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

A 4 room HDB flat at 365C Upp Serangoon Rd was just sold for a record high price of $885,000 ($894 psf). The lease of the 92 sqm flat started in 2018, leaving it with a remaining lease of 90 years. The flat is located on the 16th to 18th storey range. This floor area is equivalent to 990-sq ft. The recent resale transaction surpassed the previous record high for 4 room flats in Hougang. In March 2026, a 4 room at 365B Upp Serangoon Rd was sold for $868,888 ($877 psf). That flat also measures 990 sq ft and is located on the 16th to 18th storeys. Both flats started their lease in 2018. However, the flat at Block 365B has a longer lease of 91 years, as its lease started in 2018. These two HDB transactions surpassed last year’s record high of $860,000 ($868 psf), which was set by a flat that is located at 365B Upp Serangoon Rd. That unit was sold in November 2025. The flat measures 990 sq ft. It is located on the 4th to 6th storeys and it has a remaining lease of 91 years. Two private property transactions were recently recorded nearby, a leasehold apartment of 914 sq feet at Riverfront Residences along Hougang Avenue 7 was sold for 1.67 million and a 1001 sq feet condominium unit at Boathouse Residences along Upper Serangoon View was sold for 1.55 million. The buyer saved more than $600,000 by buying a resale flat than a resale condo in the same location. You can check all the resale HDB transactions (and more) for 4 room flats in Hougang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Holy Innocents' Primary School, Yio Chu Kang Primary School, Hougang Primary School, Paya Lebar Methodist Girls' Secondary School, Sengkang Secondary School and Bowen Secondary School. Nearby MRT stations include Hougang, Kovan and Buangkok. Grocery shopping can be done in places like Giant Supermarket, FairPrice Hougang and Sheng Siong Supermarket. Check nearby condominium or landed property that matches your budget and location. 

A 4 room HDB flat at 277A Compassvale Link was just sold for a record high price of $900,000 ($909 psf). The lease of the 92 sqm flat started in 2009, leaving it with a remaining lease of 82 years. The flat is located on a high floor, between the 13th to 15th storey range. This floor area is equivalent to 990-sq ft. The recent transaction surpassed the previous record high for 4 room flats in Sengkang. In January 2026, a 4 room at 275D Compassvale Link was sold for $880,000 ($908 psf). That flat measures 969 sq ft and is located on the 10th to 12th storeys. Both flats started their lease in 2009. These two resale transactions surpassed last year’s record high of $877,000 ($886 psf), which was set by a flat that is located at 277A Compassvale Link. That unit was sold in August 2025.  A private property transactions of similar size were recently transacted nearby, an executive condominium at Austville Residences along Sengkang East Avenue was sold for 1.499 million. You can check all the resale HDB transactions (and more) for 4 room flats in Sengkang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Compassvale Primary School, Seng Kang Primary School, North Vista Primary School, Sengkang Secondary School, Edgefield Secondary School and Bowen Secondary School. Nearby MRT stations include Buangkok, Hougang and Sengkang. Grocery shopping can be done in places like Giant Supermarket, Sheng Siong Supermarket and FairPrice Hougang.

When love ends and property is involved, the courts are often left to untangle arrangements that seemed perfectly logical to a couple in love but deeply murky to everyone else. A landmark ruling by Singapore's Court of Appeal in May 2026 has done exactly that — and the outcome has significant implications for how the country's courts view both property ownership and stamp duty evasion. A Condo, a Couple, and an Unusual Split Wong Mei Lee Millie, 38, and Ngor Shing Rong Jake, 35, purchased a unit at the Hillcrest Arcadia condominium in Bukit Timah for $1.865 million in December 2019. On the surface, the ownership arrangement looked straightforward — but it was anything but. Despite Ngor contributing the majority of the purchase price, the couple registered their legal ownership in the ratio of 99:1, with Wong holding a 99% share and Ngor just 1%. The asymmetry was deliberate. According to Wong, the arrangement served a dual purpose: it was meant to address her insecurities about fidelity, and it offered a pathway to avoid paying the Additional Buyer's Stamp Duty (ABSD) should the couple ever wish to purchase a second property together. Breakup, Lawsuit, and Competing Claims The couple broke up in November 2020, and a dispute arose over who truly owned what share of the property. Ngor subsequently sought a declaration that he held 71% of the beneficial interest in the condominium, while Wong maintained that her 99% registered share reflected both her legal and beneficial ownership. The case wound its way to the High Court, which in June 2025 sided with Ngor. The High Court found that Wong held 54.22% of the property on trust for Ngor, after considering the parties' respective financial contributions. The judge also found that Ngor did not intend to immediately and unconditionally benefit Wong with his contributions, but only if he cheated on her. Wong appealed. The Court of Appeal's Reversal In a written judgment delivered on 20 May 2026, a three-judge Court of Appeal overturned the High Court's findings entirely. Justice of the Court of Appeal Hri Kumar Nair found that the couple intended for the 99:1 ratio to reflect their legal and beneficial ownership, and that even if a resulting trust had arisen, allowing Ngor's claim for a bigger share would amount to condoning an illegal purpose — specifically, the evasion of ABSD. The court took particular issue with Ngor's credibility. His account of a so-called "cheating condition" — whereby Wong would only truly own 99% of the property if he were unfaithful — was found to be riddled with contradictions. The Court of Appeal noted that Ngor's explanation of the cheating condition had shifted at trial: he first suggested the condition meant Wong would fully own the property if he cheated, then later suggested he simply would not contest her 99% interest under that scenario. No explanation was given for the inconsistency. By contrast, the court found Wong's version of events more coherent. Her position was that she wanted them to remain together, and because she was insecure about Ngor's fidelity, she wanted 99% ownership as a demonstration of his commitment. If he cheated and they broke up, he would be left with just 1% of the property and would no longer benefit from it as a joint investment. In the court's words, the property was held by her "as ransom." The ABSD Angle: A Second Reason to Dismiss Ngor's Claim Beyond the factual findings, the court added a significant legal note. It ruled that allowing Ngor to claim a larger beneficial interest — retaining value in the property while being free to purchase a second home without paying ABSD — would effectively amount to tax evasion. Given the seriousness of that, the court found it would not be disproportionate to deny his claim entirely on grounds of illegality. This matters because the 99-1 structure is not merely a romantic quirk — it is a recognised manoeuvre in Singapore's property market. Co-owners first purchase a property in a 99:1 ratio, then "decouple" by having the 1% owner transfer their share. That person, now owning no property, can then purchase a second home without incurring ABSD — which stands at 20% for Singapore citizens buying a second residential property, and 30% for a third. Authorities have been scrutinising such arrangements closely, and this ruling signals that courts will not lend assistance to arrangements that facilitate stamp duty avoidance. Outcome and Costs The Court of Appeal ruled in Wong's favour, allowing her to retain the full 99% share of the condominium. Ngor was also ordered to pay Wong $50,000 in costs for the appeal. What This Case Tells Us The ruling is a reminder that in Singapore, property ownership arrangements between couples — particularly unconventional ones — will be scrutinised not just for financial contributions, but for the underlying intention behind them. Emotional arrangements made in the context of a romantic relationship can carry legal weight, but so do the public policy implications of those arrangements. For couples considering similar property structures, the lesson is clear: put intentions in writing, understand the stamp duty implications thoroughly, and do not assume that financial contribution alone will determine ownership if things go wrong.

A landed house at Alwyn Park was just sold for a record-high of $2,599 psf for a total of $4.2 million. The 150 sqm is a freehold and is located along Hong Lee Place. This inter terrace has a land size of 1,615-sq ft. The recent property transaction surpassed the previous record high in Alwyn Park. In July 2024, a terrace was sold for $2,326 psf ($3.95 million total). That terrace measures 1,697 sq ft. These two resale transactions surpassed 2023's record high of $1,954 psf ($3.57 million total), which was set by a freehold terrace sold in September 2023.It is a bigger unit with land size of 1,826 sq ft. Alwyn Park is a freehold landed residential estate located along Hong Lee Place in District 19 (Hougang / Kovan area), Singapore. It is a relatively small and low-density development consisting of terrace-style landed homes, completed around 1992 by Alwyn Development Pte Ltd. You can check all the transactions (and more) for Alwyn Park using our research tools. The terrace should appeal to parents with school-going children, as they are within walking distance of several schools, including St. Gabriel's Primary School, Maris Stella High School (Primary), Kuo Chuan Presbyterian Primary School, Peicai Secondary School, Maris Stella High School and Paya Lebar Methodist Girls' Secondary School. Nearby subway stations include Kovan, Lorong Chuan and Serangoon. Shopping can be done in places like Cold Storage, FairPrice Xtra NEX and Giant Express.

More than 18,000 Housing and Development Board (HDB) flats across Singapore have been selected for upgrading under the Home Improvement Programme (HIP), with the Government allocating over S$253 million to improve ageing homes and enhance residents' living conditions. Announcing the latest round of upgrades on May 16, Second Minister for National Development Indranee Rajah said the programme will benefit households in 198 HDB blocks spread across 12 towns, including Bedok, Bishan, Bukit Batok, Bukit Merah, Tampines and Woodlands. Speaking at a Neighbourhood Renewal Programme public consultation event in Bukit Batok, Ms Indranee encouraged residents to participate in the scheme, particularly households with elderly family members. "Please encourage your family and friends to sign up for the programme, especially if they have seniors in their households, so they too can benefit from these heavily subsidised improvements," she said. What Is the Home Improvement Programme? Launched in 2007, the HIP helps owners of older HDB flats address common maintenance issues caused by ageing buildings. These include problems such as spalling concrete, ceiling leaks and other wear-and-tear defects. The programme also introduces improvements that enhance safety, comfort and convenience within homes. The latest batch of selected flats covers the following estates: Bedok: Blocks 650–672 Jalan Tenaga/Jalan Damai Bishan: Blocks 288–293 Bishan Street 22/24 Bukit Batok: Blocks 288A–288G and 289A–289G Bukit Batok Street 25 Bukit Merah: Blocks 12–14 Jalan Bukit Merah and 35, 36, 38–40 Jalan Rumah Tinggi Bukit Panjang: Blocks 513–532 Jelapang Road Choa Chu Kang: Blocks 442–448 and 469–474 Choa Chu Kang Avenue 3/4 Jurong West: Blocks 639–647 Jurong West Street 61 Pasir Ris: Blocks 700–725 Pasir Ris Drive 10/Street 72 Sengkang: Blocks 205A–206D Compassvale Lane Serangoon: Blocks 543–554 Serangoon North Avenue 3 Tampines: Blocks 352–363 Tampines Street 33/34 Woodlands: Blocks 351–371 Woodlands Avenue 1/5, 748–763 Woodlands Circle/Avenue 4/6, and 769–779 Woodlands Crescent/Drive 60 Essential and Optional Improvements HIP consists of two key components: essential improvements and optional upgrades. Essential improvements focus on addressing critical maintenance and safety issues in older flats. These works are fully funded by the Government for eligible Singaporean households. Optional improvements, meanwhile, allow residents to choose enhancements such as new entrance doors and refuse chute hoppers. These upgrades are heavily subsidised, with homeowners paying as little as 5 per cent of the total cost depending on their flat type. For the full optional improvement package: Flat Type Owner Pays Government Pays 1-, 2-, 3-room S$599.50 S$11,390.50 4-room S$899.25 S$11,090.75 5-room S$1,199.00 S$10,791.00 Executive S$1,498.75 S$10,491.25 A four-room flat owner, for example, pays just 7.5 per cent of the total package cost, while the Government covers the remaining 92.5 per cent. Strong Take-Up Since Launch Including the latest selection, approximately 512,000 flats—equivalent to about nine in ten eligible HDB flats—have been chosen for HIP since its launch. Of these, nearly 409,000 flats have completed upgrading works, demonstrating the programme's extensive reach across Singapore's public housing estates. As of March 31, 2025, the Government has spent around S$5 billion on HIP. Additional Support for Seniors Through EASE Households selected for HIP can also opt for improvements under the Enhancement for Active Seniors (EASE) programme, which provides senior-friendly fittings to improve accessibility and safety at home. Popular EASE installations include: Grab bars Wheelchair-friendly ramps Slip-resistant bathroom floor treatments Since April 2024, HDB has expanded the programme to include additional features such as: Rocker light switches Home fire alarm devices Bidet sprays Wall-mounted foldable shower seats Like HIP's optional upgrades, EASE improvements are heavily subsidised. Eligible Singaporean households pay between 5 per cent and 12.5 per cent of the installation cost, depending on flat type. For a four-room flat, residents pay: S$35.95 for slip-resistant treatment in two bathrooms S$21.25 for a single-step ramp S$39.20 for the first set of grab bars Since its launch, about 379,000 households have benefited from EASE, with Government spending reaching approximately S$190 million as of March 31, 2025. Households not eligible for HIP may still apply directly to HDB for EASE installations under the Direct Application scheme. Neighbourhood Renewal Programme Complements HIP Ms Indranee also highlighted the role of the Neighbourhood Renewal Programme (NRP), which focuses on upgrading shared facilities and public spaces within HDB estates. Last month, National Development Minister Chee Hong Tat announced 17 new NRP projects worth more than S$130 million, benefiting close to 20,000 households. Since 2007, a total of 263 NRP projects have been implemented across Singapore. Ms Indranee noted that while HIP rejuvenates the interior of homes, the NRP enhances the surrounding environment and communal spaces. "These upgrading programmes work hand in hand as part of our broader efforts to keep your HDB estates vibrant, safe and comfortable as the estates get older," she said. Outlook The latest HIP announcement underscores the Government's continued commitment to maintaining Singapore's ageing public housing stock. With substantial subsidies covering the majority of upgrade costs, homeowners can enjoy improved living conditions while ensuring their flats remain safe, functional and attractive for years to come. As more estates mature, programmes such as HIP, EASE and the Neighbourhood Renewal Programme will play an increasingly important role in preserving the quality and value of Singapore's HDB communities.