Housing & estates — Topics

10 Jan 2023

Factors in Determination of Value of Land for Public and Private Housing

The Minister explained that the Chief Valuer determines fair market value for HDB land using established valuation principles based on relevant public housing transactions, not private land comparables, resulting in lower premiums for public housing due to its inherent restrictions.
He rejected a proposal to value land at historical cost, arguing it would unfairly diminish asset values, undermine national reserves, and contradict professional valuation standards, while emphasizing that HDB flat prices are not tied to cost recovery and subsidies are adjusted to maintain affordability.
The Chief Valuer's office is constitutionally independent, and the government ensures BTO flat prices remain stable despite resale market fluctuations by adjusting subsidies and grants, though detailed subsidy figures are not publicly broken down due to varying individual circumstances.

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9 Jan 2023

Percentage of Monthly CPF Ordinary Account Contributions Used to Service Housing Loans

Assoc Prof Jamus Jerome Lim asked the Minister for Manpower for the percentage of monthly CPF Ordinary Account contributions used to service housing loans for HDB flats and private properties, broken down by income quintile.
Tan See Leng provided median percentages for CPF Ordinary Account withdrawals to service HDB loans, financial institution loans for HDB flats, and loans for private properties by income quintile as of December 2021.
The CPF system is designed to help Singaporeans own homes with minimal cash outlay, supported by policies to keep public housing affordable and accessible.
CPF contributions are also allocated to Special and MediSave Accounts for retirement and healthcare needs, which cannot be used for housing.

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9 Jan 2023

Amount of Housing Grants and Subsidies Required for Launching Up to 100,000 New BTO Flats

Pritam Singh sought the total dollar value of housing grants and subsidies and the number of flats for up to 100,000 new BTO flats from 2021 to 2025 in mature and non-mature estates.
Desmond Lee explained that the Ministry does not provide detailed estimates beyond the current timeframe due to planning flexibility, site constraints, and the need for further reviews.
He emphasized that BTO flats remain affordable, with first-time buyers typically using CPF to cover mortgages with minimal cash outlay and favorable home price-to-income ratios compared to international benchmarks.

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9 Jan 2023

Amount of Housing Grants and Subsidies Allocated by HDB for BTOs Flats and Number of BTO Flats Constructed Each Year

Pritam Singh requested the total dollar value of housing grants and subsidies allocated by HDB for BTO flats from 2010 to 2022, broken down by mature and non-mature estates, and the number of BTO flats constructed each year.
Desmond Lee explained that HDB applies significant market subsidies to ensure affordability, which vary by project and market conditions, and highlighted that BTO flat prices remain stable despite resale price increases.
HDB provides additional grants like the Enhanced CPF Housing Grant of up to $80,000, and publishes comparative resale flat prices to show the subsidy effect.
The government ensures BTO affordability, with first-time buyers often using CPF for mortgage payments and maintaining home price-to-income ratios around four to five, which is lower than global benchmarks.
A table was referenced detailing CPF housing grants and the number of flats commenced each year from 2010 to 2021, though the specific numbers were not listed in the speech.

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9 Jan 2023

Data on First-time Buyers of Resale HDB Flats

Chua Kheng Wee Louis requested data on the number of first-time buyers of resale HDB flats and their household incomes and price-to-income ratios from 2018 to 2022.
Desmond Lee provided tables containing the number of first-timer families who bought resale flats and their household incomes and house price-to-income ratios for the period.
He noted that HDB resale prices rose over the past two years due to increased demand and that cooling measures were introduced in 2021 and 2022.
The government remains committed to ensuring public housing is inclusive, affordable, and accessible, and is prepared to take further measures if needed to stabilize the property market.

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9 Jan 2023

Number of People Living in HDB Flats Broken Down by Singapore Residents or Family Members and Foreigners Not Related to Lessees

The Minister clarified that HDB flat owners must be Singapore Citizens or Permanent Residents, while occupiers must be family members or relatives of the owners, and tenants must meet eligibility conditions.
As of November 2022, approximately 2.84 million Singapore residents and their family members were living in HDB flats.
About 360,000 non-citizen tenants were renting flats or bedrooms from HDB flat owners on the open market.

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9 Jan 2023

Sound Transmission Class and Impact Insulation Class Ratings for BTO Developments

Murali Pillai asked whether HDB will publish Sound Transmission Class (STC) and Impact Insulation Class (IIC) ratings for BTO developments to help buyers assess soundproofing.
Desmond Lee confirmed that HDB prioritizes acoustic insulation in BTO flat design, using drywalls with STC ratings of at least 45, which exceeds the residential standard of about 40.
He stated that all HDB flats meet required quality and acoustic performance standards, implying that current practices already ensure adequate soundproofing without needing to publish additional ratings.

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9 Jan 2023

Data on Housing Grants Awarded to First-time Buyers of BTO and Resale Flat

The Minister confirmed significant housing grants are available, with up to $80,000 for BTO flats and $160,000 for resale flats for first-time buyers, last enhanced in 2019 and reviewed regularly for affordability.
Specific percentile data on grant amounts for first-time BTO and resale flat buyers from 2018 to 2022 were provided in Tables 1 and 2, as requested by the MP.
The grants are structured to provide more assistance to lower-income buyers, ensuring broad affordability across different income segments.

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9 Jan 2023

Data of Household Incomes and BTO Price to Household Income Ratio for First-timer Families

Mr Chua Kheng Wee Louis asked the Minister for National Development for data on household incomes and BTO price-to-income ratios for first-timer families who selected BTO flats from 2018 to 2022, including the 25th percentile, median, average, and 75th percentile for both metrics.
The Minister, Desmond Lee, responded that the household incomes and BTO house price-to-income ratios for these families from 2018 to 2022 are provided in Tables 1A and 1B.
The debate focused on the government providing specific statistical data for first-timer families' financial profiles relative to BTO flat prices over a five-year period.

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9 Jan 2023

Number of 4-room or Larger HDB Flats Occupied by Single Persons or Couples over 55 Years Old

Member of Parliament Muhamad Faisal Bin Abdul Manap asked about the number of 4-room or larger HDB flats occupied solely by single persons or couples over 55 years old.
Minister Desmond Lee responded that as of November 2022, approximately 60,000 such flats were occupied by single persons and 75,900 by couples over 55.
The Minister highlighted that seniors looking to right-size may be eligible for the Silver Housing Bonus of up to $30,000 in cash.

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9 Jan 2023

Assistance for Unsuccessful Applicants of Parenthood Provisional Housing Scheme

Around 10% of unsuccessful Parenthood Provisional Housing Scheme applicants seek further assistance or advice, with support tailored to their circumstances.
Interim Rental Housing may be offered on a case-by-case basis to lower-income households with no family support and no other housing options.
Applicants are advised to plan ahead, consider open-market rentals within their budget, or live with family, as PPHS supply remains limited.
The government is increasing PPHS supply but cannot offer flats to every applicant, requiring potential applicants to explore all options.

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9 Jan 2023

Cases of Suspected Breaches of Minimum Occupation Period and Enforcement Actions Taken

HDB enforces the Minimum Occupation Period (MOP) to ensure owner-occupation and deter speculation, with owners required to physically occupy their flat during the MOP and not leave it vacant or rent out the whole flat.
HDB detects potential MOP breaches through monthly random inspections, public and agent feedback, data analytics, and mandatory inspections during resale transactions; between 2017 and 2022, 53 owners faced enforcement action, with 21 flats compulsorily acquired.
The Council for Estate Agencies (CEA) holds property agents accountable under the Code of Ethics, with 51 cases investigated between 2017 and 2022, leading to disciplinary actions against 18 agents including suspensions, financial penalties, and warning letters.

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9 Jan 2023

First-timer HDB BTO Applicants Who Were Unsuccessful for More than Four Times and Subsequently Bought a Resale Flat

From 2017 to 2021, about 2,200 first-timer families were unsuccessful after more than four tries for a BTO flat, with 99% applying in mature estates and 14% of these families subsequently buying a resale flat.
To improve chances, applicants are encouraged to apply for flats in non-mature estates (NMEs), where first-timer families with two or more unsuccessful NME BTO attempts receive an additional ballot chance, with virtually all securing a flat within their first three NME tries.
HDB provides updated application rates for BTO exercises, including projects with low rates as of the November 2022 sales exercise, to help applicants choose flats with better chances of success.

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9 Jan 2023

Appeals by Private Property Owners for Waiver of Wait-out Period to Purchase Resale HDB Flats

Mr Sitoh Yih Pin asked the Ministry for National Development about the number of appeals, success rates, and guidelines for private property owners seeking a waiver of the 15-month wait-out period to purchase resale HDB flats, including cases where the property was sold before the September 2022 announcement and for those aged 55 and above buying larger flats.
Minister Desmond Lee explained that the wait-out period is a temporary cooling measure, but it is waived for those aged 55 and above moving to a 4-room or smaller flat to enhance retirement adequacy.
From 30 September to 30 November 2022, HDB received 1,284 appeals, with about 38% of the 902 processed appeals being successful, mostly from those who had obtained an Option to Purchase before the measure was announced.
Among the 144 appeals from those aged 55 and above buying 5-room or larger flats, about 34% of the 102 processed appeals were successful, with similar success patterns for pre-announcement commitments.
HDB is reviewing remaining appeals case-by-case, considering extenuating circumstances.

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9 Jan 2023

Data on Electric Cars Registered to Households broken down by Property Type

He Ting Ru asked for data on electric cars registered to households by property type over the last two years.
S Iswaran provided statistics as of October 2022, showing 17% of electric cars were registered to HDB households.
The data indicated 51% of electric cars were registered to private landed property households.
The remaining 32% of electric cars were registered to private non-landed property households.

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9 Jan 2023

Higher Rebates for Property Tax for Owner-occupied HDB Flats to Offset Increase in Property Taxes

Joan Pereira proposed higher property tax rebates for owner-occupied HDB flats to offset rising taxes, beyond a one-off $60 rebate.
Lawrence Wong explained that property tax increases are due to rising annual values (AVs) of HDB properties, but 1- and 2-room flat owners remain tax-exempt as their AVs stay below $8,000.
The government introduced a one-off 60% rebate, capped at $60, to cushion the impact, with lower AV flats benefiting more (e.g., 3-room flats pay $21–$40 annually post-rebate).
The property tax system remains progressive, with higher rates for higher-value properties and non-owner-occupied units, ensuring those with greater means contribute more.

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9 Jan 2023

Number of Applicants per HDB BTO Block for First-timer Families and Singles

Chua Kheng Wee Louis asked for the annual number of applicants per HDB BTO flat for first-timer families and singles from 2018 to 2022.
Desmond Lee reported that for first-timer families, the number per 3-room and larger BTO flat ranged from 1.9 to 3.3, while for singles, it was 2.0 to 7.0 per 2-room Flexi flat.
He noted that some 2-room Flexi flats allocated to families were later reassigned to singles due to lower family demand.
The government launched over 23,000 flats in 2022 and plans up to 23,000 in 2023, with a potential total of 100,000 flats from 2021 to 2025 to meet housing demand.
MND and HDB will continue monitoring demand and adjust supply as needed to support first-time homebuyers.

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9 Jan 2023

Disbursement of Housing Grants through Home Buyers' CPF Accounts

The government provides housing subsidies for BTO flat buyers through below-market pricing and grants like the Enhanced CPF Housing Grant up to $80,000, while resale flat buyers can receive up to $160,000 in combined grants for first-timer purchases.
Housing grants are credited to the CPF Ordinary Account to ensure funds are reserved for housing, allowing use for downpayment and reducing loan amounts, with the grants returned to CPF upon flat disposal to support long-term retirement and healthcare needs.
The rationale for disbursing grants via CPF accounts is to align housing assistance with Singaporeans' retirement planning and financial security, ensuring the grants are used for housing purposes and recycled to bolster future needs.

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9 Jan 2023

Inclusion of Adult Children's Names in Elderly Parents' HDB Loan Applications for Compassionate Reasons

Mr Zhulkarnain Abdul Rahim asked if HDB can set policies so that loans for elderly parents, where adult children's names are included for compassionate reasons, do not count toward the children's own housing loan limits.
Desmond Lee explained that HDB provides up to two housing loans per household based on credit assessment, and all borrowers are considered to have taken the loan once disbursed.
He noted that beyond two loans, households can seek financing from financial institutions, but HDB may consider additional loans on a case-by-case basis for those in urgent need.
The response emphasized that HDB exercises flexibility for flat buyers who have exhausted their financing options and require assistance.
The debate focused on balancing compassionate housing needs with existing loan policies and credit assessment requirements.

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9 Jan 2023

Standard Definition of Excessive Noise to Keep Noise in HDB Blocks within Acceptable Level

Lim Biow Chuan asked whether HDB would establish a decibel-based definition for excessive noise to quantitatively assess and manage noise levels between neighbouring flats.
Desmond Lee stated that while NEA sets decibel limits for construction and industrial noise, no such limits exist for residential neighbourhood noise, though a panel has recommended a quantitative threshold for serious cases.
The Ministry of National Development is reviewing the panel’s recommendations and considers neighbourhood noise context-dependent, requiring factors beyond decibel levels to address varying community perceptions.

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