BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

Singapore’s private residential market rebounded strongly in the first half of 2025, with developers selling an estimated 4,634 new private homes (excluding executive condominiums), more than double the 1,889 units sold in the same period last year. According to data released by the Urban Redevelopment Authority (URA) on July 15, this figure is also 37 per cent higher than H1 2023’s 3,383 units and nearly 10 per cent more than the 4,222 units transacted in H1 2022. This robust performance came despite a quieter second quarter, where new launches were limited. In May, just 312 units were sold, followed by a further dip in June to 272 units – a 12.8 per cent month-on-month drop – largely attributed to the school holiday lull. Only two new projects were launched in June: the 105-unit freehold Amber House in the Amber Park area, and Arina East Residences, a 107-unit freehold development in Tanjong Rhu. Analysts, however, remain optimistic. A surge in new project launches is expected to fuel sales momentum in the coming months. About 10 developments comprising nearly 5,000 homes are set to hit the market in July and August, including several high-profile launches in the prime Core Central Region (CCR). These include the 301-unit Upperhouse at Orchard Boulevard and the 348-unit The Robertson Opus, both of which will be launched this weekend. One of the standout launches over the past weekend was CapitaLand’s LyndenWoods, the first residential development in the Singapore Science Park. It recorded a strong 94 per cent take-up rate for its 343 units at an average price of S$2,450 per square foot (psf), highlighting ongoing demand for well-located projects. Even recent policy tightening, such as the extension of the seller’s stamp duty (SSD) holding period, has not significantly dampened buyer interest. Industry observers noted that many buyers remain undeterred due to robust household balance sheets and a growing appetite for long-term investment assets. Singaporean buyers are turning to new launch property for capital appreciation in 4-years time without incurring the seller stamp duty (SSD).  The luxury segment continued to attract affluent buyers, with the most expensive non-landed private transaction in June being a 5,285 sq ft unit above 50th floor of Skywater Residences, which sold for S$30.87 million (S$5,840 psf) on June. In a sign of sustained property developer confidence, a 99-year leasehold site at Chuan Grove attracted seven bids, with the top offer of S$703.6 million (or S$1,376 psf per plot ratio) coming from a joint venture between Sing Holdings and Sunway Developments. With a steady pipeline of upcoming launches and enduring buyer demand, the outlook for Singapore’s private residential market in the second half of 2025 appears resilient and poised for continued growth.

CapitaLand Development’s (CLD) LyndenWoods, the first residential development at the Singapore Science Park, has seen remarkable success on its launch day, selling over 94 per cent of its 343 units. This impressive outcome comes in the wake of new property cooling measures implemented in July, signaling strong market confidence in the project’s unique value proposition. Located along Science Park Drive in District 5, the 99-year leasehold development features two 24-storey towers and a mix of two- to four-bedroom units. A total of 324 units were snapped up at an average price of S$2,450 per square foot (psf). According to CLD, the robust sales reflect buyer confidence in the project’s strategic location, future-ready positioning, and long-term investment appeal. LyndenWoods spans a total land area of 11,556.9 square metres, with a gross floor area of 31,730.4 sq m.  Buyers comprised mainly professionals, couples, and families, with all unit types receiving strong interest. Two-bedroom units, ranging from 635 to 883 sq ft, start from S$1.39 million. Three-bedroom units (1,023 to 1,292 sq ft) are priced from S$2.35 million, while four-bedroom units (1,647 sq ft) begin at S$3.58 million. Ronald Tay, CEO of CLD (Singapore), attributed the strong performance to the rising demand for wellness-centric, well-located homes within innovation districts. “LyndenWoods has appealed to buyers who value the convenience of living near work, with access to modern amenities and green spaces,” Tay said. He highlighted the development’s proximity to key institutions such as the National University of Singapore (NUS) and National University Hospital (NUH), as well as its easy access to the city centre. The last major residential launch in the area was Normanton Park, which hit the market in January 2021 at an average of S$1,750 psf. That 1,862-unit development sold out by mid-2022. The success of both projects underscores a growing appetite for homes in the Science Park district. Looking ahead, CLD revealed plans to introduce one or two more residential developments as part of the broader rejuvenation of the Science Park area. Target buyers are expected to include owner-occupiers and investors, including international students and employees working nearby. With LyndenWoods’ strong debut, CLD has firmly positioned itself as a key player in shaping the residential landscape of Singapore’s innovation-driven west.

GuocoLand Limited has secured a S$619.3 million green club facility from United Overseas Bank Limited, Bank of China Limited (Singapore Branch), and Oversea-Chinese Banking Corporation Limited. The green facility will finance the acquisition and development of the highly anticipated River Valley Green (Parcel B) site, reinforcing GuocoLand’s commitment to sustainable real estate development under its Green Finance Framework. Situated in the heart of prime District 9, the 99-year leasehold parcel was awarded to GuocoLand in February 2025. Strategically located next to the Great World MRT station on the Thomson-East Coast Line (TEL), the future development will offer seamless connectivity to Singapore’s Central Business District, East Coast Park, and Changi Airport Terminal 5. It will also be linked directly to Great World shopping mall via an underground walkway and boast a long frontage along the scenic Singapore River and Kim Seng Park. The River Valley Green project will feature an upscale waterfront residential development comprising around 455 units across two towers, along with commercial retail spaces on the ground floor. Targeting BCA’s Green Mark Platinum (Super Low Energy) certification with a Maintainability Badge, the development will exemplify GuocoLand’s hallmark features—generous layouts, lush landscaping, and high liveability. Ms Dora Chng, Residential Director of GuocoLand, highlighted the project's prime location and design vision: “With direct connectivity to the Thomson-East Coast Line, residents of the future development at River Valley Green will have convenient access to all parts of Singapore, in addition to enjoying the wide selection of shopping and dining options right at their doorstep. Residents can also look forward to scenic views of the city and of Singapore River.” The surrounding amenities include Great World shopping mall, Zion Riverside Food Centre, and several schools such as River Valley Primary School directly opposite, and Anglo-Chinese School (Junior), St. Margaret’s, and Zhangde Primary all within a 2-km radius. The River Valley Green project builds on GuocoLand’s track record of sustainable developments. Its Lentor Mansion, launched in March 2024 and 99% sold, was the group’s first residential project to achieve the BCA Green Mark Platinum (Super Low Energy) award with Whole Life Carbon and Maintainability badges. It is expected to be completed by 2027. The upcoming 941-unit Springleaf Residence, set for launch in Q3 2025, and the 399-unit Faber Walk project, scheduled for end-2025, will also target the same top-tier green certification. Both are developed in partnership with Hong Leong Holdings and, in the case of Faber Walk, with TID Pte. Ltd. as well. In addition, GuocoLand has recently acquired several other strategic sites with joint venture partners, including plots at Tengah Garden Avenue and Margaret Drive, further expanding its footprint in Singapore’s residential market with a strong emphasis on sustainability and innovation. What are the nearby private condominiums located near Great World MRT station?  You can use our property research tool called the nearby condo or landed. Firstly, choose the Great World MRT station. Secondly, you will pick the distance or the proximity from the station. Last but not least, you could include your budget too.

When a tenancy ends, one of the most important responsibilities for outgoing tenants is ensuring the property is returned in clean, presentable condition. A professional house cleaning before handover is often not just courteous—it’s essential for fulfilling tenancy obligations and securing the full return of the security deposit. Meeting Lease Obligations Most tenancy agreements (TA) in Singapore include clauses requiring tenants to return the property in the same condition it was handed over, less fair wear and tear. This typically includes cleanliness standards such as stain-free flooring, spotless bathrooms, grease-free kitchens, and dust-free surfaces. Failing to meet these conditions may result in deductions from the deposit or disputes with the landlord. Why Hire Professional Cleaners? Professional cleaners offer a thorough, systematic approach that goes beyond regular daily cleaning. They are equipped with the tools and expertise to clean hard-to-reach areas, remove stubborn stains, disinfect high-touch points, and deep-clean appliances like ovens, fridges, and air-conditioner filters. Services are often tailored to move-out cleaning needs and follow a checklist aligned with landlord or agent expectations. Common Inclusions in End-of-Tenancy Cleaning: Deep cleaning of kitchen (hob, hood, cabinets, and sink) Bathroom sanitation (removal of mould, water stains, toilet disinfection) Wipe-down of all internal surfaces, walls, and doors Cleaning of ceiling fans and switches Floor scrubbing or vacuuming Cleaning of windows, grills, and fans Costs, Duration, and Responsibility for Professional End-of-Tenancy Cleaning The cost of professional end-of-tenancy cleaning in Singapore typically ranges from S$300 to S$600, depending on the size, condition, and type of property. For example, a one-bedroom unit may cost around S$300–S$400, while a larger three-bedroom condominium or landed home can exceed S$500 for deep-cleaning services. The cleaning process usually takes 3 to 5 hours, with larger or heavily used properties requiring more time. Some services offer express options, but comprehensive cleaning is preferred to ensure all areas meet handover standards. Responsibility for the costs generally falls on the tenant, as most tenancy agreements require the unit to be returned in a professionally cleaned condition. However, some landlords may prefer using a specific cleaning vendor, whereby the efficiency and result is assured. Else if the tenant hired a cheap cleaning contractor and the result leaves much to be desired, the landlord has the right to request for another round of cleaning to be done at the expense of the tenant.  Engaging cleaners early and keeping receipts for documentation are advised to avoid disputes during the final inspection. Do I need to provide cleaning tools for one-time handover cleaning such as moving out or post renovation? No, the professional cleaners for tenancy handover in Singapore typically bring their own cleaning tools, equipment, and chemicals. This includes: Vacuum cleaners and mops Cleaning agents for floors, glass, and surfaces Degreasers for kitchen hobs and ovens Disinfectants for bathrooms and toilets Microfiber cloths, brushes, and sponges Their supplies are usually industrial-grade and suited for deep cleaning. Tenants do not need to provide any cleaning materials, unless there are specific preferences (e.g., non-toxic or eco-friendly products), in which case it should be communicated in advance. This convenience is one of the key benefits of hiring professionals for end-of-tenancy cleaning. Peace of Mind for All Parties Engaging professionals ensures a hassle-free handover process. For tenants, it demonstrates responsibility and increases the likelihood of a smooth deposit return. For landlords and incoming tenants, it assures the property is clean, hygienic, and ready for occupancy. In conclusion, a professional end-of-tenancy cleaning is a responsibility of the tenant as stipulated in a tenancy agreement, it goes a long way in maintaining goodwill and avoiding unnecessary disputes.

In a decisive move to curb rising speculative activity in Singapore’s residential property market, the government announced a hike in the Seller’s Stamp Duty (SSD) rates and a reinstatement of the four-year holding period. Effective from July 4, 2025, these measures aim to discourage short-term flipping of private homes, especially uncompleted units. Under the revised framework, property sellers will face higher SSD rates, with the maximum duty raised to 16% for sales within the first year of purchase—up from 12% previously. The duty then tapers down to 12% for properties sold within the second year, 8% in the third year, and 4% in the fourth year. No SSD is payable beyond the four-year holding period. This is a reversion to pre-2017 policies, where a four-year holding period was also in place. Holding Period SSD Rate (Till Jul 3, 2025) SSD Rate (From Jul 4, 2025) Up to 1 year 12% 16% >1 to 2 years 8% 12% >2 to 3 years 4% 8% >3 to 4 years 0% 4% >4 years 0% 0% According to a joint statement by the Ministry of National Development, Ministry of Finance, and the Monetary Authority of Singapore on July 3, the adjustments target rising sub-sale activity and the growing trend of flipping units before project completion. The agencies noted that “the number of private residential transactions with short holding periods has increased sharply in recent years.” Notably, HDB owners will not be affected by the revised SSD, as flats are already subject to a Minimum Occupation Period (MOP) of five years. Sub-Sale Surge Fuels Policy Shift The resurgence in sub-sale transactions—where a buyer sells a property before its completion—has alarmed policymakers. While far from the 2007 peak of nearly 5,000 deals, the numbers have grown steadily in recent years. URA caveat data recorded 1,428 sub-sales in 2024, up from 1,294 in 2023, and 765 in 2022. Despite a slight dip to 292 sub-sales in Q1 2025, down from a recent high of 393 in Q4 2023, the trend remains well above pandemic-era lows. Price Growth and Volumes Softening These measures also come amid signs of cooling in the residential property market. Transaction volume saw a sharper correction, plunging 40% quarter-on-quarter from 7,261 units in Q1 to 4,340 units in Q2 2025. The SSD was originally introduced in 1996 to temper speculative buying and has been adjusted several times since. This latest revision underscores the government’s continued vigilance in maintaining a stable and sustainable property market, especially in the face of ongoing global economic uncertainties and a still-resilient housing demand. Conclusion of Seller's Stamp Duty Cooling Measure  The Seller’s Stamp Duty (SSD) cooling measure affects private residential property owners who purchase a property on or after July 4, 2025 and sell it within four years of acquisition. Specifically, it impacts: Investors or individuals intending to “flip” properties (especially sub-sales before completion). Buyers of new launches or resale private homes planning to sell within four years. Property speculators looking for short-term gains. Who is not affected: HDB flat owners, as they are already subject to a 5-year Minimum Occupation Period (MOP). Owners who sell their private property after holding it for more than 4 years. Buyers who purchased properties before July 4, 2025, as the new SSD rules do not apply retrospectively. Property Developers React to Latest Cooling Measure The revised Seller’s Stamp Duty (SSD) measures will have several implications for property developers in Singapore: 1. Potential Slowdown in New Launch Demand Investors and short-term buyers may hold back from purchasing uncompleted units due to the extended 4-year SSD holding period and higher tax rates. This could reduce take-up rates at new launches, particularly for mass-market and mid-tier developments that traditionally attract speculative buyers. 2. Longer Sales Timelines Developers may face slower sell-through rates, especially for larger projects. This may affect their cash flow and increase the cost of holding unsold inventory. 3. Shift in Buyer Profile The market may shift towards more genuine, long-term owner-occupiers rather than short-term flippers or speculators. Developers may need to adjust their marketing strategies and unit mix to cater to end-users. 4. Pressure on Launch Pricing With weaker speculative demand, developers may face pressure to moderate prices to attract genuine buyers. Profit margins could be affected, especially for sites acquired at high land costs. 5. Impact on En Bloc and Land-Banking Activities Developers may become more cautious with collective sales and land acquisitions, anticipating a more challenging selling environment. They may prioritize smaller or phased projects to manage risk. In summary, while the SSD revision aims to cool speculation, it may result in more cautious demand, impacting the sales momentum, pricing strategies, and development timelines for property developers.