying. a property in trust help in the reduction of ABSD ? Firstly, when buying a property in trust for a child, the child is considered the “legal owner” for the property (and the parents, “the trustees” are just holding the property in trust for the child). The property is under the “name” of the child (*it is slightly more complicated than that but we use the common traditional Singapore way of saying “the property is under the name of the child” to help parents understand this*). Secondly, we next then consider how many properties does a child has now at the time when the property is purchased under his/her “legal ownership”. Most normal children should have ZERO properties at a minor age 🙂 Hence when a parent purchase a property for the child under a trust, the “legal owner” (the child) will have one property now. One property for a Singaporean citizen carries ZERO ABSD tax (instead of 12% under the parents’ ownership and hence a “saving” of 12% ABSD tax !). One property for a Singapore Permanent Resident “legal owner” carries 5% ABSD tax (instead of 15% for a second property under the parents’ ownership, and hence a “saving” of 10% ABSD tax). Now you can see why some parents go out of their way to get a second property in trust (under the ownership of their children) to avoid ABSD. ### What are some of the pitfalls in buying a property in trust One word. **Cash. You need cash for everything.** ![Cold hard cash are needed to buy a property in trust for your child](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/08/basket-of-cash-1024x686.jpg) Cold hard cash are needed to buy a property in trust for your child Traditionally, when we (mere mortal adults) think of buying a property, we think of cash downpayment, then CPF payment and finally a bank loan. All in that order. Welcome to buying a property in trust. Because the “legal owner” of the property is the child (through the trust), the child must have the “ability to pay” for the property (in legal terms). So the child must have the cash downpayment, the CPF and the bank loan. Does a child have cash (maybe), CPF (not much except some government handouts into their CPF account but most likely the balance is very little or even zero) or even a bank loan (likely to be NO as the child does not have a job) ? With no ability to pay for the property through CPF and with no bank loan available, that means the whole property must be 100% purchased in full cash. There are no other way of financing for this property other than paying for the whole property (and its fees such as Buyer Stamp Duty, Legal Fees etc) with Cash. Cash. Cash. Hence you can see why I stated in Reason 1 for purchasing such a property with this method as something that well heeled parents (with cash) can afford to do. For these parents, avoiding ABSD might not be the real true reason (even if it is a nice benefit) as they can afford the property and its associated costs. They are more interested in giving their children a leg’s up in property investment. [PatkoProperty New Launches web siteOfficial Patrick Ko website. Singapore real estate listings, property for sale/rent, project new launches. Call +65 90994422 now!![](https://sgnewprojects.com/favicon.ico)PatkoProperty New Launches web site![](https://pnphoto.propnex.com/agt/pp/067232338.jpg)](https://sgnewprojects.com/) However, for most parents, it is still possible to buy a Singapore property for their children if you have enough cash (and also focus specifically on buying a much smaller property such as a one bedroom or two bedroom unit). The smaller properties are easier to rent out anyway for rental and can provide a good income for the trust. Notice I used the word, “trust” and not the parents. All rental proceeds from the property purchased under a trust must go back to the trust and distributed for the “good” of the child (and not the parents). You might have come up with the cash but you are not entitled to the benefits of the purchase. Sorry 🙂 Finally, do note that the “legal owner” is the child. So the child (upon reaching a certain mature age) might have ideas different from the parents. Hopefully not but just be aware that the law recognise the owner as the child and hence his/her wishes will be paramount (e.g he might not want to rent it out but use it as his play house :p ). In another blog post, I will cover another method of allowing parents to buy [properties through a trust. This is by buying “building under construction” ](https://www.patkoproperty.com/buying-new-launch-condos-with-trust/)properties (BUC or what we commonly called [new launches](https://sgnewprojects.com/)). I called this a forced saving plan and I will show you why this is quite workable for parents who want to help their children to buy a property. Hope you find this blog post useful for understanding why do parents want to buy a property in trust for a child. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/) ### HDB Option Money and HDB Negative Sales URL: https://www.patkoproperty.com/hdb-option-money-negative-sales/ Last updated: 2023-10-07T14:57:35.000Z When a HDB owner sells his HDB flat, he first issues an option to purchase (OTP) to the buyer. This is a standard document that must be issued for the seller to facilitate the HDB resale process. ### What is HDB Option Money In exchange for the OTP and the 21 days (standard in all HDB sales), an option money is given to the seller. In Singapore real estate practice, it is usually $1,000. After 21 days, when the buyer is convinced he wants to buy the property and hence that he would exercise the option, he would then give another (usually) $4,000. Hence in total, the HDB seller receives $5,000 in cash from the buyer. This is called the “option money”. ![Option Money for HDB OTP](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/07/close-up-of-hands-giving-and-receiving-dollar-money-1024x683.jpg) HDB Option Money is $5000 Many HDB sellers, at this point, would think this money is part of the selling price of the HDB flat (that’s true) and hence theirs to spend (not true). ### What is HDB Negative Sale The issue is in the case of a HDB negative sale. A HDB negative sale happens when the selling price of the HDB flat is less than the sum of CPF refund (which includes the principal amount and the famous CPF accrued interest) and the outstanding loan. (Note: To calculate [how CPF are refunded from sales proceeds of a negative sale, please read this article here](https://www.patkoproperty.com/cpf-refund-hdb-negative-sale/)). ### A Simple Example of a HDB Negative Sale Say the selling price of a HDB four room flat in Sengkang is $450,000\. The existing loan (HDB or Private Bank Loan) is $400,000\. The owners have used their CPF to pay for the downpayment and the monthly instalment of the HDB flat. When they checked their CPF statements, they found that the CPF to be refunded back (after the sale) is $80,000. In this case, it is a negative sale. The selling price ($450,000) is less than the sum of CPF refund ($80,000) and outstanding loan ($400,000). To be exact, it is $30,000 “loss”. In this article, we will not go into the “worries of a negative HDB sale”. Just know that this is a negative sale. ### So what happen to the HDB Option Money in a HDB Negative Sale Now the owners have already received $5,000 option money. Is this money theirs to keep in the case of a “negative sale” ? Nope. Unfortunately not. ### What are the CPF rules on option monies in HDB negative sales Under CPF rules, “option monies have to be refunded to the sellers’ CPF accounts, in the case where the sales proceeds are not enough to make the full required CPF refund, before the transaction can be completed”. This is because “any option monies (e.g. option fee and option exercise fee) received from the buyers in cash upon the sale of the property are considered as part of the selling price and need to be refunded to the sellers’ CPF accounts before the transaction can be completed”. A letter from CPF Board was once received by my clients in a negative sale and asking specifically for them to refund the option monies. ![HDB Sellers Need to refund Option Money to CPF for negative sales](https://storage.ghost.io/c/9e/30/9e3010e5-95ed-46ed-b474-456a0d14d83c/content/images/wordpress/2019/07/Refund-Option-Money-to-CPF-for-Negative-Sales.jpg) HDB Sellers Need to refund Option Money to CPF for negative sales ### What does this mean for you as a HDB Seller ? This means you need to be first to be sure whether your HDB sale will be “profitable” (or more correctly, has “cash proceeds”) or your HDB sale is a “negative” one. To do so, you can do the calculations above or you can use the HDB sales proceed calculator (google for it) or get your [real estate agent](https://www.patkoproperty.com/about-patkoproperty/) to do so. All competent real estate agents can very quickly let you know whether your sale is a negative sale or not. If your sale is a negative HDB resale, you will just have to take note that you **MUST NOT SPEND** your $5,000 option money away. You will be asked to pay back this amount to the CPF to complete your sale. So don’t happily spend the money away or use it as the option fee for your other property’s purchase. Or in the words of a local political joke, “**option money is not your money**” (in a negative sale) 😉 Note that this is different from the case where a [HDB buyer simply did not exercise the option to purchase](https://www.patkoproperty.com/hdb-option-period-and-non-exercise/). As more and more HDB sales are becoming negative sales with no cash proceeds and hence this little tip is important to take note of. ## Staying in Touch ### Do Consider Subscribing to my Emails and Social Media [My FaceBook Page](https://www.facebook.com/patkoproperty/) [My Instagram](https://www.instagram.com/patkoproperty/)