Housing & estates — Topics

8 Sep 2014

Sale and Subletting of Flats under Enhanced Lease Buyback Scheme

The Minister clarified that under the Enhanced Lease Buyback Scheme, homeowners can sublet spare bedrooms but cannot sell or fully sublet the flat, as the remaining lease value is retained and discounted to make the scheme financially attractive.
A Member questioned the restriction on selling or subletting the remaining lease, but the Minister explained that the valuation accounts for the time value of money, resulting in a more favorable cash split for sellers.
Another Member requested the publication of the methodology and figures for calculating the net present value of the lease buyback, but the Minister responded that the valuation process is established, transparent, and subject to appeal by experts.

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8 Sep 2014

Implementation of Enhanced Lease Buyback Scheme

The Minister confirmed that under the enhanced LBS, flat owners can choose a 35-year lease option to cover them until age 100, and HDB will work out case-by-case housing arrangements if anyone outlives the lease.
For flats affected by the Selective En bloc Redevelopment Scheme, owners will receive compensation based on the balance lease at the time of the SERS announcement and have the option to buy a new replacement flat with the same balance lease or a fresh 99-year lease at a subsidized price.
The CPF top-up requirement for LBS proceeds is being relaxed, allowing households with two or more owners to retain more lump-sum cash after topping up only half the age-adjusted Minimum Sum per owner.

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8 Sep 2014

Valuation of Lease under Enhanced Lease Buyback Scheme

HDB determines the lease value under the Enhanced Lease Buyback Scheme by having a professional valuer assess the market value of the flat with its full remaining lease and then subtracting the value of the lease years the owner retains and any outstanding housing loan.
The value of the retained lease is calculated using established valuation standards, adjusted for restrictions like no subletting or resale, and the split between retained and sold lease is not linear but weighted more toward the retained portion due to time value and faster depreciation of short leases.
Property market volatility affects all monetisation options, including the Lease Buyback Scheme, and while timing can influence payouts, it is difficult to predict optimal cycles; counselling is advised to help owners make informed decisions.
A minimum 20-year lease sale to HDB is required to ensure meaningful proceeds, as shorter leases yield very low values that may not be practical for owners.

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8 Sep 2014

Short-term Rental Leases at Private Condominiums

Pritam Singh inquired about the prevalence, regulation, enforcement, and complaint history of short-term rentals (under six months) in private condominiums managed by MCSTs.
The Senior Minister of State replied that URA guidelines prohibit rentals under six months as an offence under the Planning Act, with about 520 complaints received since 2013, citing privacy and security concerns, and that enforcement actions are taken against offenders.
Singh asked if the government plans to review the regulatory framework for short-term rentals in both public and private markets, considering the rise of sharing economy platforms like Airbnb.
The Minister acknowledged the trend of sharing economy platforms and their disclaimers to comply with local laws, emphasizing the need to balance resource sharing benefits with existing regulations to protect consumers and service providers.

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5 Aug 2014

HDB Flat Choice of Lower Income Elderly

Dr Intan Azura Mokhtar asked how many Singaporeans aged 55 and above live in 3-, 4-, and 5-room flats, how many of these are lower income elderly, and how many have joined the Enhanced Lease Buyback Scheme since its 2013 enhancement.
Minister Khaw Boon Wan replied that 367,000 households with elderly owners live in these flat types, with 32% in 3-room, 44% in 4-room, and 24% in 5-room flats, but HDB does not track income data, and 326 households have joined the enhanced scheme.
Dr Mokhtar proposed extending the Enhanced Lease Buyback Scheme to 4-room flats, noting that 44% of the elderly households are in such flats.
Minister Khaw acknowledged the suggestion and stated that the ministry is studying various monetisation options based on feedback from focus group discussions with seniors.

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5 Aug 2014

Decision on Locations of Speed Cameras and CCTVs

Ms Lee Li Lian sought to expedite CCTV installations in HDB blocks with high crime reports, and asked if new BTO flats would have CCTVs installed upon obtaining TOP, with coordination from the Ministry of National Development.
The Second Minister for Home Affairs confirmed that police cameras are being installed at all 10,000 HDB blocks and multi-storey car parks, with 18,000 cameras already installed in 3,300 blocks by May 2012, and full coverage targeted for completion by 2016.
The installation schedule is regularly reviewed based on crime trends, community feedback, and Town Council recommendations to maximize crime deterrence and detection, alongside broader community policing initiatives.

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4 Aug 2014

Permanent Residents Selling Their HDB Flats and Proceeds from Such Sale

Mr Baey Yam Keng asked about the number of Permanent Residents selling HDB flats over the last decade and suggested differentiated profits for citizens and non-citizens, such as a capital gains tax.
Khaw Boon Wan stated that between 2,300 and 3,500 HDB flats were sold by Permanent Resident households each year in the last 10 years.
Existing measures already differentiate treatment for Permanent Residents, including ineligibility for subsidised new flats, no housing grants, additional buyer's stamp duty, a three-year wait to buy resale flats, and restrictions on subletting and selling after buying private property.
The government is not planning additional measures at this time due to the significant differentiation already in place.
The debate focused on whether further differentiation, like a capital gains tax for non-citizens, is necessary given current policies.

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4 Aug 2014

Public Housing Options for Singapore Unmarried Parents below Age 35

David Ong inquired about public housing options for unmarried parents below age 35 with children and whether exemptions for HDB BTO or resale flats could be granted.
Khaw Boon Wan stated that these parents can apply to buy BTO flats together with their parents, and for independent living, HDB will consider appeals case by case in exceptional circumstances.
The debate highlighted limited housing options for young unmarried parents, with potential flexibility through appeals rather than fixed exemptions.
The government’s response emphasizes family involvement in housing applications and case-specific reviews rather than a blanket policy change.

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4 Aug 2014

Improvements to Lifts without Safety Features at HDB Blocks

Mr Zaqy Mohamad inquired about plans to upgrade lifts without modern safety features in older HDB blocks, such as those in Chua Chu Kang Town built between 1987 and 1997.
Minister Khaw Boon Wan stated that lifts installed after 1997, including replacements under the Lift Upgrading Programme, already include features like vision panels and surveillance system provisions.
He explained that Town Councils are responsible for replacing older lifts using their Sinking Funds when they reach the end of their lifespan, and he recommended they include enhanced features in future tender specifications.

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4 Aug 2014

Review of Enhancement for Active Seniors Programme

The Enhancement for Active Seniors (EASE) programme review has been completed, with the age criterion lowered from 70 to 65 years old, and further to 60–64 for those needing daily living assistance, expanding coverage to an additional 100,000 households.
The programme’s scope has been extended to include slip-resistant treatment and grab bars for a second toilet in eligible flats.
HDB will consider and approve requests from low-income families with special needs members who do not meet the age criteria if their needs are justified.

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4 Aug 2014

Regulating Increase in Number of Licensed Moneylenders

Mr Lim Biow Chuan questioned the Government on regulating the maximum number of moneylenders and pawnbrokers in HDB estates to prevent excessive availability of credit.
Minister K Shanmugam stated that imposing geographical limits on moneylenders is not currently effective due to Singapore's small size and high accessibility.
The Ministry is reviewing this position and has established an Advisory Committee on Moneylending to consider issues including the location of moneylenders in HDB estates.
The Committee's conclusions and recommendations will be shared upon completion of its work.

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4 Aug 2014

Children Listed as Co-Lessees for Their Parents' HDB Flats

Zainal Sapari inquired if children listed as co-lessees for their parents' HDB flats to assist with mortgage payments would not be counted as having used an HDB concessionary loan when purchasing their own homes.
Khaw Boon Wan clarified that these children are permitted to take a second HDB concessionary loan for their own flat purchase.
The exchange highlights policy considerations for family support in housing affordability while maintaining loan eligibility for subsequent home purchases.

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4 Aug 2014

Sale of HDB Flats to Unwed Mothers

Lim Biow Chuan questioned the Government’s stance on allowing unwed mothers with children to purchase HDB flats.
Khaw Boon Wan stated that unmarried parents with children can already apply to buy a BTO flat together with their parents.
Unwed mothers aged 35 or older can buy a resale flat from the open market and receive a housing grant.
They may also apply to purchase a 2-room BTO flat in a non-mature estate directly from HDB.

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4 Aug 2014

Easing Property Cooling Measures

Foo Mee Har asked whether the government could relax property cooling measures like the Additional Buyer Stamp Duty to allow financially prudent Singaporeans to upgrade their homes.
The Minister for National Development explained that cooling measures aim to maintain housing market stability and financial prudence, with existing concessions like stamp duty refunds and high loan limits already supporting upgraders.
The Minister emphasized that relaxing measures is premature, as it could increase demand, transactions, and housing prices, which would not be favorable to aspiring home-buyers.

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9 Jul 2014

Properties of Permanent Residents Who Leave Singapore

Mrs Lina Chiam questioned if Permanent Residents can keep their properties after withdrawing CPF funds when leaving Singapore permanently.
Khaw Boon Wan stated that PRs can only withdraw CPF after ceasing PR status and must sell any landed property or HDB flat they own.
He added that PRs are not required to sell private apartments or condos, as foreigners are allowed to own such non-landed properties.

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8 Jul 2014

First-timer Applicants for BTO Flats in Non-mature Estates

Gerald Giam Yean Song asked about first-timer BTO applicants with multiple unsuccessful attempts in non-mature estates, including how many have not applied since 2013 and whether automatic priority could be given after four failures.
Khaw Boon Wan responded that only 10 first-timer families have three or more unsuccessful attempts, and of the 200 applicants from 2013, 60 were later successful, 10 bought other types of housing, and 130 have not participated since.
The Minister stated that with increased flat supply, the backlog of first-timer applicants has been cleared, and the government will continue to monitor supply and demand.

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8 Jul 2014

Preventing Abuse of HDB's Proximity Priority Schemes

The Ministry of National Development is holding Housing Conversations to gather public feedback on helping extended families live closer together, including the idea of giving absolute priority for proximity to parents.
Participants had mixed views, with some supporting absolute priority and others concerned it could create an "alumni effect" that disadvantages those without parents already in the estate.
A balanced approach being studied is to set a quota for proximity priority rather than absolute priority, similar to the Parenthood Priority Scheme, to encourage family closeness while keeping opportunities open for others.

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8 Jul 2014

Breakdown of Flat Types to be Built by HDB over Next Two Years

Er Dr Lee Bee Wah asked the Minister for National Development for the breakdown of studio apartments, 3Gen flats, and 2-room to 5-room flats HDB will build over the next two years.
Khaw Boon Wan stated that HDB will offer 22,400 BTO flats this year, with 16,700 being three-room and larger units, 5,000 two-room flats, and 700 studio apartments.
He added that 12,700 flats will be launched in the next six months, a second Sale of Balance Flats Exercise will be held, and next year’s BTO supply will likely be lower and determined by application rates.

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7 Jul 2014

Additional Levies on Unsold Non-landed Housing Units

The debate centered on the number of unsold non-landed housing units subject to additional levies and any conversions to serviced apartments, as of May 2014.
Minister Khaw Boon Wan confirmed that 5,339 units from 32 developments had disposal deadlines between May 2014 and May 2016, with 791 units (15%) remaining unsold.
Khaw stated that no units developed by Qualifying Certificate holders were approved for conversion into serviced apartments between 2012 and May 2014.

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7 Jul 2014

Statistics on Executive Condominiums

Mr. Gan Thiam Poh asked for the number of unsold Executive Condominium (EC) units as of May 2014 and the units scheduled for launch in the next 18 months.
Minister Khaw Boon Wan stated that 779 EC units were launched and remained unsold as of 31 May 2014.
The minister also confirmed that approximately 6,800 EC units are expected to be launched in the next 18 months.

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