Housing & estates — Topics

14 Jan 2013

Housing Requirements of Singles

Dr Lee Bee Wah questioned whether the age requirement for singles to buy new HDB flats could be lowered and called for a study on housing needs for single Singaporeans aged 25 to 34.
Minister Khaw Boon Wan reaffirmed that public housing policy supports a pro-family framework, encouraging singles to live with families for mutual support.
Khaw explained that singles can buy new flats from age 21 if forming a family nucleus with parents, or resale flats at age 35 to live independently, with the age limit tied to promoting marriage and parenthood.
He noted that while policy revisions for singles buying new flats with restrictions are being considered, there are no plans to lower the minimum age due to marriage rates peaking between 25 and 34.

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14 Jan 2013

Quick Build-up of Telecommunications Base Stations in New Estates

The Minister explained that time lags in setting up base stations in new estates arise from mobile operators needing to negotiate commercial terms with building or land owners, a process that can take three to 12 months.
To ensure telcos keep pace with new housing construction, the IDA has revised quality of service standards to include indoor coverage and is streamlining processes for HDB buildings, while a revised Code of Practice will require building developers to facilitate mobile coverage.
The Ministry emphasises that network design is a business decision for telcos, but they must meet regulatory coverage requirements, and IDA will continue monitoring developments to minimise inconvenience to residents.

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14 Jan 2013

Salary Terms in Cleaning Contracts Managed by NEA

Zainal Sapari asked for the number of hawker centres with cleaning contracts managed by NEA, who oversees those not managed by NEA, and the average gross salaries of cleaners under both NEA- and non-NEA-managed contracts.
NEA directly manages cleaning contracts for all 25 MEWR-owned hawker centres, covering general, toilet, and table cleaning, while Town Councils and Hawkers’ Associations oversee the 82 HDB-owned centres.
From April 2013, NEA requires accredited contractors under the Enhanced Accreditation Scheme to pay cleaners a minimum basic wage of $1,000 per month.
NEA encourages Town Councils and Hawkers’ Associations to use accredited contractors, ensuring cleaners benefit from progressive wages and other advantages.
The debate highlights NEA’s role in setting wage standards for its contracts and efforts to extend these standards to non-NEA-managed centres.

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14 Jan 2013

Reviewing Rationale for Executive Condominiums

Several MPs raised concerns that Executive Condominium (EC) prices are becoming unaffordable, particularly for the targeted "sandwich class" earning under $12,000, citing high-profile sales of luxury EC penthouses.
The Minister for National Development outlined four measures to correct market deviations: a 160 sq m size cap per unit, counting private enclosed spaces and roof terraces in gross floor area, restricting dual-key units to multi-generational families, and delaying developer launches.
The debate questioned whether the EC scheme still meets its objective of providing affordable private housing for middle-income Singaporeans, with suggestions for price caps and reintroducing multi-generational BTO flats.
The Minister defended the EC scheme as beneficial and relevant, comparing it to getting a Lexus at a Corolla price, but acknowledged vigilance against abuse and potential further adjustments if needed.

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16 Nov 2012

Replacement Flat Prices for Residents Affected by SERS

Denise Phua asked the Minister for National Development whether HDB could increase the discount or cap on replacement flat prices for SERS residents, and when the discount formula was last reviewed.
Khaw Boon Wan explained that SERS flat owners receive a generous package including full compensation, new 99-year lease flats at subsidised prices, and an additional 20% discount capped at $30,000, which is consistent with other housing grants.
He noted that HDB regularly reviews policies, has added new grants over the years, and that the total support for SERS residents has increased even though the basic CPF grant remains unchanged.
Denise Phua acknowledged the package's generosity but highlighted that housing prices have risen significantly since the discount formula was likely reviewed about 20 years ago, and urged considering an update before finalising recent SERS projects like Rochor.
Khaw Boon Wan reiterated that while the basic grant is unchanged, the overall grants and support have expanded, ensuring SERS residents continue to receive substantial benefits.

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16 Nov 2012

Price Trend for BTO Flats

Er Dr Lee Bee Wah queried the price trend for BTO flats in mature and non-mature estates over three years and asked how affordability is maintained amid inflation.
Minister Khaw Boon Wan stated that BTO prices have stabilized, rising only 12% since January 2009, compared to a 34% rise in the HDB resale price index, and highlighted affordability measures like grants and housing loans.
The Minister emphasized that BTO pricing considers the average monthly income-to-loan ratio of 23% for first-timers, ensuring affordability, and noted that resale prices are market-driven while BTO prices are controlled by the government.
Specific prices were cited for non-mature estates, such as $251,000 to $310,000 for a 4-room flat and $320,000 to $385,000 for a 5-room flat, as part of efforts to stabilize prices.
The Minister defended the 12% increase as an achievement despite inflation and expressed hope for future moderation in resale prices, which could allow further adjustments to BTO prices.

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15 Nov 2012

Strong Singapore Dollar and Impact on Non-Imported Inflation

Teo Siong Seng questioned how a strong Singapore dollar policy addresses inflation driven by domestic factors like rising manpower, transport, and rental costs.
Tharman Shanmugaratnam explained that while high inflation in 2012 was partly due to domestic factors like COE premiums and imputed housing rentals, the strong dollar helps dampen imported prices and moderate overall inflation, with monetary policy calibrated to guard against rising inflation expectations.
The government employs a multi-pronged strategy including supply-side measures such as expanding public transport and housing supply, as well as targeted financial support for lower-income households to manage cost pressures.
To address long-term inflationary pressures from a tight labor market, the government emphasizes raising productivity through investments and initiatives, aiming to sustain growth without increasing reliance on foreign workers or inflation.

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15 Nov 2012

Solar-Powered Lightings at HDB Blocks

About 100 HDB blocks across 15 locations have solar PV systems, primarily to power common-area lighting, water pumps, and lifts, with 40 blocks in Punggol under a solar leasing model where Town Councils save up to 5% on electricity bills.
The solar leasing model, partly government-funded and mostly financed by contractors who recoup costs by selling solar power to Town Councils, has a payback period of 19 years; monthly savings per block range from $500 to $800.
Savings currently benefit Town Councils by mitigating operating costs, which may delay tariff adjustments for residents, but direct rebates to Service and Conservancy Charges are not yet realized as the program remains in a pilot phase.
The government aims to scale up the program if solar PV cell costs continue to fall, though current economics require subsidies and global benchmarks suggest widespread adoption is still limited.

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15 Nov 2012

Schedule of Work Stages in Lift Upgrading Programme

Png Eng Huat asked about the average time lags in the Lift Upgrading Programme (LUP) and whether HDB could assist residents in flats not selected due to design-related cost issues.
Lee Yi Shyan responded that from announcement to polling typically takes about a year, and from polling to completion generally takes another two and a half years, with HDB working to expedite projects while maintaining quality and safety.
Png Eng Huat highlighted that some LUP batches in Hougang were overdue, specifically asking about Batch 9’s planned 2014 completion, and Lee Yi Shyan agreed to look into specific cases causing delays.
Christopher de Souza and Baey Yam Keng raised concerns about delayed construction in other constituencies and suggested relocation packages for non-benefiting units, with Lee Yi Shyan noting ongoing efforts to address mobility issues and considering suggestions.

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15 Nov 2012

Bomb Shelters in HDB Flats

Denise Phua Lay Peng raised concerns about the space efficiency of bomb shelters in shrinking HDB flats, noting they are often used as store rooms and suggesting alternatives be considered with the Ministry of Home Affairs.
Lee Yi Shyan explained that all residential buildings, including HDB flats, must provide shelters per the Civil Defence Shelter Act, with HDB opting for household shelters due to advantages like immediate protection and lower security risks compared to shared staircase shelters.
HDB has improved shelter layouts over time, reducing space requirements while maintaining compliance, and the government views these shelters as a necessary "insurance policy" for crises despite their peacetime storage use.

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15 Nov 2012

Lift Upgrading Programme's Cost and Benefit to Each Household

The cost per benefiting housing unit is computed by dividing the total cost of upgrading a block by the number of units directly benefiting from the Lift Upgrading Programme (LUP), and HDB has consistently used this basis but will not change it as the programme nears its end.
HDB is focusing on completing the remaining feasible blocks by 2014, but some blocks cannot be upgraded due to high costs or technical constraints, and HDB continues to seek solutions for them.
Residents in non-benefiting blocks who face physical barriers due to age or medical conditions can approach HDB for special assistance to improve their quality of life.
The LUP is a large-scale program with a $5 billion budget covering 5,000 blocks, and HDB works to find cost-effective technical solutions for challenging blocks while maintaining financial prudence.
Beyond lift upgrades, HDB is exploring alternatives for residents in difficult blocks, such as partial landings, and encourages those with severe disabilities to contact HDB for tailored assistance.

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14 Nov 2012

Test-Bedding of Solar Photovoltaic Installations

The government has supported solar PV test-bedding through HDB’s Solar Capability Building Scheme and EDB’s CERT Programme, with installations at HDB blocks, Ngee Ann Polytechnic, and other public sites, yielding data on feasibility and best practices in Singapore’s climate.
HDB’s solar PV systems generate about 3,200–4,000 kWh monthly per block for common services, reducing grid dependency, while the government remains open to various energy options based on economic viability.
The government will continue facilitating solar PV adoption and may expand installations on public buildings where cost-effective, but scaling beyond current targets depends on feasibility studies and economic sense.
The private sector is expected to evaluate solar PV’s cost-effectiveness, supported by government infrastructure and regulatory reviews to encourage wider adoption.

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14 Nov 2012

Barrier-free Accessibility Programme

The Minister reported that the Barrier-Free Accessibility (BFA) programme has been completed for all 7,791 HDB blocks, with basic features like ramps and railings retrofitted, and future upgrades may be incorporated through Town Council initiatives.
New HDB estates and all new buildings in Singapore are required to follow Universal Design standards mandated by the Building and Construction Authority (BCA), ensuring barrier-free features are included from the start.
Close to 100% of frequently used public sector infrastructure, such as hospitals, markets, and MRT stations, now have basic barrier-free accessibility, including ramps, accessible lifts, and ground-level toilets.
The BCA provides an Accessibility Fund for private building owners to upgrade their premises, with 110 projects approved, leading to barrier-free areas like Orchard Road.

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14 Nov 2012

Applicants who Fail to Complete Purchase of Selected BTO Flats

In 2010 and 2011, about 3,000 out of 43,000 BTO applicants (7%) failed to complete their flat purchase after selection.
The main reasons given were financial difficulties from job loss, family relationship breakdowns, and changes in location preference.
HDB imposes a non-refundable booking fee, forfeits 5% of the purchase price, and debars defaulters from sales exercises and housing grants for one year to discourage non-completion.

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14 Nov 2012

Hoarding in HDB Flats

Lim Biow Chuan asked about the number of hoarding cases in HDB flats over the past three years, the actions taken by HDB, and their effectiveness.
Khaw Boon Wan reported 57 hoarding cases from 2009 to 2011, with HDB conducting site inspections, advising residents to remove fire hazards, and organizing counseling with social workers and SCDF when needed.
The response noted that residents are generally cooperative, but for some with compulsive hoarding, professional help is involved to address behavioral issues.

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14 Nov 2012

Adequacy of Singaporeans' Retirement Income

Laurence Lien questioned if new retirees, especially middle-class Singaporeans, will have enough replacement income to maintain their lifestyle, citing Singapore's low ranking in the Melbourne Mercer Global Pension Index 2012.
The Acting Minister for Manpower argued that international indices like the Melbourne Mercer Index are not suitable for comparing Singapore's CPF system, as they overlook key pillars such as home ownership and CPF's broader role in addressing medical and housing needs.
The minister emphasized that Singapore's approach focuses on self-reliance, asset accumulation through home ownership, and targeted support via Workfare and CPF top-ups, rather than universal basic pensions.
An independent NUS study commissioned by MOM found that new workforce entrants can achieve reasonable retirement income replacement rates (around 70% for men and 65% for women) through CPF savings, comparable to international standards.
For older Singaporeans with lower CPF balances, the government offers solutions like the Silver Housing Bonus and enhanced Lease Buyback Scheme to monetize housing assets and supplement retirement income.

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14 Nov 2012

Freeze on Government Fee Increases to Limit Inflation

Laurence Lien proposed a short-term freeze on government fees, HDB flat prices, and public transport fares to curb inflation.
The government noted that most of the recent inflation stemmed from imputed housing rentals and COE premiums, while government fees and transport costs contributed minimally.
Measures such as increased housing supply, subsidies for healthcare and childcare, and GST vouchers are already in place to help households manage costs.
The government will continue monitoring inflation and is prepared to introduce additional measures if needed.

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14 Nov 2012

Foreign Worker Enclaves in HDB Estates

Foo Mee Har asked whether the government would consider a quota policy like the Ethnic Integration Policy to manage the concentration of foreign workers in HDB estates or, if not, what measures HDB would take to prevent such enclaves.
Khaw Boon Wan stated that no equivalent policy exists because renting HDB flats or rooms is a temporary housing arrangement, but he acknowledged concerns about over-concentration and said the ministry is considering how to address them.

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14 Nov 2012

Ethnic Quota Policy in HDB Resale Blocks

Pritam Singh inquired about the 25% ethnic limit for Malay households in HDB rental blocks, including if it has been reached, plans to increase it, and whether allocation could be strictly needs-based.
Khaw Boon Wan responded that the Ethnic Integration Policy limits are regularly reviewed, with about 60% of rental blocks having reached the 25% Malay limit, and a review is underway to consider demographic changes.
He confirmed that rental flat applications are assessed on a strict needs basis, with flexibility for location preferences to help applicants, though they are advised on waiting times to make informed choices.

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14 Nov 2012

Prices in HDB Resale Flat Market

Er Dr Lee Bee Wah questioned whether the HDB resale market is stabilising, if there is cause for concern, and if measures will be introduced to moderate resale flat prices.
Khaw Boon Wan indicated that the resale market shows signs of stabilising, with the Resale Price Index growth slowing from 14.1% in 2010 to 3.9% in the first nine months of this year.
Khaw Boon Wan noted a quarterly uptick of 2.0% in the third quarter, suggesting further improvement is needed, and explained that existing measures and factors like low interest rates and new housing supply will take time to impact the market.

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