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

The Housing and Development Board (HDB) has seen a surge in interest for its July 2025 Build-to-Order (BTO) sales exercise, with over 22,000 applications received as of 5pm on Wednesday, July 30, according to National Development Minister Chee Hong Tat. This marks a significant increase from the 13,200 applications during the February launch earlier this year. A total of 5,547 flats have been offered across eight projects located in Bukit Merah, Bukit Panjang, Clementi, Sembawang, Tampines, Toa Payoh, and Woodlands — all aimed at catering to a wide range of home buyers with varying needs and budgets. In comparison, the February exercise saw 5,032 units launched. The median application rate for three-room and larger flats among first-timer families stands at 1.4, up from 1.1 in February. However, it remains lower than the application rates from last year’s three exercises, which ranged between 1.6 and 2.6. Prime Projects Continue to Attract Strong Interest Despite higher subsidy clawback rates introduced in this exercise, Prime Location Public Housing (PLH) projects remain highly popular. Four projects fall under the Prime category this round: Clementi Emerald – 12% subsidy clawback Toa Payoh Ascent Alexandra Peaks Alexandra Vista – all with 11% clawback These clawbacks are the highest to date, up from 9% in earlier launches. The increase reflects the additional subsidies granted to ensure that flats in highly desirable locations remain affordable and inclusive for Singaporeans. Nonetheless, demand remained robust. The four Prime projects received over 12,000 applications, nearly half of all applications in the current launch. Among them, Toa Payoh Ascent emerged as the most sought-after, drawing nearly 5,900 applicants for 741 flats. Property analysts attributed this to its central location, proximity to Caldecott MRT, and nearby top schools including CHIJ Primary and Secondary, and Raffles Girls’ School. Standard Projects and Singles See Strong Demand Outside the Prime category, Simei Symphony in Tampines proved the most popular Standard project. Located in the Simei estate, its five-room flats saw about eight first-time applicants vying for each of the 100 units available. The exercise also marked the rollout of new housing policy changes, including: Expanded Family Care Scheme to give priority to singles who apply to live with or near their parents. Increased allocation quota for second-timer families applying for 3-room or larger flats. Relaxation of deferred income assessment rules, allowing only one party in a couple to be a current or recent full-time student or NS man, instead of both. These changes appear to have contributed to continued strong interest among first-time singles, especially for two-room flexi flats across Singapore. Application Window Closing The July BTO sales exercise, which began on July 23, closed at 11:59pm on July 30. Minister Chee emphasized that the government remains committed to ensuring public housing remains accessible, affordable, and fair, particularly as Singaporeans continue to show robust interest in both mature and non-mature estate offerings.

Buying a Build-To-Order (BTO) flat from the Housing & Development Board (HDB) is a major milestone for many Singaporeans. Designed to provide affordable public housing, BTO flats are sold directly by HDB and are popular due to their lower prices compared to resale flats. However, purchasing one involves meeting specific eligibility criteria and following a detailed application process. Eligibility Requirements for BTO Flats Before applying for a BTO flat, you must meet the following requirements: 1. Citizenship At least one applicant must be a Singapore Citizen (SC). For couples or families, the other applicant must be either a Singapore Citizen or a Singapore Permanent Resident (SPR). 2. Age Applicants must be at least 21 years old. For unmarried or divorced singles, you must be 35 years old and above to buy a 2-room Flexi flat in a non-mature estate under the Single Singapore Citizen Scheme. 3. Family Nucleus You must apply under one of the following schemes: Public Scheme (e.g., with spouse, children, or parents) Fiancé/Fiancée Scheme Orphans Scheme Single Singapore Citizen Scheme (only for eligible singles) 4. Income Ceiling 2-room Flexi (non-mature estate): $7,000 3-room flat: $7,000–$14,000 depending on the project 4-room or larger: $14,000 (or $21,000 for extended families) 5. Property Ownership Must not own or have disposed of any private residential property (in Singapore or overseas) in the last 30 months. Must not own more than one HDB, DBSS or EC flat. Must not have bought more than two subsidised flats. Step-by-Step Guide to Buying a BTO Flat Step 1: Check for Upcoming Sales Launches HDB launches BTO flats four times a year (February, May, August, and November). You can view the launch details on the HDB website. Step 2: Ballot for a Flat Apply for a flat during the one-week application window. Submit your application online via HDB’s portal. Balloting is based on eligibility, priority schemes, and demand. Step 3: Receive Ballot Results Results are released approximately 2 months after the application period. If successful, you will receive a queue number to select a flat. Step 4: Book Your Flat Choose your preferred unit based on availability. Pay the Option Fee: $500 for 2-room Flexi $1,000 for 3-room $2,000 for 4-room and larger Step 5: Sign the Agreement for Lease About 4-6 months after booking, you will be invited to sign the lease. Pay the downpayment: Using CPF or cash (5% for HDB loan, 10% for bank loan) You must also pay stamp duties and legal fees at this stage. Step 6: Wait for Construction and Collect Keys Construction takes 3 to 5 years. You’ll be invited to collect the keys once the project is complete. Financing Options HDB Loan Up to 80% financing of flat price Must not own any private property in the past 30 months Household income ceiling: $14,000 (or $21,000 for extended families) Interest rate: 2.6% (pegged to CPF Ordinary Account + 0.1%) Bank Loan Up to 75% financing of flat price (with 5% cash downpayment) More stringent credit assessment Floating or fixed interest rates (typically lower than HDB loan initially) Read to compare HDB Loan or Bank Loan Grants Available Eligible first-timers can apply for the following CPF Housing Grants: Enhanced CPF Housing Grant (EHG): Up to $80,000, based on income level Grants are credited into your CPF OA account and used to offset the flat price Important Considerations Priority Schemes (like the Married Child Priority Scheme or Parenthood Priority Scheme) can increase your chances during balloting. Consider the location, amenities, waiting time, and future resale potential. Buying a BTO is a long-term commitment, and there is a 5-year Minimum Occupation Period (MOP) before you can sell or rent out the whole flat. FAQs about BTO Flats Question: I am an existing HDB flat owner. Can I still apply for new BTO flat?  Answer: Yes, existing flat owners can apply for BTO flats, but there are important conditions and restrictions: Eligibility Conditions for Existing Flat Owners: You must sell your existing flat within 6 months of collecting the keys to the new BTO flat. Ownership Restrictions You must not own any private property (local or overseas) or have disposed of any in the last 30 months before applying. Number of subsidised flats You must not have taken two previous subsidised housing grants/flats (e.g., BTO, SBF, resale flat with CPF grants). You can apply if you have received only one housing subsidy so far. Conclusion Buying a BTO flat in Singapore is a structured and subsidized pathway to home ownership, especially for young couples and families. While the process involves eligibility checks and a bit of luck during balloting, it remains one of the most affordable options to own a home in Singapore. Be sure to stay updated on launch dates, assess your financial readiness, and understand the schemes and grants that can support your purchase.

When purchasing an HDB flat in Singapore, one of the key financial decisions buyers must make is whether to finance their home with an HDB concessionary loan or a bank loan. Both options come with distinct advantages and trade-offs, and the best choice depends on your financial situation, risk appetite, and long-term plans. Here's a breakdown to help you decide. 1. Eligibility HDB Loan Only Singapore Citizens are eligible (or at least one buyer must be a citizen in a joint application). Monthly household income must not exceed $14,000 ($21,000 for extended families). Must not own any private residential property in the last 30 months before the loan application. Must not have taken two or more previous HDB loans. Bank Loan Open to all buyers, including Permanent Residents and those buying Executive Condominiums (ECs). No income ceiling or property ownership restriction. 2. Downpayment HDB Loan Requires only 5% downpayment, which can be paid fully using CPF Ordinary Account (OA). No cash required upfront unless CPF is insufficient. Bank Loan Requires at least 25% downpayment, where 5% must be paid in cash and 20% can be from CPF OA. Higher upfront cost and stricter CPF usage rules. 3. Interest Rates HDB Loan Fixed rate at 2.6% per annum, pegged at 0.1% above the CPF OA interest rate. Stable and predictable, unaffected by market fluctuations. Bank Loan Typically lower at first (as low as 1.6%–3.5%), but can fluctuate with market rates (SORA or fixed rate packages for 1–5 years). May increase over time, introducing long-term uncertainty. Fixed-rate deals often carried a premium—3% to 4.5% was common throughout much of Year 2022. 4. Loan Tenure & Amount HDB Loan Maximum tenure: 25 years or until the borrower is 65 years old, whichever is shorter. Loan-to-Value (LTV) limit: up to 80% of the purchase price or valuation (whichever is lower). Bank Loan Maximum tenure: 30 years for HDB flats. LTV limit: up to 75% (with stricter criteria for subsequent loans). Stricter Total Debt Servicing Ratio (TDSR) applies. 5. Flexibility and Repayment HDB Loan More flexible repayment options. No penalty for early repayment. You can clear your housing loan and save the interest fees. Easier to defer or adjust repayments during financial hardship. Bank Loan Less flexibility. Early repayment penalties (typically 1.5%) if within the lock-in period. Refinancing options available but may incur fees. 6. Switching Between Loans You can switch from HDB loan to a bank loan later, often to take advantage of lower interest rates. You cannot switch from a bank loan to an HDB loan. Conclusion: Choose HDB Loan or Bank Loan? Criteria Choose HDB Loan If... Choose Bank Loan If... Stability You prefer predictable fixed payments You can manage fluctuating interest rates Upfront Cost You want to minimize initial cash outlay You have enough cash for the downpayment Flexibility You may need repayment flexibility You are confident in consistent income Long-Term Plan You plan to hold the flat long term You plan to refinance or sell earlier Final Tip: Consider starting with an HDB loan for security and later refinance with a bank loan when you're financially stable and ready to take on more risk for lower rates.

In a striking show of confidence, Sim Lian Land and Sim Lian Development have jointly placed the highest and most bullish bid for the inaugural 99-year leasehold Government Land Sales (GLS) site in the newly unveiled Holland Plain precinct. Their nearly S$368.4 million offer — translating to about S$1,432 per square foot per plot ratio (psf ppr) — not only led the pack of five bidders but also stood 22.2% above the next highest offer from Wee Hur, and a substantial 55.7% above the lowest bid. Developer Uncertainty and Market Volatility The considerable spread between the bids illustrates developers’ cautious stance amidst global headwinds. A joint venture consisting ABR, Roxy-Pacific, Macly Capital and LWH submitted bid of only S$1,050 psf ppr. A Closer Look at the Holland Link Site Located in Holland Link, the 183,729 sq ft plot can accommodate a six-storey residential development capped at 233 units, with a maximum gross floor area (GFA) of 257,225 sq ft. The site’s aggressive top bid eclipses even the S$1,410 psf ppr paid last month for the more centrally located Dunearn Road site, and exceeds the S$1,285 psf ppr for Holland Drive’s sought-after parcel acquired by a consortium of heavyweight developers in 2023. Prospects and Challenges Despite its less central location compared to Holland Drive, which boasts proximity to One Holland Village and MRT amenities, Holland Link offers strategic benefits: Future connectivity via the King Albert Park MRT interchange (DTL & upcoming CRL) Proximity to elite schools like Methodist Girls' School and Henry Park Primary School Adjacent to Good Class Bungalow (GCB) zones, lending prestige and exclusivity Mandated inclusion of an early childhood development centre to enhance community livability Some potential drawbacks include the site's 800-meter distance from the future CRL station and its proximity to a columbarium. First-Mover Advantage and Precinct Vision The Holland Plain precinct is part of URA’s vision for a verdant, low-density enclave within Bukit Timah. With green spaces, limited residential plots, and proximity to the Rail Corridor, developers are banking on long-term uplift and positioning for early entry into what could become a prized address. This strong participation hints at a strategic play: securing foothold now to reap benefits later as infrastructure and demand mature. Comparing Sim Lian's Holland Link Bid with Other GLS Offers GLS Site Winning Bid (psf ppr) Developer(s) Location Perks Potential Challenges Holland Link (2025) S$1,432 Sim Lian Land + Sim Lian Development Near elite schools, future CRL MRT, GCB area Further from current MRT, near columbarium Dunearn Road (2025) S$1,410 CSC Land, Frasers Property, Sekisui House Close to existing MRT, prime Bukit Timah location Higher competition, fewer exclusivity elements Holland Drive (2024) S$1,285 UOL, CapitaLand Dev., Singapore Land, Kheng Leong Adjacent to One Holland Village, MRT access Costlier entry, limited supply Strategic Takeaways Pricing Boldness: Sim Lian’s S$1,432 psf ppr bid tops all three, signaling strategic intent to secure first-mover advantage in Holland Plain despite location trade-offs. Site Maturity vs. Vision Play: While Holland Drive and Dunearn Road plots are embedded in mature districts with instant pull, Holland Link is a visionary bet — riding on the long-term transformation of the precinct around the King Albert Park MRT interchange and future low-density zoning. Target Demographic Positioning: Proximity to Methodist Girls' School and Henry Park Primary could appeal to families prioritizing education, while adjacency to GCB areas adds prestige appeal for affluent buyers.

Dual-key units have grown in popularity in recent years, especially among property investors and multi-generational families in land-scarce cities like Singapore. Designed with two separate entrances within a single title, dual-key units offer a unique layout: one larger main unit and a smaller sub-unit, both sharing a common foyer. While they provide flexibility and potential rental income, they are not without drawbacks. Below is a comprehensive look at the pros and cons of dual-key units. Pros of Dual-Key Units 1. Rental Income Without ABSD One of the biggest advantages of dual-key units is the ability to earn rental income without purchasing a second property—and without incurring Additional Buyer’s Stamp Duty (ABSD). Since both units are under a single property title, buyers can effectively lease out one part of the unit while staying in the other. 2. Ideal for Multi-Generational Living Dual-key units are well-suited for families who want to live close together while maintaining privacy. Parents and adult children, or even siblings, can live in separate but adjoining units, reducing family friction while allowing proximity. 3. Flexible Use Owners can choose to live in the larger unit while renting out the smaller studio for income, or even switch roles as family or financial needs change. Some also use the sub-unit as a home office, guest room, or space for a helper. 4. Efficient Use of Space Unlike buying two separate units, dual-key layouts maximize the use of space and avoid duplication of common areas like kitchens and living rooms in the main unit, leading to more cost-efficient living. 5. Attractive for Investors Investors looking for steady cash flow often see dual-key units as an opportunity to maximise rental yield while only holding one mortgage. This can be appealing in markets with cooling measures. Cons of Dual-Key Units 1. Higher Purchase Price and PSF Dual-key units typically cost more per square foot (psf) than regular units, due to their unique layout and dual utility. Buyers may end up paying a premium for the added flexibility, which might not always be justified in a soft rental market. 2. Smaller Sub-Unit Space The sub-unit is often compact, with limited cooking facilities and reduced living space. This may limit tenant appeal, especially for long-term renters who prefer more full-fledged amenities. 3. Limited Supply and Demand Not all developments offer dual-key configurations, and not all buyers are looking for them. This may limit resale options in the future, especially if the market tilts back to more conventional layouts. 4. Financing and Valuation Challenges Some banks may be more conservative when valuing dual-key units, affecting loan quantum. Also, buyers should check with the developer or seller whether the sub-unit has proper approval for tenancy or usage, especially in older developments. 5. Shared Utilities and Noise Even with separate entrances, both units may share utility meters and balcony. This can result in disputes over bills or reduced privacy due to sound transfer and shared walls. Newer property projects tend to have fewer dual-key units due to several key reasons: 1. Limited Market Demand While dual-key units appeal to niche groups (like investors and multi-generational families), the mainstream market prefers regular layouts. Property developers often prioritize unit types with broader buyer appeal to maximize sales. 2. Higher Land and Construction Costs Dual-key units require more complex internal layouts, additional plumbing, and sometimes duplicate facilities (like pantries or bathrooms). This increases construction cost per unit. Developers may prefer simpler, more efficient layouts that yield better margins. 3. Tighter Urban Planning Rules Urban planning guidelines and building regulations may limit how space can be partitioned and used. Authorities may discourage dual-key units if they’re misused as “quasi-duplex” rentals, which blur the line between legal and illegal subletting. 4. Changing Buyer Preferences Modern buyers, especially young professionals and couples, prefer open-concept layouts with larger communal spaces. Dual-key units may feel cramped or inefficient to those not using the second unit. 5. Regulatory Concerns over Subletting Authorities in some markets (like Singapore) are tightening enforcement against improper subletting and "shadow landlord" practices. This leads developers to reduce dual-key offerings to avoid regulatory scrutiny. 6. Focus on Smaller Units Due to affordability concerns, developers increasingly build smaller 1- and 2-bedroom units that are more marketable. Dual-key configurations usually need larger floor areas (typically 900+ sqft), which are harder to sell in today’s cost-sensitive market. Conclusion Dual-key units can be a smart choice for specific buyer profiles—particularly investors seeking rental income without additional ABSD, or families looking for privacy within proximity. However, buyers should weigh the premium price, future market demand, and functional limitations of the layout. As with any property investment, understanding your long-term needs and conducting thorough research is key before committing to a dual-key unit.