Housing & estates — Topics

7 Feb 2024

Wait-out Period Requirement for Singaporeans and PRs After Divesting Overseas Properties

Assoc Prof Jamus Jerome Lim asked why Singapore Citizens and Permanent Residents must wait after selling overseas properties but not local ones to buy HDB flats.
Desmond Lee explained that the wait-out period applies to owners of both local and overseas private properties to ensure consistent treatment and prioritize public housing for those in greater need.
The government has exemptions for seniors and considers case-by-case flexibility for others with urgent housing needs, regardless of where the property was located.

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7 Feb 2024

Number of HDB BTO Units Launched in 2023 That Face Car Parks or Bin Centres

Hazel Poa asked for details on the number of HDB BTO units launched in 2023 that directly face multi-storey car parks or bin centres, and the factors influencing the placement of car parks relative to blocks.
Desmond Lee responded that about 700 units (3%) face car parks, with design measures like screens and greenery to reduce privacy and light issues, and fewer than 20 units face bin centres, which are located remotely and screened with greenery.
HDB considers site layout, minimising units facing car parks or bin centres, maximising north-south facing flats, and using systems like pneumatic waste conveyance to improve efficiency and aesthetics.

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7 Feb 2024

Building a Heat-resilient Singapore

He Ting Ru highlighted the growing urban heat vulnerability in Singapore, emphasizing the disproportionate impact on lower-income groups and vulnerable populations, and proposed enhanced social protections and accelerated retrofitting of older buildings.
The government outlined a three-pronged heat resilience strategy focusing on national cooling measures like greening and cool coatings, strengthening community resilience through advisories and sector-specific guidelines, and deepening scientific research into heat impacts.
Key measures include expanding green spaces, improving airflow in public housing, enhancing workplace safety for outdoor workers, and investing in R&D for climate adaptation technologies.
Both speakers underscored the urgency of acting now to avoid path dependency and high future costs, with a call for public and private sector collaboration to build a heat-resilient Singapore.

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7 Feb 2024

Coordinating HDB's Repairs and Redecoration Works with Town Councils' Works

Assoc Prof Jamus Jerome Lim raised concerns about the coordination of HDB's repairs and redecoration (R&R) works for multi-storey car parks (MSCPs) with those of residential blocks, questioning the lack of alignment in cycles and suggesting a system for Town Councils to bid for MSCP works alongside precinct tenders.
The Senior Minister of State for National Development clarified that HDB manages R&R for MSCPs on a seven-year cycle, which may not align with Town Councils' cycles for residential blocks, and that Town Councils can opt to carry out MSCP R&R works on HDB’s behalf for full reimbursement plus a 5% agency fee.
Assoc Prof Lim sought to standardize the process by allowing Town Councils to request that HDB bundle MSCP R&R works into neighboring residential block cycles for economies of scale, but the Minister confirmed that this option is available on a case-by-case basis, with Town Councils choosing whether to participate.

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7 Feb 2024

Assistance for Stallholders at Coffee Shops Faced with Increasing Rentals and Business Overheads

The Ministry of National Development outlined measures to support coffee shop stallholders, including stable HDB rental rates with a 1.6% median rent increase over five years and a 5% rental discount for operators adopting budget meals by 2026, while noting that privately owned coffee shops are not regulated.
HDB has not sold coffee shops since 1998 and uses a Price Quality Method for new tenders to balance rent and quality, emphasizing the need to maintain affordable food availability without direct government control over cooked food pricing.
In response to concerns about rising rents and food prices, the Ministry commits to studying specific cases of HDB-owned coffee shops and considers interventions, while highlighting the importance of market principles and broad F&B availability as a safeguard against price hikes.

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6 Feb 2024

Reducing MRT Noise Levels at Jurong West Jewel and Jurong West Crystal BTOs

Patrick Tay asked if noise barriers can be built near Jurong West Jewel and Jurong West Crystal BTOs to reduce MRT noise.
Chee Hong Tat stated these HDB blocks are over 50 metres from the MRT viaduct and have noise abatement features like window restrictors.
A multi-storey car park between the viaduct and blocks provides additional noise buffering.
Noise levels at these blocks are below the National Environment Agency’s limit, so no noise barriers are planned.

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6 Feb 2024

Recent Studies on Temperatures in HDB Rental Flats Versus Other Types of Flats

Ms He Ting Ru asked whether recent studies comparing temperatures in HDB rental flats with other flats have been conducted, their results, and if not, whether such studies would be commissioned.
The Minister responded that HDB uses environmental modelling for all new flats, including rental units, to optimize building orientation and ventilation for heat mitigation.
HDB is testing cool coatings on about 130 sold and rental blocks, with trials showing potential reductions of up to 2°C in ambient temperature.
The Green Towns Programme includes adding greenery to car park decks to reduce heat gain across HDB estates.
HDB stated its commitment to a sustainable living environment for all residents through science-based heat adaptation strategies.

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6 Feb 2024

Compliance with Industry Standard for Sound Proofing in HDB Flats

Melvin Yong Yik Chye asked whether HDB flats must follow a sound proofing industry standard and how it compares to private high-rise residences.
Desmond Lee stated there is no local standard for intra-building soundproofing, but HDB uses a holistic design approach with acoustic insulation, Noise Impact Assessments for flats near traffic noise, and specific measures like facade overhangs and drywall partitions.
HDB flats now have thicker floor slabs since February 2023 to reduce noise, and these features are generally comparable to specifications in high-rise private developments, where developers are responsible for their own sound attenuation.

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6 Feb 2024

Statistics of Retirees Downgrading to HDB Flats from Private Properties

The number of retirees downgrading from private properties to HDB flats was about 370 households in both 2022 and 2023.
These households are defined as those where all buyers and spouses were aged 55 or above and had owned private residential property.
The retirees also declared they had no income and bought new short-lease flats or non-subsidised resale flats.
The flats purchased included 2-room Flexi flats, Community Care Apartments, or resale flats without subsidies.
The figures reflect a consistent trend of retirees moving from private to public housing in recent years.

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6 Feb 2024

Approving Creation of Trust Over HDB Flat and Protecting Parents' Interest when Relations Break Down

Murali Pillai inquired about HDB's exercise of discretion under section 58(9) of the Housing Development Act to approve trusts over HDB flats in the past five years, and whether HDB would allow trust interests that protect parents who fund their children's flat purchases in exchange for co-living, especially during relationship breakdowns.
Desmond Lee stated that HDB requires prior written approval for any trust over an HDB flat to prevent circumvention of rules, and it may allow trusts on a case-by-case basis, such as for minor children after parental death or divorce, with the flat transferred to the child at age 21 under the Civil Law Act.
Over the past five years, HDB approved 99 requests for creating trusts over HDB flats.
For parents providing funds for their children's HDB flat purchases with the expectation of co-living, HDB recommends co-ownership as a more direct way to protect parental interests during relationship breakdowns, eliminating the need for trusts.

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6 Feb 2024

Expediting Approval of Food and Essential Items Vending Machines for Jurong West Jewel BTO Residents

MP Patrick Tay asked the Ministry for National Development to expedite approval for vending machines selling food and essential items at the Jurong West Jewel BTO project, citing residents’ lack of nearby convenience stores.
Minister Desmond Lee explained that HDB towns are designed to be self-sufficient, with most residents having commercial facilities within a 400-metre or 10-minute walk, and noted Jurong West Jewel currently has an eating house and convenience store nearby.
HDB is also building additional facilities at the adjacent Jurong West Crystal BTO site, which will provide more food and retail options for residents.
HDB is assessing the market and technical viability of vending machines at Jurong West Jewel and will tender the site openly once a suitable location is identified.

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6 Feb 2024

Installation of Glazed or Cladded Windows for Jurong West Crystal BTO Flats near MRT Tracks

Patrick Tay inquired about installing special glazed or cladded windows for Jurong West Crystal BTO flats near MRT tracks to reduce noise.
Desmond Lee explained that full soundproofing is not feasible due to the need for natural ventilation, and special windows have limited effectiveness if kept closed.
HDB conducted a Noise Impact Assessment and implemented measures like using a car park as a noise buffer, adding vertical fins, and providing window restrictors to meet noise standards while maintaining ventilation.

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6 Feb 2024

Considerations for Installation of Alert Buttons for Vulnerable Seniors and Estimated Out-of-pocket Costs

Minister Desmond Lee confirmed that about 10,000 seniors in public rental housing have wireless Alert Alarm Systems installed, with plans to expand this to all seniors aged 60 and above in public rental housing under Age Well SG, benefiting an additional 26,800 seniors.
The wireless Alert Alarm System is not currently provided to seniors living in sold HDB flats, as its setup involves both hardware installation and ensuring adequate resources for 24/7 response services.
The Ministry of National Development and HDB will continue to review the Enhancement for Active Seniors (EASE) programme, incorporating feedback from seniors and healthcare stakeholders, to determine if wireless alert systems can be included and to assess potential out-of-pocket costs.

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6 Feb 2024

Update on Centralised Cooling System Sign-ups by Tengah Estate Residents and Reported Issues

As of end December 2023, about 2,500 households in Tengah have signed up for the Centralised Cooling System (CCS).
Some residents have reported issues such as water seepage and condensation, which SP Group is addressing through a systematic process, having resolved the majority of defects.
SP Group waived CCS charges for the entire 2023 as a goodwill gesture while working on installation and user experience issues, but did not disclose rectification costs.

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6 Feb 2024

Discretion for HDB Housing Loan Applicants who Exceed Eligible Income Ceilings by Small Margins

Murali Pillai asked whether HDB should exercise discretion to allow applicants slightly over the income ceiling to qualify for housing loans and what factors would guide such decisions.
Desmond Lee stated that income ceilings are set to prioritize households with greater need, currently covering about 80% of Singaporean families, and that HDB may consider case-by-case appeals based on individual circumstances and financing options.
Applicants exceeding the ceiling can appeal to HDB for flexibility or seek housing loans from financial institutions regulated by the Monetary Authority of Singapore.

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6 Feb 2024

Recourse for BTO Flat Owners When Rectified Defects in Their Units Recur after Defects Liability Period

HDB provides a one-year Defects Liability Period (DLP) for new BTO flats, during which defects reported are repaired by contractors, and offers longer warranties for specific issues like ceiling leaks and spalling concrete.
If defects recur after the DLP, HDB investigates to determine the cause; if due to inherent defects, the contractor is recalled to rectify it at no cost, while compensation claims are assessed case-by-case.
If defects are due to fair wear and tear or lack of maintenance, repair costs are borne by the responsible party—the flat owner or Town Council—depending on the issue.

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6 Feb 2024

Expected Additional Property Tax Collections Following November 2023 Announcement of Increase

The government expects an additional $600 million in residential property tax revenue for 2024 after accounting for rebates, higher than the initially projected $380 million due to increased annual values driven by market rentals.
Rebates of up to $1,000 have been provided to cushion the impact on owner-occupiers, with higher rebates for lower-value properties like HDB flats, but some retirees and seniors still face significant absolute increases.
The government is open to considering further assistance, such as installment plans or additional rebates, but maintains that the current rebate system is progressive and that implementing differentiated rates for retirees is administratively challenging.
Property owners can object to annual value assessments by IRAS and appeal to the Valuation Review Board if dissatisfied, with IRAS excluding outliers and basing assessments on market trends.

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5 Feb 2024

Impact on Flat Prices from Waiver of 15-month Wait-out Period for Seniors Moving from Private Properties to Resale HDB Flats

About 940 senior households moved from private properties to 4-room or smaller resale HDB flats under the exemption between September 2022 and December 2023, representing under 4% of such transactions.
The small number of seniors involved suggests minimal impact on the prices and turnover of 4-room resale HDB flats.
No spillover effect on the prices of 5-room resale HDB flats is expected due to the limited scale of the exemption.

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5 Feb 2024

Data on Complaints of Nuisance against Tenants in Neighbouring HDB Units

Over the past five years, HDB received an average of about 180 complaints per year regarding nuisance caused by tenants in neighbouring HDB units, representing 1.5% of total neighbour nuisance feedback.
HDB does not track the proportion of feedback involving only foreign tenants, and it adopts a mediative approach to resolve disputes, encouraging parties to use community dispute management frameworks.
Penalties are not routinely applied to errant tenants; instead, HDB may terminate the rental approval of flat owners who fail to ensure their tenants do not cause nuisances, though most cases are resolved through mediation.

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5 Feb 2024

Proposal for U-turn Facility to Ease Traffic into Jurong West Jewel BTO

Patrick Tay asked whether agencies could expedite a U-turn facility for easier access to the Jurong West Jewel BTO.
HDB will complete the U-turn facility along Upper Jurong Road by the third quarter of 2024.
The new facility will allow residents to enter from the westbound side of Upper Jurong Road.
Until then, residents can continue using the eastbound side for access.
The move aims to ease vehicular traffic into the development.

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