Housing & estates — Topics

4 Jul 2022

Outcome of Cases of Disputed Rental Waiver under COVID-19 (Temporary Measures) Act 2020 Rental Waiver Framework

As of 15 June 2022, 111 applications were received from landlords seeking assessment of tenant eligibility or compliance, and 115 applications sought reversal or reduction of rental waiver obligations due to financial hardship or just and equitable grounds.
Rental Waiver Assessors made 46 determinations in favor of the tenant in the first set of applications and 85 determinations in favor of the tenant in the second set, meaning rental waiver obligations were not reduced in those cases.
Determinations by the Assessors are binding and non-appealable, and eligible tenants can apply the waiver automatically by operation of law without the landlord’s agreement.
In cases where the waiver cannot be applied automatically, landlords must refund two weeks of rent, deemed as a debt due to the tenant, who can commence legal proceedings to recover it, with legal aid available for eligible SME tenants.

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4 Jul 2022

Main Causes of Fires in HDB Flats Resulting in Fatalities Over Last Five Years and Plans for Specific Fire-safety Campaign for Flat Dwellers

The Member asked about the main causes of fires in HDB flats that resulted in fatalities over the past five years and whether SCDF plans to launch a specific fire-safety campaign for flat dwellers.
The Minister replied that the question had already been addressed in written answers (Questions 55 and 56) published in the Circular for Written Answers to Questions for Oral Answer Not Reached by End of Question Time on 4 July 2022.

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4 Jul 2022

Number of Households with GST Voucher-U-Save Net Balances of More Than $20 by HDB Flat Type

About 6% of HDB households, or 60,673, had GST Voucher-U-Save balances exceeding $20 as at 31 March 2022.
A higher proportion of 1- and 2-room HDB households have balances above $20 due to receiving larger rebates and lower utilities bills.
The $20 threshold represents roughly a quarter of the average monthly utilities bill for these households.
Households can continue using their U-Save balances to offset future utilities expenses.
A detailed breakdown by HDB flat type is provided in Table 1 of the Minister's response.

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4 Jul 2022

Support from HDB to Ensure Every Town Council is Served by Managing Agent

Leong Mun Wai asked whether HDB must support Town Councils in ensuring they are served by a managing agent.
Desmond Lee clarified that Town Councils have autonomy to choose their management model and HDB is not required to ensure every Town Council uses a managing agent.
He noted that currently, 13 Town Councils use managing agents, three are self-managed, and one uses a hybrid model.

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4 Jul 2022

Monitoring of Bulk Purchases of Private Property by Non-Singaporeans

Yip Hon Weng asked whether the Ministry monitors bulk purchases of private property by non-Singaporeans and if measures will be introduced to assure Singaporeans they can afford private property.
Desmond Lee stated that the Government closely monitors the property market to ensure stability and sustainability.
He noted that foreigners account for about 3% of private housing transactions this year, with only 0.4% involving purchases of more than one unit in a development.
In response to rising prices and transaction volumes, the Government introduced cooling measures in December 2021, including higher Additional Buyers’ Stamp Duty, tightened Total Debt Servicing Ratio, and increased housing supply.
The Government is monitoring the impact of these measures and will adjust policies as needed to maintain a stable property market.

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4 Jul 2022

Interim Rental Fee Subsidy for Families in Financial Hardship who have to Rent Accommodation in Open Market

Member of Parliament Carrie Tan inquired whether the Ministry of Social and Family Development would introduce an interim rental subsidy for low-income families facing hardship while waiting for a subsidized HDB rental flat.
The Minister for Social and Family Development, Masagos Zulkifli, responded that Social Service Offices (SSOs) already provide flexibility and assistance with rental expenses for families who must rent from the open market while awaiting a public rental flat.
The Minister noted that in cases of exceptional hardship, such as medical conditions, HDB can assess and expedite the allocation of a rental flat to the family.

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4 Jul 2022

Number of Requests and Average Waiting Time for Interim Rental Housing and Parenthood Provisional Housing Scheme Units

Shawn Huang Wei Zhong asked about the annual number of requests for Interim Rental Housing (IRH), the average waiting time for IRH and the Parenthood Provisional Housing Scheme (PPHS), and the average occupancy duration for both schemes over the last five years.
The Ministry of National Development clarified that IRH is provided on a case-by-case basis to needy families in transition, and while HDB assisted 870 households with IRH in 2021, it does not track the number of requests; waiting times for IRH vary based on locational preferences, while PPHS applicants shortlisted via ballot can move in immediately after selection.
Both IRH and PPHS have a median occupancy period of one to two years.

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4 Jul 2022

Speeding Up Process of Getting Rental Housing Ready to Meet Demand More Quickly

Carrie Tan asked the Ministry for National Development for updates on efforts to speed up the preparation of rental housing and if other sources of housing are being considered to meet demand and backlog.
Desmond Lee explained that sprucing up rental flats was delayed due to construction manpower shortages and increased need for COVID-19 response flats, but HDB engaged more contractors in late 2021 and is now sprucing up twice as many flats monthly as a year ago.
HDB is on track to clear the COVID-19 backlog of flats needing sprucing by the third quarter of this year, and while current rental supply meets overall demand, HDB is studying options like converting buildings to augment supply.

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4 Jul 2022

Flexible Lease Options for Replacement Flats Offered to Older Residents under Selective En-bloc Redevelopment Scheme

Hany Soh asked if HDB could allow seniors affected by the Selective En-bloc Redevelopment Scheme (SERS) to buy replacement flats with shorter, flexible leases.
Desmond Lee explained that SERS provides fresh 99-year lease replacement flats with subsidies, compensation, and priority options, but seniors have expressed a preference for similar-sized flats without topping up for a long lease.
In response to feedback, MND and HDB introduced two new options: 50-year lease replacement flats for eligible residents and allowing seniors to apply for the Lease Buyback Scheme before purchasing a short-lease replacement flat.
These options are being rolled out starting with the Ang Mo Kio Ave 3 SERS site announced in April 2022.

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4 Jul 2022

Wider Range of Accommodation Options for Residents Affected by Selective En-bloc Redevelopment Scheme

Chua Kheng Wee Louis asked whether the government could provide a wider range of re-accommodation options under the Selective En-bloc Redevelopment Scheme (SERS) to reduce cash outlay for affected residents, especially retirees, and what options HDB is considering.
Desmond Lee explained that SERS offers compensation based on market value, a $30,000 SERS grant, a $10,000 removal allowance, and options like new replacement flats with fresh 99-year leases, priority for BTO/SBF flats, or resale flats with an additional $30,000 grant, plus short-lease options for seniors.
For the recent Ang Mo Kio Ave 3 SERS exercise, compensation generally allows purchase of a similar flat type on a fresh 99-year lease, though seniors expressed preference for similar-sized flats without topping up for a long lease.
In response, MND and HDB introduced two new options: 3-room or larger flats on a 50-year lease at the replacement site for eligible residents, and the option for seniors to use the Lease Buyback Scheme on their existing flat before taking a short-lease replacement.
These additional options will start being offered to eligible flat owners at the Ang Mo Kio SERS site announced on 7 April 2022.

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4 Jul 2022

Flexible Leases and Payment Methods for Replacement Flats Offered under Selective En-bloc Redevelopment Scheme

The government provides SERS residents with compensation based on market value, a $30,000 SERS grant, a $10,000 removal allowance, and replacement flats with fresh 99-year leases at subsidized prices, plus priority allocation for BTO or SBF flats and an additional $30,000 for resale flat purchases.
For elderly residents aged 55 and above, options include 2-room Flexi flats with short leases, and new measures such as 50-year lease replacement flats at the same site and the Lease Buyback Scheme for existing SERS flats, allowing seniors to secure suitable housing without unnecessary long leases.
These flexible lease and payment options are being implemented starting with the Ang Mo Kio Ave 3 SERS site to address residents' concerns about affordability and suitability, particularly for seniors who prefer familiar surroundings and do not need long leases.

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4 Jul 2022

Difference in Calculation for Compensation for HDB Flats Acquired under Selective En-bloc Redevelopment Scheme

Hazel Poa asked if the calculation method for compensation under the Selective En-bloc Redevelopment Scheme (SERS) has changed since its introduction in 1995.
Desmond Lee stated that compensation is based on the prevailing market value at the time of the SERS announcement, assessed by a professional valuer using comparable resale prices, remaining lease, and flat attributes.
This market-based approach has been consistently applied across all SERS exercises, including recent ones.
In addition to market value, flat owners receive a $30,000 SERS grant, a $10,000 removal allowance, and coverage of stamp and legal fees for a replacement flat.

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4 Jul 2022

Assistance for Residents Facing Difficulty Financing Replacement Flats Offered under Selective En-bloc Redevelopment Scheme

Residents facing difficulty financing replacement flats under the SERS can receive a compensation package that includes market-value compensation, a $30,000 SERS grant, and a $10,000 removal allowance to help purchase a new 99-year lease replacement flat or another housing option.
HDB provides alternative housing choices, such as applying for BTO or Sale of Balance Flats with a 10% priority allocation, purchasing resale flats with an extra $30,000 grant, or buying 2-room Flexi flats for those aged 55 and above.
For the Ang Mo Kio SERS exercise, flat owners can generally afford a similar replacement flat with the compensation, but new options include 50-year lease flats for seniors who do not need a full 99-year lease and the Lease Buyback Scheme for existing flats.
These additional measures, starting with the Ang Mo Kio site, are designed to address feedback from residents, especially seniors, who prefer familiar surroundings and a replacement flat of similar size without topping up for a long lease.

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4 Jul 2022

Proposal to Change Lease Term of Replacement Flats under Selective En-bloc Redevelopment Scheme to Increase Affordability for Some Residents

Hazel Poa asked the Ministry for National Development to consider changing the lease term of replacement flats under the Selective En-bloc Redevelopment Scheme (SERS) to help residents facing financing difficulties.
Desmond Lee explained that SERS provides compensation, grants, and fresh 99-year lease replacement flats, but acknowledged seniors' concerns about not needing a long lease and wanting similar-sized flats in familiar areas.
The Ministry announced two new options: offering 3-room or larger flats on a 50-year lease at replacement sites, and allowing eligible seniors to use the Lease Buyback Scheme for their existing flat before buying a short-lease replacement flat.
These measures will be implemented starting with the Ang Mo Kio Ave 3 SERS site, aiming to provide more affordability and flexibility for residents.
The response emphasizes that current SERS compensation and subsidies are generally sufficient, but the new options address specific concerns of seniors and other residents.

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4 Jul 2022

Measures to Deal With Consecutive Increases in HDB Resale Flat Prices

Yip Hon Weng questioned if the government's current measures, such as increasing BTO flat supply and recent property cooling measures, are enough to control rising HDB resale prices and whether further steps will be taken.
Desmond Lee outlined that the government has reduced the Loan-to-Value limit and Total Debt Servicing Ratio threshold to encourage financial prudence, while ramping up BTO flat supply to 23,000 units per year in 2022 and 2023, with plans for up to 100,000 flats from 2021 to 2025 if needed.
The government noted early signs of moderated price increases but emphasized the need for more time to assess the full impact of measures, while committing to monitor the market and make adjustments to ensure housing affordability.

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4 Jul 2022

Reasons for Recent Spate of Fires at Residential Dwelling and Measures to Proactively Deal With Fire Hazards

The number of fire cases in HDB estates has steadily decreased over the past five years, and the general fire situation is assessed to be stable.
The top causes of fires are unattended cooking, careless disposal of lighted materials like cigarette butts, and electrical fires from faulty wiring or appliances, while cluttered homes are not considered a key risk factor.
Current legislation and enforcement powers are deemed adequate, with no plans to expand the list of regulated flammable materials or to introduce new measures targeting cluttered homes.

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4 Jul 2022

Ensuring Equitable Outcomes in Housing Redevelopment

Nadia Ahmad Samdin highlighted the financial and emotional challenges faced by SERS-affected residents in Ang Mo Kio, emphasizing concerns over high top-up costs for replacement flats and the need for more flexible options to avoid dipping into retirement savings.
Residents are particularly worried about the mismatch between the valuation of their older flats and the price of new ones, with many seniors unable to secure loans and facing stressful decisions about downgrading or relocating.
HDB announced new rehousing options, including a 50-year lease alternative for seniors and extended Lease Buyback Scheme eligibility, to provide more affordability and reduce the financial burden for older residents.
Minister Desmond Lee acknowledged the unique challenges of older flats in SERS exercises, committing to individual engagement with residents and ensuring ample time for decision-making, while maintaining that compensation principles remain unchanged.
The debate underscored the need to balance redevelopment for future generations with equitable support for current residents, with calls for further review of subsidies, resale levy waivers, and flat mix considerations to ensure fair outcomes.

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4 Jul 2022

Point of Order

Leong Mun Wai raised a Point of Clarification about seven questions on the Ang Mo Kio SERS issue being placed last on the agenda, limiting discussion time and seeking to have them moved forward or to discuss general principles of the compensation package.
The Deputy Speaker explained that a Petition submitted by Leong Mun Wai was under review for compliance with Standing Order No 18(5), and concerns had been identified by the Clerk of Parliament.
The Deputy Speaker also noted that the Ang Mo Kio SERS matter would be addressed in the Adjournment Motion scheduled for the evening, ensuring it would be ventilated and answered.

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9 May 2022

Percentage of Seniors above 60 Who Sold Their Flats before Applying for a New BTO or Resale Flat from 2020 to 2022

Ms Nadia Ahmad Samdin asked about the percentage of seniors above 60 who sold their flats before applying for a new BTO or resale flat from 2020 to 2022.
The Minister for National Development provided data on unique new and resale flat applications from senior households in 2020, 2021, and Q1 2022, along with the number who had sold their flats before applying.
A higher proportion of seniors sold their flats before applying for resale flats compared to new flats, due to greater certainty and shorter waiting times for resale transactions.

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9 May 2022

Number and Proportion of Public Rental Flat Applicants above Age of 60

Ms. Nadia Ahmad Samdin inquired about the number and proportion of senior applicants above 60 for public rental flats between 2020 and 2022.
Minister Desmond Lee reported that from January 2020 to March 2022, about 1,850 senior applicants were approved.
This figure represented approximately 26% of all approved public rental applicants during that period.

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