Desmond Lee
Singapore
“The Leadership, Enrichment, Achievement, Participation and Service (LEAPS) 2.0 is a framework for recognising student participation and achievement in secondary school co-curricular programmes.”
“The Ministry of Education (MOE) is mindful of the impact that rising temperatures may have on our students, teachers and officials taking part in the National School Games. Matches are scheduled only after students have had the time to train and become progressively more heat acclimatised.”
“As shared in Parliament in March 2026, the proportion of students with special educational needs (SEN) in mainstream schools has remained stable, at around 7% of the overall student population. This stability is observed across both primary and secondary schools.”
“The Ministry recruits and assesses applicants based on merit and suitability for the teaching profession, regardless of gender. We look for individuals with a passion for teaching, a belief in the potential of every child, and who possess the values and character to make a positive difference in students' lives.”
“Over the past five years, an average of 750 teachers resigned from the Education Service annually, representing a resignation rate of around 2%.”
“MOE has also progressively strengthened open access within the Primary 1 Registration Framework through Phase 2C, which is open to students regardless of whether they have prior connections to the school. MOE had increased the number of reserved Phase 2C places from zero to 20 in 2014; and from 20 to 40 in 2022.”
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“The Single Room Shared Facilities (SRSF) pilot is designed to improve the experience of singles under the Public Rental Scheme by providing them with more privacy while reducing the risk of social isolation. It is part of the Housing and Development Board's (HDB's) efforts to provide more public rental housing options for singles. The SRSF model is being piloted at the former Anderson Junior College student hostel. Since the opening of applications to SRSF in May 2024, HDB has received 1,100 applications, of which about half were assessed to be eligible and have been progressively moving in. HDB is reviewing the SRSF pilot, including the study of other possible SRSF sites, and will share more details when the plans are ready. There is currently no target number of beds to provide under the SRSF model.”
“From 2020 to 2024, the Housing and Development Board (HDB) received one appeal from divorced parents with shared care and control of their child to list the same child in their respective applications to purchase a flat. As there were no apparent extenuating reasons, HDB turned down the appeal. The divorced parents then reached an agreement between them for one party to list the child in a flat application.”
“Mr Speaker, I would like to make a clarification in relation to a written answer that we made on 11 November 2024 in response to a Parliamentary Question filed by Mr Louis Chua. [Please refer to "Estimated HDB BTO Units to be Launched from 2025 Onwards Available for Eligible Singles", Official Report, 11 November 2024, Vol 95, Issue 145, Written Answers to Questions for Oral Answer not Answered by End of Question Time section.] We had discovered this typographical error in the course of reviewing some of the answers. The answer cited the following statistic, "From 2024 to 2026, HDB will launch up to 14,000 2-room flexi Build-To-Order (BTO) flats island-wide. This is more than a 50% increase from the 9,000 units launched in the non-mature estates from 2020 to 2023." There was an error in that statistic. The period that we had meant to cite was not "2020 to 2023", but "2021 to 2023", which is a three-year period that is comparable to the period that we cited in the reply "2024 to 2026", which is a three-year period, in the sentence in my answer.”
“Licensed pet shops are allowed to sell their animals through online platforms and are required to indicate their licence number in the advertisements posted online. Buyers purchasing through online platforms may verify the authenticity of the licence number through the list of licensed pet shops published on the National Parks Board (NParks) website. NParks does not have an estimated value for animal sales conducted through online platforms. Licensed pet shops are not required to report sales values to NParks. Notwithstanding this, NParks monitors online platforms for alleged illegal sales. In 2024, NParks has investigated 67 cases of illegal pet breeding and sale, including from online platforms.”
“Between 2022 to 2024, an average of 30 incidents of children under the age of 12 getting trapped while using escalators were reported to the Building and Construction Authority (BCA) per year, with most cases involving footwear entrapment. About one-third of the total number of incidents in the past three years involved hospital treatment. BCA is not aware of cases that have led to permanent disability. Escalators in Singapore are subject to safety standards, which are benchmarked against those of other jurisdictions. BCA has assessed that most cases arose because of user behaviour, such as standing too close to the edges of escalator steps while wearing rubber footwear. BCA has been partnering stakeholders, including mall owners and escalator manufacturers, to conduct roadshows and workshops to educate the public on the safe use of escalators. BCA has also stepped up outreach efforts through the media and distribution of escalator safety education materials to building owners, who have displayed safety signages at escalators. With these efforts, we hope that parents will also educate their young children on the safe use of escalators and ensure that they stand away from the edges and avoid running or playing on escalators.”
“In fact, we do not price flats to recover land and construction cost. We look at the market value of the flat, apply significant market discounts to bring the price down so that there are flats affordable to Singaporeans of different income levels. And then, we do means testing for explicit grants on top of the market discounts. This ensures HDB flats remain affordable to a wide range of incomes. Sir, since the 1970s, we have matured and progressed as a society. We have improved our initial policies. We have developed our strong social compact where Singaporeans buy affordable housing, have a tangible stake in this country and form strong communities. Sir, most importantly, what the PSP has suggested through the Affordable Housing Scheme is a major change from the social compact we have had all these decades. They want to go backwards to the time where housing was a shelter, an expense, and does not serve as a store of value and assurance for retirement, where Singaporeans do not have a stake when they leave, according to the AHS, just return keys, get some deposit back and move on. Is this really the kind of Singapore that we want to have? We have come a long way since 1979. We will continue to look forward instead to ensure that our policies remain relevant, effective in providing public housing that is affordable, accessible and inclusive for Singaporeans. I would like to thank Minister Tan. [Applause.]”
“Today, our HDB flats are both a home and also a store of value for Singaporeans, which they can monetise in their older years for retirement by selling on the open market, renting out a room or a flat, through our Lease Buyback Scheme and so on. We also wondered why Mr Leong was so selective in using the year 1979; and we realised why. From 1968 to 1987, in the early years of HDB, we sold flats to Singaporeans and the flat price was fixed to recover cost. So, this most resembles the Progress Singapore Party's (PSP's) Affordable Housing Scheme. So, in a way, PSP's idea is not an original idea, but an idea adapted from the past. HDB flats back in those days were priced based on construction costs. The PSP's Affordable Housing Scheme uses a similar idea. But construction cost then, as it is today, fluctuates based on economic factors, like labour availability, the price of construction material, global commodities like oil and so on. In the 1960s and 1970s, construction costs were relatively low, but the turning point came at around 1979. Around 1979/1980, construction cost went up by 30%, because there was a construction boom which led to severe labour and material shortages. So, HDB flat prices went up by 15% in 1979, another 20% in 1980 and another 38% in 1981. So, Mr Leong presents, selectively, the 1979 data, but does not mention what happens in the next one, two years. He did not share this with the House. In fact, the challenge of sharply fluctuating construction and therefore, HDB prices, according to the AHS, when pegged to construction costs, applies equally to the PSP's Affordable Housing Scheme. Sir, we have long since moved away from the system where HDB flats were priced based on construction cost.”
“He also did not present the affordability picture for the majority of Singaporeans back in 1979, who were less well-educated, less skilled and earned much less in those early days of Singapore. Second, the HDB flat in 1979 is also very different from the HDB flat in 2025. In the 1970s, HDB flats were simple, functional homes in estates with few amenities and very limited transport links. Today, our flats come with modern amenities, far better transport connectivity, offering residents a higher standard of living. In 1979, only 68% of our population lived in HDB, of whom 62% owned their flats. This is not surprising because the university and VITB graduates that Mr Leong cited yesterday were at the higher end of the income spectrum. Today, more than 80% of Singaporeans live in HDB homes and over 90% own their flats. In fact, more than eight in 10 first-timer households who collected their keys to their Build-To-Order (BTO) flats and resale flats in 2024, used little to no cash to service their HDB monthly mortgage instalments. Third, the housing market in 1979 was very different too. In the 1960s and 1970s, there was almost no resale market to speak of. It was early days. In the 1960s, buyers had to return the flat to HDB at the sum that was less than what they had initially paid for. In the 1970s, there was a very rudimentary resale market with strict conditions and limited financing. We were just starting out. Back then, there was limited potential for appreciation, it was not quite the store of value, it was a basic home and expense for Singaporeans. The resale market only started to mature in the 1980s and 1990s, after changes in conditions for resale and mortgage financing policies.”
“Mr Chairman, I would like to apologise to Minister Tan See Leng and Members who had filed cuts at MOM's COS, for taking up some time. I would like to make a clarification without distracting from MOM's debate. Yesterday, Mr Leong made two points in his speech: first, he spoke about selective use of data on Singaporean and PR employment; and second, he said that Singaporeans today are worse off than in the past and he used the example of public housing, comparing the Housing and Development Board (HDB) affordability for university and Vocational and Industrial Training Board (VITB) graduates in 1979, with affordability today. These were not raised at the Ministry of National Development's (MND's) COS at all. The Member did not speak at MND's COS, nor raise any clarification. I checked and would like to make a few points to add to what Minister Tan said yesterday. He spoke about the situation, the improvements in our graduate situation, and I will talk about housing. Sir, the Singapore in 1979 is, firstly, very different from the Singapore in 2025. In 1979, only 4% of each cohort went to university. Today, it is more than 40%. Mr Leong used the median wages of VITB graduates in 1979, but he did not mention that back then, only 9% of each cohort went to VITB. Today, around 60% of each cohort go to polytechnic and the Institute of Technical Education (ITE). So, the vast majority of each cohort today go to university, polytechnic and ITE; compared to only around 13% going to university and VITB back in 1979. Mr Leong was comparing housing affordability for a small group in 1979 with housing affordability for the vast majority of Singaporeans today.”
“The Urban Redevelopment Authority has published the Design Guidelines and Good Practice Guide for Creative Hoardings on its website.”
“Project on ADOption and REhoming of dogs (Project ADORE) is led by the National Parks Board and supported by the Housing and Development Board (HDB), in partnership with Animal Welfare Group partners. The project aims to rehome mid-sized local mixed-breed dogs in HDB flats, thereby reducing the number of strays on the streets. Under the Housing and Development (Animals) Rules 2024, HDB currently allows one dog of an approved breed to be kept in an HDB flat. This rule applies equally to dogs adopted under Project ADORE. The limit of one dog per HDB flat is to strike a balance between the interest of residents who wish to keep pet dogs and the need to preserve a pleasant and harmonious living environment in HDB estates for all residents.”
“The Southern Islands Biodiversity Survey is led by the National Parks Board and involves stakeholders from academia and the nature community. Over the past year, the team has completed the analysis of data collected from its fieldwork, which is currently being reviewed by scientific experts. The report will be released in phases, with most chapters expected to be published by the end of the year.”
“I thank the Member for his suggestion made during his cut about having a buyer stamp duty as a mechanism to cool the HDB resale market. Principally, firstly, we have to make sure that the property market, whether it is on the HDB side or the private housing side, is in line with economic fundamentals. We need to understand the causes of market movements and then target measures. And the measures are broadly supply side. That means you inject supply to meet demand. You inject supply in order to assure people that there is available units coming on stream. And then, there are demand side measures, for example, tightening on loans, limiting eligibility, which can sometimes be painful as we have seen, and these are demand side measures, and you need to allow them to work through the market. On the Member's specific suggestion, we do not discuss cooling measures because of the sensitive nature of market cooling measures. But we certainly will consider all suggestions that both he and other Members may have given. 1.45 pm”
“To reply to the first question, let HDB identify the flats which would best allow them to test out the technology. We have been doing a lot of the work in Building Research Institute (BRI), which is HDB's research institute. We want to be able to try this out in more realistic settings. But we certainly will bear the Member's offer in mind and look forward to her support if there are any units in her area. The other question is about how we can better support seniors' housing and retirement needs, am I right? I have earlier spoken about various upgrading programmes, to make our homes and our neighbourhoods safer and more senior-friendly, so that is one. In terms of housing options, when it comes to HDB housing, seniors have a whole range of monetisation options, as I mentioned earlier in my speech. They can also do Lease Buyback. So, they age in place, make the home safer through EASE and do a Lease Buyback to allow them to gain an additional income stream for retirement. They, of course, can right-size, by buying a smaller BTO flat or a 2-room Flexi flat on a shorter lease, and in doing so, get extra support through the enhanced Silver Housing Bonus, which will be enhanced from 1 December of this year. There are also, of course, Community Care Apartments that our seniors can look to move to. This is a concept where housing and social and care come together in the estate to allow our seniors to age within the community more effectively. So, these are the things that we have been doing to better support our seniors with a wider range of housing options, through a suite of monetisation options and to better support our seniors, for example, through SHB as they seek to right-size.”
“Maybe I will just invite him to file a Written Question and I will then have a look at the issue.”
“I thank the Leader of the Opposition for his questions. First is on scanning technology. This is a pilot. We have enterprises that are experimenting with ways to better scan the walls and ceilings. Because visual inspection can go so far, but if you are able to look beneath the surface, you might be able to better pinpoint the source of leaks. I am sure the Member would be familiar with it, when you have external wall seepage, you think the water is leaking from this place, but actually there could be micro cracks in other parts of the external surface that caused this water to accumulate and then enter the home. And so, this scanning technology is a pilot and we are going to start with 70 flats. They are all over. We are going to select the flats that will allow us to test out the efficacy of this technology. And having pinpointed it, we hope that the repair method will so called nip the problem in the bud at the source, and hopefully the solution becomes a lot more durable, because then you try to target where the problem is. And so, no specific towns per se, but HDB will identify 70 flats for a start to see whether this technology, coupled with the follow-up repair, achieves results. And if it is successful, then we will try to expand it. As I said earlier, Mr Chairman, we will look to strengthen capabilities across our Town Councils, as well as our BE sector, our contractors and all who will need to be able to know how to use this technology and to be able to make more durable repairs. 1.30 pm The second question is on Community Care Apartments, no change to the earlier target to build 30 Community Care Apartments by 2030. The third question, I must apologise to the Leader of Opposition. I might have missed that in the Budget.”
“But we also had a mirror to what in HDB we call the Silver Upgrading Programme. And the Member might have heard about the Silver Upgrading Programme, which is a kind of NRP, but it covers estates which had already gone through upgrading before, through the MUP, for instance; but with many seniors, we come back again and look specifically at what needs to be done to improve the public housing estates for seniors. So, the mirror on the private housing estate side is EUP Silver. EUP is across the board, but EUP Silver allows us to zoom in specifically on the needs of the elderly living in the private estates as well. So, these are, in sum, a range of programmes that allow us to improve the livability of our estates. And you heard just now Senior Minister of State Sim Ann talk about the Community Improvement Programme Committee (CIPC) that allows us to make year-on-year, smaller scale improvements to improve the quality of life as well.”
“Just confirm, the Member is asking about HDB or generally? Generally, okay. Mr Chairman, I had spoken earlier in my speech about HIP, which is about making improvements within the home, resolving common maintenance issues in the home, and I have also spoken about EASE to make our homes in our HDB estate safer for seniors. That is within the home. Around the home there is the Neighbourhood Renewal Programme (NRP) and this seeks to improve the livability of the estate, the precinct as well as the neighbourhood. But at the higher level we also have the Revitalisation of Heartlands (ROH) programme and this is a programme that roves around different towns and seeks to rejuvenate the town as a whole. It probably may be better characterised as a very significant NRP. NRP is about specific neighbourhoods but revitalising our heartlands, the ROH, allows us to look at the entire estate, the town centre, the neighbourhoods, the precincts, and to make improvements across large parts of the town. So, those are with regard to improving the livability and the quality of life in public housing estates. Mr Chairman, I had also spoken about how we are making efforts to also improve our private housing estates, particularly for our seniors. We see as we go around the private housing estates, whether it is a group of condominiums or landed estates, there are seniors living there, and sometimes they face challenges too in getting about daily life. And so, the Estate Upgrading Programme (EUP) has been around for some time, the different tranches to enable us to work with communities to improve the liveability of those private estates – for example, covering drains, improving walkways, improving pocket greens and parks for inter-generational bonding, for instance.”
“On the HDB resale market, we implemented cooling measures and ramped up the supply of flats, which will stabilise the market over time. At the same time, we have worked to prepare for the longer term. We introduced the New Flat Classification Framework during the pandemic. In doing so, we ensure social mixing in different parts of Singapore now and in the future. We are also planning bigger moves for areas such as Mount Pleasant, Greater Southern Waterfront, Paya Lebar Airbase and Turf City. This will create more space for Singaporeans, for their homes, dreams and aspirations. As Singapore grows and develops, we have also been deliberate in ensuring that we conserve nature and protect our heritage. Given our very limited land and resources, this is not an easy feat. It requires thoughtful and disciplined long-term planning, building on the good work of our predecessors to dream bigger for the future, and to dream sustainably. And we are not done yet. It is an ongoing journey and Singapore will always be a work in progress. And through it all, we will continue working with Singaporeans as custodians and stakeholders to shape our social compact and achieve our shared vision to create a home where Singaporeans can thrive, where no one is left behind. This is our enduring commitment for an endearing home. [Applause.]”
“Homeowners can use the CPF refund from their flat sale to top-up their CPF Retirement Account. This way, seniors may no longer need to use cash to be eligible for the Silver Housing Bonus. Additionally, we will expand the scheme. Currently, the Silver Housing Bonus is only available to private property owners with Annual Value below $21,000. We will extend the scheme to private property owners with Annual Value below $31,000, allowing them to benefit as well. Let me summarise. Our pioneers' foresight laid a strong foundation that allows us to enjoy high-quality living today; our homeownership rate is among the highest globally. We will carry on with this mission. This is our promise to Singaporeans: whether it is you, your children or grandchildren, everyone will be able to have a safe haven, living and pursuing their dreams in a warm and harmonious environment. (In English): Mr Chairman, let me conclude. At MND, we have had the privilege to work with many talented architects, planners, builders, dedicated colleagues, industry partners, conservationists, NGOs, nature groups, and so on. They have contributed to making Singapore a distinctive global city and an enduring home for Singaporeans. Five years ago, we plunged into crisis mode. COVID-19 had long-tail effects, particularly for construction, but we have caught up and we have sought to address as many pain points as possible. We have completed all COVID-19 delayed flats. We are on track to launch more than 130,000 flats over seven years from 2021 to 2027. We have shortened BTO waiting times this year to the pre-COVID-19 norm. BTO application rates are now lower than during pre-COVID-19 levels. We opened up access to singles and will be restoring some of the access for second-timer families.”
“In the next three years, we will launch over 50,000 HDB units. This is equivalent to one Ang Mo Kio town. This means that between 2021 and 2025, we will launch over 100,000 units, exceeding our previous target. This year, we will also launch 3,800 HDB units with shorter waiting times of two-plus years. These shorter waiting time flats make up one-fifth of total supply. We will also launch another round of Sale of Balance Flats later this year. Many are familiar with the Enhancement for Active Seniors (EASE) programme and have received Government subsidies to install elderly-friendly features, like grab bars and ramps, in their homes. We will extend the EASE programme to elderly households living in private properties to make their home environment more accessible and safer. The programme will begin early next year for a period of three years, with details to be announced later. We will continue to address common maintenance issues in older HDB flats through the Home Improvement Programme, such as spalling concrete and external wall seepage, while continuing to develop more inspection technologies and repair methods. For retired seniors who wish to monetise their flats to supplement their living expenses, we will provide more assistance. We will enhance the Silver Housing Bonus scheme to benefit more seniors. From 1 December 2025, seniors who right-size to 2-room Flexi flats or Community Care Apartments will receive an additional $10,000 bonus. This means the maximum bonus they can receive will increase from the current $30,000 to $40,000. Currently, elderly homeowners need to use cash proceeds from their flat sale to top up their CPF Retirement Account to receive the bonus. We will adjust this rule.”
“We will set aside $100 million over five years. This will be used to enhance enterprise capabilities, adoption of advanced technologies and the building of firms’ manpower capabilities. My colleague, Minister Indranee Rajah, will share more about our efforts to transform the built environment sector in her speech. Mr Chairman, if you allow, in Mandarin, please. (In Mandarin): [Please refer to Vernacular Speech.] This year marks Singapore's 60th year of Independence. For 60 years, the Government has stayed true to its mission of providing homes for our people. This commitment has never changed and will not waver. Today, some elderly parents worry whether their children will be able to afford and purchase homes. We want to assure these parents that we have implemented various measures to ensure their children can afford and acquire homes. In January this year, we successfully completed all pandemic-delayed HDB projects, delivering over 75,000 HDB units. We have also reduced waiting times for new HDB projects. Last year, the waiting time for new flats was less than four years, similar to pre-pandemic levels. Overall, the application rates for first-timer families for BTO flats are lower than pre-pandemic levels. Last year, we increased the Enhanced CPF Housing Grant to ensure low- and middle-income first-time homebuyers can afford HDB flats. These families can receive up to $120,000 in grants when purchasing BTO flats. Last year's data also shows that most first-time homebuyers can use their CPF to pay their monthly instalments, with only minimal cash outlay required and some not needing to use any cash at all. Although the situation has stabilised, the Government will continue to launch many HDB flats for Singaporeans to apply for.”
“We will also ensure that the technology we develop will be put to good use, by helping out Town Councils and private contractors to strengthen their capabilities. Sir, as we develop and improve our city, we must make our built environment sector more productive and resilient. Mr Lim Biow Chuan asked about our plans to accelerate sector transformation. To better support developers in their transformation efforts, we will revise the Additional Buyer’s Stamp Duty (ABSD) regime for those who undertake complex projects. Currently, to ensure timely injection of housing supply, most housing developers are required to commence construction within two years, and complete construction and sell all units within five years. Failing which, the upfront remittable ABSD component will be clawed back. We will therefore extend the ABSD remission timeline for housing developers undertaking these projects. This includes projects that: transform our urban environment at a large scale; optimise land through intensification or integration with other developments including major public infrastructure; rejuvenate older estates; or adopt new technologies to achieve higher productivity targets. Through this, we want to encourage housing developers and their alliances or firms to undertake projects that will transform our built environment. Additionally, to encourage early adoption of CORENET X for smaller projects, the Government will extend the qualifying period for the ABSD remission timeline extension for these projects until 31 December 2026. Details will be released in a statement later today. We will also introduce the Built Environment Technology and Capability (BETC) Grant to support the sector in long-term building capabilities that extend beyond immediate project investments.”
“Under the HIP essential improvements, like repairs to spalling concrete, are fully funded by the Government. Ms Joan Pereira had asked about this. Looking ahead, we are working with industry partners and research institutes to develop better ways to address maintenance issues in our old estates. As our homes get older, issues, such as spalling concrete and external wall seepage, can be destructive to residents' daily lives. First, we want to make repairs more durable. For example, HDB introduced the corrosion resistant repair (CRR) method last year. CRR helps to reduce the recurrence of spalling concrete. Second, we want to improve diagnosis methods, so that we can more accurately pinpoint the root cause of the issue. One example is external wall water seepage. In complex cases, it can be difficult to identify exactly the source of seepage and the extent of repairs needed through visual checks alone. HDB has started trialling the use of better scanning technology. Similar to an x-ray machine, it allows us to see beneath the surface, to try to trace the root cause of the seepage. If successful, residents can look forward to faster and more accurate diagnosis and swifter repair works. We will trial this technology starting with some 70 flats. Then, we will see if this technology can be scaled up for widespread use. 12.00 pm Third, we will develop early detection technology, such as predictive data analytics. This allows HDB to put in preventative measures and develop more targeted programmes. We will push on with research and development (R&D) over the next few years. We plan to invest around $10 million in R&D to build HDB’s capabilities under these three pillars. HDB will progressively launch grant calls to develop ideas.”
“Third, we will adjust the cash top-up requirement so that seniors will qualify for the SHB as long as they commit to a net increase of up to $60,000 in their CPF Retirement Account after right-sizing, for their retirement payouts. This amount can come from their CPF housing refunds, which means that seniors may no longer need to make a cash top-up to qualify for the SHB. This will make it easier for seniors to benefit from the Silver Housing Bonus. Mr Chairman, our third priority is to rejuvenate our towns. Some Members have asked about the Voluntary Early Redevelopment Scheme (VERS). VERS will be one of the ways to enable our towns to be revitalised to refresh the age profile of our public housing stock. When the concept of VERS was first announced back in 2018, we made it clear that VERS will not start until the 2030s, when our first flats are around the 70-year mark. There are no such flats today, nor any within this decade. VERS is a complex and long-term undertaking and is one of a number of programmes that we will need to rejuvenate and reimagine our public housing estates. We need to carefully and sensitively stage the programme to reduce disamenities to residents living in newer parts of towns. At the same time, we need to ensure that there are enough homes for those who need to relocate. We will share more details on the mechanics, processes and packages for VERS in due course and seek views from Singaporeans in the process. Meanwhile, we will do a second round of Home Improvement Programme (HIP) upgrading for flats from around the 60- to 70-year mark. The HIP is today our flagship programme for tackling common maintenance issues faced in our older estates.”
“And a home is also a store of value for retirement. For those who buy older resale flats, there are limits placed on the use of the CPF Ordinary Account, as well as the amount of HDB housing loan taken. The money set aside can then be used to help home buyers meet their retirement needs. The generous housing grants received by eligible first-timer home buyers are also refunded into their own CPF account when they sell their flat. Today, seniors can unlock the value of their flats to supplement their retirement income through a number of ways. First, seniors can consider renting out their flat or spare bedroom. They can opt to sell part of their lease back to HDB through the Lease Buyback Scheme. Seniors can also choose to right-size to a smaller home. We will do more for seniors who wish to right-size for their retirement. Today, the Government provides a Silver Housing Bonus (SHB), of up to $30,000 in cash when seniors right-size to a 3-room or smaller flat. We will make three changes to the SHB, which will take effect from 1 December 2025. First, we will provide an additional $10,000 cash bonus to seniors who right-size to two-room flats or Community Care Apartments. This will bring the maximum bonus quantum from $30,000 currently to $40,000. Second, we will extend the scheme to more seniors living in private residential properties, with annual values between $21,000 and $31,000. They will receive a bonus of up to $10,000 if they right-size to a 3-room HDB flat and up to $20,000 if they purchase a 2-room HDB flat or Community Care Apartment. With this enhancement, more than 15,000 more seniors can qualify for the SHB. Altogether, the Silver Housing Bonus scheme will cover more than three in four residential properties.”
“Mr Henry Kwek, Ms Joan Pereira and Ms Denise Phua asked for more details. We have expanded the scope of the Estate Upgrading Programme (EUP) to include senior-friendly enhancements, such as barrier-free ramps and covered drains for more walkways. We also have a new EUP for Silver Estates, so that these benefits can reach selected estates that have benefited from EUP some time ago. We will do more to improve the safety and mobility of our seniors living in private homes within their own home. We will introduce a new programme, EASE(Private), as the Prime Minister had announced during Budget. I remember Ms Denise Phua and Ms Ng Ling Ling asking MND last year to consider this. EASE(Private) will be available to Singaporean Citizen households living in private properties with at least one senior aged 65 years and above, or who are between 60 and 64 years old and require assistance with at least one of the Activities of Daily Living (ADL). More than 70,000 households will be eligible for subsidies to engage contractors to install a basic list of senior-friendly fittings in their homes, such as grab bars. The Government will subsidise 75% of the cost of these fittings, with the subsidies capped at $1,200. EASE(Private) is targeted to commence early next year and will be a three-year pilot programme for a start and then, we will have a review. Aside from improvements to the estate and home, we understand that Singaporeans are also concerned about retirement adequacy. Mr Pritam Singh has asked about this. We hear the concerns that those who buy older resale flats might not have saved enough for retirement. But do not worry, we have a system in place today to help home buyers balance between meeting their housing and retirement needs.”
“We will continue to keep an eye on income growth and market conditions, and will raise the income ceilings when the time is right. Our second priority is to keep public housing inclusive. We will continue to support the housing needs of different segments of Singaporeans. One segment is our lower-income and vulnerable households, who do not have other housing options and family support at this time. We are making significant moves through the Fresh Start Housing Scheme to support public rental tenants on their home ownership journey, as Prime Minister Lawrence Wong had announced during his Budget Statement. My colleague, Minister of State Faishal Ibrahim, will share more details later. Sir, another group would be our seniors. Under the Age Well SG programme, we are making our environment more senior-friendly. Miss Cheryl Chan, Ms Carrie Tan and Ms Nadia Ahmad Samdin had asked about this. At the HDB estate level, we will be introducing senior-friendly enhancements for selected HDB estates under the Neighbourhood Renewal Programme (NRP) and the Silver Upgrading Programme. These include fitness trails to support healthy living, as well as rest points along pathways to boost walkability. Within the home, HDB offers subsidised senior-friendly fittings under the Enhancement for Active Seniors programme (EASE). These fittings help to improve the mobility and safety of seniors in their own homes. We expanded the range of subsidised fittings under EASE 2.0 last year, to include fittings like foldable U-grab bars, home fire alarm devices and more. Since EASE and EASE 2.0 were introduced, about 340,000 households have signed up. Beyond HDB estates, we also plan to help seniors in private residential properties age-in-place.”
“We also want to look at the needs of other groups, including second-timer families. In 2022, we had reduced the proportion of BTO supply set aside for second-timer families in order to better prioritise first-timer families because, if Members remember then, first-timer application rates had increased significantly. Application rates for first-timer families have come down. We also hear the concerns of second-timer families who need to buy another subsidised flat. And these include families which have grown and others who may wish to right-size due to financial reasons. Therefore, we will allow more second-timer families to buy BTO flats by increasing the second-timer allocation quota by five percentage points for 3-room and larger flats. This change will take effect from the July 2025 BTO exercise, that is, the next BTO exercise. HDB will release more details closer to the date. We do not expect significant impact on the application rates for first-timer families as we are continuing to build more BTO flats to meet demand. We will continue to review our policies to see if there is scope to improve access further for different groups, such as singles and others. Mr Henry Kwek and Miss Cheryl Chan have also asked if we can raise our BTO and Executive Condominium (EC) income ceilings. Our BTO income ceiling today still covers about eight in 10 Singaporean households. New flats and housing subsidies are prioritised for those who need them more. For those with incomes up to $16,000, we will be increasing EC supply this year to around 1,500 units, up from around 1,200 units in previous years. Those within and above this income bracket, can also choose from a wide range of resale HDB flats or private residential properties, for which there is no income ceiling.”
“Mr Louis Ng asked whether the Government will consider allowing single unwed parents to qualify for PPHS. To all single parents who have needs, HDB will not turn away your request for housing assistance. We will take a holistic approach to every case and, depending on the needs, we may assist with interim rental housing. So, for those who are eligible for the schemes that I have mentioned, they likely can book a flat on their first or second try, based on current trends. Then, they can apply for temporary subsidised rental housing through the PPHS. If they booked a SWT flat, they will be able to collect their keys in two-plus years. Miss Cheryl Chan asked how we plan to keep housing affordable. Aside from first-timer families, we recognise that there are more singles looking to own their own home. Over the years, we have provided singles with greater access to public housing. In the past, singles 35 and above were only allowed to buy HDB resale flats. Then in 2013, the Government allowed first-timer singles to purchase new 2-room BTO flats, but only in non-mature estates. In recent years, we have made further moves. From October last year, we allowed first-timer singles to apply for 2-room Flexi BTO flats island-wide, including in Prime and Plus locations, and not just Standard. Just last month, one in four of the flats offered at the launch was a 2-room Flexi flat. In fact, we will launch up to 14,000 2-room Flexi BTO flats from 2024 to 2026 and the majority of these will continue to be set aside for singles. From the middle of this year, we will move beyond just access, to providing priority access for singles who wish to live near or with their parents, under the new Family Care Scheme.”
“The cooling measures that we implemented will also continue to work their way through the market. Taken together, the HDB resale market will stabilise. We will also improve housing accessibility for all Singaporeans. But let me assure first-timer families that we will continue to prioritise you for new flats. First, we tighten the rules on non-selection of flats, to give priority for those with genuine, pressing housing needs. Next, we also introduced the First-timer (Parents and Married Couples) (or FT(PMC)) category. We have seen positive outcomes so far. Take Ms Nicole Chong and Mr Christopher Edward Sean. They decided to solemnise their marriage before applying for their flat. This made them eligible for the FT(PMC) category. With that, they managed to book their 4-room Standard flat in Sengkang on their very first try! Nicole and Christopher are just one of the many couples who have benefited from these priority schemes. About nine in 10 First-Timer Parents' and Married Couple applicants have so far been invited to book a flat when they applied for a 4-room or smaller Standard flat. This means that virtually all of them were given the chance to book a flat within two tries in categories where they are given first priority. We have also provided more support to families who need a place to stay while waiting to collect their keys. 11.45 am Today, we provide subsidised temporary housing through the Parenthood Provisional Housing Scheme (PPHS). In recent exercises, all eligible applicants who are married with children aged 18 and below have been invited to select a PPHS flat. We will double PPHS supply again from 2,000 to 4,000 PPHS flats this year. And we have come a long way since 2021, when we started out with 800 PPHS flats. So, some five times increase.”
“With a combined income of around $7,800 today, they received an EHG of $20,000 and were able to service their mortgage with low cash outlay. For prime flats, let us look at Tanjong Rhu Parc Front in Tanjong Rhu, which we launched last month. It is a very attractive project near the city centre and a short distance from the riverfront. A 4-room BTO Prime flat in that project is around $640,000, before grants. A couple with a combined income of $8,500 would receive an EHG of $10,000 and will be able to service their mortgage with a monthly cash outlay of about $180. This is what we mean when we say that we will seek to ensure a wide range of affordable housing options for Singaporeans with different housing budgets. Let me now turn to the HDB resale market. Singaporeans have been anxious about resale flat prices. Mr Xie Yao Quan asked how resale flats can be kept affordable for Singaporeans. I mentioned earlier that the supply-demand imbalance had led to high resale prices. In these past few years, we have also seen fewer flats reaching their minimum occupation period (MOP), due to fewer flat completions during the pandemic. In fact, in 2020, HDB should have completed 20,000 flats, but because of the disruptions by the pandemic, we completed fewer than half of that. So, five years on in 2025, with much fewer flats completing their MOP and even fewer flats going on the resale market. The supply tightness should start to recover next year. We expect to see a larger supply of flats entering the resale market, providing options for Singaporeans. There will be a significant jump in the number of new flats reaching MOP, from 8,000 this year, to 13,500 next year, and this will steadily increase until we hit 19,500 in 2028.”
“At the same time, we need to reduce the lottery effect for those who successfully ballot for such flats, to keep the system of subsidies fair. This is something Miss Cheryl Chan had asked about. We took the first major step four years ago with the Prime Location Public Housing (PLH) model in 2021. In October last year, we took another big step with the new flat classification framework, categorising BTO projects into Standard, Plus and Prime. We will launch the first Mount Pleasant project as either Plus or Prime. This allows us to unlock new, choicier areas for affordable public housing. Take the Redhill area near the MRT station, for example. It is currently built up with private residential properties etched in pink. These can be expensive as Redhill is a highly sought-after location. But HDB launched Alexandra Vale in 2022, and then Alexandra Peaks in 2023 in the same area, all under the PLH model. In July 2025, we will be launching another two BTO projects in the area under the new flat classification framework, one next to Alexandra Peaks and another along Tanglin Road. One of the blocks in Alexandra Peaks will also house public rental flats, allowing lower-income households access to public rental options in these prime areas. How affordable are Plus and Prime flats? In October last year, Mr Chua Heng Wee and Ms Shermaine Ho, a young couple, applied for a 4-room BTO Plus flat in Merpati Alcove, in Macpherson. They were successful and booked a flat on a high floor early this year, for around $620,000, before grants. Merpati Alcove is in a very good location, right at the doorstep of Mattar MRT station and within walking distance to the Circuit Road Food Centre.”
“Thank you, Sir. The first of six BTO projects in Mount Pleasant will be launched in October 2025. The first Mount Pleasant project will be a sizeable development, with approximately 1,500 units of 2-room flexi to 4-room flats, including public rental flats. It will be near the future Mount Pleasant Mass Rapid Transit (MRT) station on the Thomson East Coast Line. There will be an eating house and a supermarket within the precinct. Residents will be able to cycle to MacRitchie Reservoir to enjoy nature. The Toa Payoh Town Centre and the future Toa Payoh Integrated Development will not be far away, with supermarkets, a polyclinic, a library, sports facilities and more. The new estate will be inspired by the area's rich heritage. Six buildings from the Old Police Academy have been conserved. Even as we ramp up supply, we have kept new flats affordable. We have increased market subsidies for BTO flats to keep them affordable for households, with a wide range of incomes. We also raised the Enhanced CPF Housing Grant (EHG) last year. First-timer families can now receive up to $120,000 in grants, with lower middle-income households getting more support. As a result in 2024, more than eight in 10 first-timer families who collected keys to their BTO flats were able to service their HDB loans using their their Central Provident Fund (CPF), with little to no cash outlay. We have taken major steps to ensure that public housing in attractive locations like Mount Pleasant remain affordable. This also ensures that they remain inclusive, an important part of Singapore's social compact, so that Singaporeans of different backgrounds and income levels can live in the same neighbourhood.”
“This year, we will launch more than 25,000 flats. This includes 19,600 BTO flats and more than 5,500 Sale of Balance flats (SBF) flats. We will also raise private housing supply from the GLS programme to around 8,500 units in the first half of 2025, with more to come later this year. From 2025 to 2027, we will launch more than 50,000 BTO flats. We will also continue to shorten waiting times. This year, we will launch another 3,800 Shorter Waiting Time flats (SWT). This means that 20% of all BTO flats launched this year in 2025 will be a SWT flat. We launched our largest ever SBF exercise last month, and we will be launching another SBF exercise later this year. These flats will cover a wide range of locations. This year alone, HDB will be launching BTO flats in around 60% of our towns and estates. Singaporeans can also look forward to more flats in attractive locations, such as Mount Pleasant. With your permission, Mr Chairman, may I display some slides on the LED screens?”
“In January this year, HDB caught up on the delays and completed all 75,800 flats that were affected by the pandemic. Second, we ramped up supply of new housing. We are on track to exceed our commitment to launch 100,000 BTO flats from 2021 to 2025. This is the equivalent of two Ang Mo Kio towns in less than five years, despite the pandemic. Third, we brought down overall waiting times. We have shortened the median waiting times for BTO flats. In 2024, the median waiting time was less than four years, comparable to the pre-COVID-19 norm of three to four years. We had also previously committed that by 2025, we will build 2,000 to 3,000 shorter waiting time flats, which are flats with a waiting time of two-plus years. We met this target one year ahead of schedule when we launched more than 2,800 shorter waiting time flats last year in 2024. As a result, BTO application rates for first-timer families have stabilised to below pre-COVID-19 levels, from 3.7 times in 2019 to 2.1 times in 2024. In the most recent February 2025 sales exercise, first-timer family application rates fell further to 1.5 times subscription. This means that first-timer families applying for BTO flats are more likely to receive an invitation to book a flat today than it was before the pandemic. On the private housing front, we have increased supply through the Government Land Sales (GLS) programme. In 2024, we released land for around 11,000 private housing units, which is the highest in a single year since 2013. As a result, the private housing market started to ease in recent years. Private residential property prices increased by 3.9% in 2024, compared to 6.8% in 2023 and 8.6% in 2022, but we will keep pushing on to increase housing supply, to help more Singaporeans meet their housing needs.”
“Mr Chairman, at the start of this term of Government, we faced significant challenges brought on by the COVID-19 pandemic. It was against this backdrop that I outlined the Ministry of National Development's (MND's) priorities during the Debate on the President's Address in 2020. First, we committed to keep public housing affordable, accessible and inclusive. Second, we said that we will transform Singapore into a City in Nature, one that is more liveable and sustainable. Third, we would continue uplifting our Built Environment (BE) sector, to make it more productive and resilient. We worked with colleagues, stakeholders and the community to deliver on these priorities. Today, I will speak on housing as well as the BE sector transformation. My colleague, Second Minister Indranee Rajah, will cover long-term planning for our city and support for our construction firms. Senior Minister of State Sim Ann will share our efforts to enhance our living environment. Senior Minister of State Tan Kiat How will touch on how we are transforming Singapore into a City in Nature, and Minister of State Faishal Ibrahim will speak about what we are doing for lower-income households. Let me start with our first priority: affordable and accessible housing. Over the past few years, we grappled with significant housing challenges. The pandemic severely impacted supply. Fear of housing delays also caused demand to spike. At the same time, there was a broad-based increase in demand driven by changing social norms. Application rates for Build-To-Order (BTO) flats spiked and Housing and Development Board (HDB) resale prices rose sharply. We rolled out various measures over the last few years to address this supply-demand imbalance. First, we pushed hard to complete the flats delayed by COVID-19.”
“As highlighted in past replies to several Members' queries about the National Parks Board's (NParks') wildlife management approach, NParks takes a science- and community-based approach to manage the monkey population and encounters in Singapore. As part of these efforts, NParks studies the population ecology of monkeys and the findings inform its measures. NParks also partners stakeholders to minimise human sources of food by ensuring proper refuse management, enforcing against feeding and putting in place measures to guard monkeys away from urban areas. In areas with higher reported human-monkey conflict, NParks intervenes to protect public safety. This includes the implementation of long-term population control measures, such as sterilisation and removal of monkeys that display more aggressive or intrusive behaviour. At Punggol, NParks has received several reports of human-monkey conflict. To manage the monkey population, NParks conducted extensive research and assessment on the population before implementing sterilisation in Punggol. In 2024, NParks trapped 50 monkeys in the Punggol vicinity, of which the majority were then sterilised. To safeguard public safety, some monkeys that display more aggressive or intrusive behaviour were removed. NParks has also been working closely with stakeholders, such as the Grassroots Advisers and Town Council, to engage the Punggol community on the mitigation measures and what to do during monkey encounters. We can all play our part to minimise wildlife intrusions by refraining from feeding wildlife, keeping our residential areas clean and appreciating wildlife from a safe distance.”
“Since the new flat classification framework was implemented in October 2024, four in 10 of the Plus and Prime Build-to-Order (BTO) projects launched included public rental flats. These rental flats comprise 5% of all flats across the 10 projects. The Housing and Development Board (HDB) builds rental flats in these projects to ensure that our neighbourhoods continue to have a good social mix and remain inclusive. In determining whether and how many rental flats to build in a given project, HDB looks at several factors, including the projected demand and supply of rental flats and the geographical spread of rental flats across the island.”
“Town Councils are responsible for managing the use of common property in Housing and Development Board (HDB) estates. HDB does not collect any rent for the use of common property, including the placement of the "Marine Parade CARE Fridge" at Block 46 Marine Crescent. HDB has broad guidelines for the placement of movable items in HDB common areas. These include ensuring that thoroughfares remain unobstructed and taking into account disamenities and impact to the local community, including residents and businesses. These guidelines help keep common areas in HDB estates accessible for the enjoyment and benefit of the community.”
“Operators of nightlife establishments, that is, bars and nightclubs, have to apply to the Urban Redevelopment Authority for planning permission; and to the Singapore Police Force for liquor and public entertainment licences before commencing business operations. There has been no change in the assessment criteria for planning permission or the relevant licences for nightlife establishments in recent years. These regulatory requirements take into account urban planning considerations, law and order concerns and disamenities to the surrounding residents in the area. The Government regularly reviews these regulatory requirements to ensure that they remain relevant.”
“The Community Improvement Projects Committee (CIPC), provides funding support for community-led improvement projects in Housing and Development Board estates for the benefit of local residents. Such estate enhancements include covered linkways, footpaths, cycling tracks and playgrounds. To ensure that the CIPC funding is used prudently and that projects serve the general community as a whole, CIPC issues a set of funding eligibility criteria to guide Citizens' Consultative Committees (CCCs) and Town Councils. For example, projects that are not value for money or those that only cater to specific interest groups or commercial entities will be rejected. The CIPC has not issued any guidelines to deprioritise proposals involving Designated Smoking Points (DSP), nor required the conduct of surveys for such proposals. Having said that, the CIPC has not, to-date, approved any DSP project proposals by any Town Council or CCC. The CIPC's view is that Town Councils or CCCs that wish to build DSPs may do so using their own funds.”
“Licensed dog farms and pet shops are required to report the death of any dog under their care and provide information on the cause of death to the National Parks Board (NParks). They are also required to submit a death certificate signed by a licenced veterinarian. Based on the information reported in the death certificates, the cause of death is often inconclusive as post-mortem examinations are typically not conducted and dogs may have multiple health issues. Notwithstanding, NParks has observed that most dogs that passed away in dog farms had chronic diseases, such as cancer, kidney disease and diabetes. Death cases in pet shops may involve various factors, including transport stress and undiagnosed health conditions.”
“This question for written answer has been addressed in the written reply to the question asked by Mr Leong Mun Wai on 26 February 2025. [Please refer to "Considerations for Setting Aside Land for Good Class Bungalows and Land Area Data for These Bungalows", Official Report, 26 February 2025, Vol 95, Issue 153, Written Answers to Questions section.]”
“This question for written answer has been addressed in the written reply to the question asked by Mr Leong Mun Wai on 26 February 2025. [Please refer to "Considerations for Setting Aside Land for Good Class Bungalows and Land Area Data for These Bungalows", Official Report, 26 February 2025, Vol 95, Issue 153, Written Answers to Questions section.]”
“This question for written answer has been addressed in the written reply to the question asked by Mr Leong Mun Wai on 26 February 2025. [Please refer to "Proportion of Resident Households Living in Landed Properties in 2023 Now Living in Good Class Bungalows", Official Report, 26 February 2025, Vol 95, Issue 153, Written Answers to Questions section.]”
“This question for written answer has been addressed in the written reply to the question asked by Mr Leong Mun Wai on 26 February 2025. [Please refer to "Considerations for Setting Aside Land for Good Class Bungalows and Land Area Data for These Bungalows", Official Report, 26 February 2025, Vol 95, Issue 153, Written Answers to Questions section.]”
“sg) to identify accredited home renovation firms, before engaging them.”
“Several measures are in place today to protect consumers when engaging the services of home renovation contractors. The Consumers Association of Singapore (CASE) has introduced accreditation schemes to raise industry standards and help consumers identify reliable renovation firms. These include the CaseTrust Accreditation Scheme for Renovation Businesses, as well as the CaseTrust-RCMA Joint Accreditation Scheme for Renovation Businesses, which CASE developed in collaboration with the Singapore Renovation Contractors and Material Suppliers Association (RCMA). Errant renovation firms are also placed on the CASE’s Alert List so that consumers are aware of these firms and will avoid engaging them. Notwithstanding this, consumers may still encounter unfair practices and contractual disputes and can seek recourse under the Consumer Protection (Fair Trading) Act, or approach CASE for assistance on mediation and dispute resolution. Errant firms that persist in unfair trade practices will be referred to the Competition and Consumer Commission of Singapore for investigation. Consumers may also file a claim with the Small Claims Tribunal or seek independent legal advice. Consumers can also file a Police report if they suspect that they are a victim of fraud. Contractors can be charged for cheating offences under section 420 of the Penal Code for deceiving victims into placing deposits for renovation works without the intention of carrying out or completing such works. The Government has studied the extent of fraud and unfair practices in the home renovation industry. The total number of complaints received by CASE against renovation contractors has decreased from 1,469 cases in 2022 to 962 cases in 2024. We encourage consumers to refer to the CASE website (www.case.org.”
“We continually review and update the Environmental Impact Assessment (EIA) framework to ensure that it remains relevant and robust. For example, the National Parks Board (NParks) published a set of Biodiversity Impact Assessment guidelines in 2020 to provide developers and industry professionals greater clarity on how to assess the impact of development works on biodiversity. The guidelines were enhanced in May 2024 to provide clarity on how to apply the revised survey methods, manage lighting in night works and implement wildlife management measures. These were made in consultation with environmental consultants, nature groups and academics. Agencies are studying ways to further strengthen the framework. For example, there is an ongoing pilot on centralisation of EIA consultancy services management under NParks to standardise survey methodologies and develop industry best practices. NParks is also consolidating biodiversity information from various EIAs into a centralised database to support long-term monitoring and research. We will continue to review the EIA framework to ensure its relevance.”