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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“Prior to April 2020, the grace period at all Housing and Development Board (HDB) and Urban Redevelopment Authority (URA) car parks was 10 minutes. HDB and URA temporarily extended the grace period to 20 minutes in response to the COVID-19 situation then. Subsequently, as the situation stabilised, HDB and URA adjusted the grace period to 15 minutes with effect from 1 September 2022. Based on the car park usage data, HDB and URA have assessed that the current 15-minute grace period is broadly sufficient for motorists to search for a parking lot or to carry out drop-off and pick-up activities. The grace period is kept short to facilitate a quick turnover of vehicles in the car parks. This prevents congestion in the car parks, allows more motorists to access the car parks, and ensures that the interests of residents who drive or have season parking are taken care of. Nonetheless, we will continue to monitor the ground situation and review the grace period if necessary.”
“There are currently about 200 public rental households living in 3-room flats and 40 3-room public rental flats available for allocation. The Housing and Development Board (HDB) works closely with the Ministry of Social and Family Development and selected Family Service Centres (FSCs) to offer 3-room public rental flats to large families with children under the ComLink Rental Scheme, on a case-by-case basis. These families receive holistic social support as part of ComLink, including from the FSC social workers and HDB’s Home ownership Support Team.”
“This Question has been addressed in the oral reply to the Parliamentary Questions on the Temporary Relaxation of Occupancy Cap, on 9 January 2024. [Please refer to "Rationale for and Impact of Increased Rental Occupancy Cap for HDB Units", Official Report, 9 January 2024, Vol 95, Issue 118, Oral Answers to Questions section.]”
“As of November 2023, there were about 58,000 Housing and Development Board (HDB) whole flats rented out. This constituted about 5% of the approximately one million sold HDB flats island-wide. There were also about 110,000 HDB flats which remain occupied by their owners, but which had bedrooms rented out. This constituted about 11% of all HDB sold flats. More than 90% of these flats, which had been wholly or partially rented out were 3-room, 4-room, and 5-room flats. The number and proportion of flat types rented out and the average number of occupants in each flat type are shown in the tables below: Over the past five years, the proportion of flat types rented out and the average number of occupants in each flat type has been stable, for both HDB whole flat and bedroom rentals.”
“All lifts in the Housing and Development Board (HDB) blocks are installed with Lift Monitoring Devices (LMDs) to monitor the lifts' performance and operating status. In 2021, HDB launched the LMD Enhancement Programme as part of efforts to enhance the reliability of lifts in HDB estates. Under this programme, HDB will replace all LMDs that are still operating on the 3G network with LMDs that operate on the 4G network to enhance connectivity, data processing capability and cybersecurity. HDB is working with the vendors to accelerate the replacement works for the remaining lifts and targets to complete the programme by end-2025. LMDs on 3G networks will continue to be supported until they are all replaced under the LMD Enhancement Programme. IMDA requires network operators to ensure that the remaining 3G enterprise subscribers successfully migrate to the 4G or 5G networks before the 3G networks are retired. The Ministry of National Development and HDB are working with the Ministry of Communications and Information, Infocomm Media Development Authority and the mobile network operators to manage the transition to 4G-enabled LMDs alongside the retirement of 3G networks. HDB has been progressively rolling out the LMD replacements and will engage the respective Town Councils on the scheduling of replacement works in their towns in due course.”
“To date, households in more than 5,000 Housing and Development Board (HDB) blocks have benefited from the Lift Upgrading Programme (LUP). Currently, around 99% of all blocks have direct lift access on every floor. There are nine blocks that underwent lift upgrading under the Main Upgrading Programme but are still without direct lift access on every floor level due to technical constraints. For such blocks, residents need to climb about one flight of stairs from the lift landing to get to their units, as compared to three or four flights of stairs prior to lift upgrading. Over the years, HDB has piloted and adopted different design approaches and innovative solutions to bring direct lift access to more blocks through LUP. Some examples of the solutions that have been successfully implemented include machine room-less lifts, home lifts and bubble lifts. However, there are some blocks where LUP remains unfeasible due to high cost or technical constraints. HDB has studied installing wheelchair stair lifts and assessed that this is not feasible for large-scale adoption. Staircases within HDB blocks need to be kept clear for fire escape and retrofitting a stair lift will encroach into and impede the evacuation route in the event of a fire. Moreover, such stair lifts may potentially cause injury if not operated properly. For blocks without direct lift access, HDB will continue to explore new technologies and adopt them where feasible. Residents who are in need of direct lift access due to medical conditions or mobility reasons can apply for the Lift Access Housing Grant of up to $30,000 to help them buy another flat with direct lift access.”
“All single Singaporeans, including singles in public rental housing, can benefit from housing grants for singles of up to $40,000 when they purchase a Build-To-Order (BTO) flat, or up to $95,000 when they purchase a resale flat. Public rental tenants can also get personalised guidance from the Housing and Development Board's (HDB's) Home Ownership Support Team to plan for and buy a flat. Tenants under the Joint Singles Scheme Operator-Run pilot receive support from the social service agencies appointed as the operators. Besides managing the flat-sharing arrangements, the operators also check in on the tenants regularly and ensure that they are supported by national and local schemes, such as for assistance on financial or employment issues, as needed. This supports tenants towards attaining stability, self-reliance and social mobility.”
“We launched the Joint Singles Scheme Operator-Run (JSS-OR) pilot in December 2021 to allow low-income singles to apply for a public rental flat without having to first find a flatmate. The Housing and Development Board (HDB) appoints a social service agency (SSA) as the operator for each site to manage the flat-sharing arrangements and mediate conflicts between tenants. In September 2023, the pilot was expanded to another three sites able to accommodate 1,000 tenants in total. HDB has assisted a total of 590 JSS-OR tenants so far. In assessing the JSS-OR model, we will review the take-up rate, the resolution rate for co-tenant conflicts and feedback from tenants and operators. Thus far, the JSS-OR pilot has been progressing well. The model has generally been effective in mitigating co-tenant conflicts. Unlike the Joint Singles Scheme (JSS), in which co-tenants may face difficulties resolving conflicts on their own, the on-site SSA operators can mediate conflicts early and, where necessary, change the flat sharing arrangements. As such, almost all co-tenant disputes reported to the operators have been resolved. HDB will continue working closely with the Ministry of Social and Family Development and other partners in the Partners Engaging and Empowering Rough Sleepers network to assist homeless persons in securing stable housing, which includes public rental housing for those with no other housing options and no family support.”
“To soften the impact of construction works on the surrounding areas and maintain the attractiveness of our streetscapes, the Urban and Redevelopment Authority (URA) encourages developers to apply creative treatment to their construction hoardings. The design of the hoardings can be based on historical or precinct themes or greenery, such as vertical walls covered by live vegetation. Developers have the flexibility to choose their preferred designs, including artists and artworks. URA is refining a set of Design Guidelines and Good Practice Guide for Creative Hoarding and will make this publicly available when ready.”
“Condominiums in Singapore vary in size, mix and typology of units, as well as the types of amenities and facilities. Hence, maintenance costs of essential services will vary across developments. Developers typically decide the maintenance charges for new condominiums based on the projected maintenance costs for the development. They are required to seek approval from the Commissioner of Buildings on the maintenance charges prior to collection and typically do so just before handing over the strata lots to purchasers. Prior to approving the maintenance charges, the Building and Construction Authority verifies that the charges are related to the maintenance and management of the common property within the condominium and checks that they are reasonable and substantiated by quotations from service providers and vendors. For new strata-titled condominiums, the developer is required to hand over the management, including the maintenance funds collected, to the management corporation after the first annual general meeting (AGM). From the first and subsequent AGMs, unit owners can collectively determine the reasonable services required for their condominiums and assess if rate adjustment is warranted.”
“In August 2021, the household income ceiling of $7,000 was introduced as an eligibility condition for the Parenthood Provisional Housing Scheme (PPHS), to ensure that these flats are allocated to families who have less income at their disposal to rent on the open market, while waiting for their new flats. We assess applicants' eligibility for PPHS based on their incomes at the point of sales application for their new flat. This is so that an increase in income after sales application does not disqualify an applicant from PPHS. On the other hand, those whose incomes have fallen to $7,000 and below after their sales application may approach the Housing and Development Board (HDB) and HDB will review their PPHS applications on a case-by-case basis.”
“Over the past five years, on average, key collection appointments have been scheduled around 10 calendar days after the Housing and Development Board (HDB) notifies flat buyers on their appointments. Under the Agreement for Lease, flat buyers must collect their keys within one month of the notification of key collection. Flat buyers may rearrange their key collection appointment to a convenient date and time, subject to availability, within this one-month period. Over 80% of flat buyers collected their keys within the one-month period. Around 12%, or about 9,700 flat buyers, collected their keys beyond the one-month period and were liable to pay late completion interest. For flat buyers who face genuine difficulties in collecting their keys within the one-month period, HDB may grant a deferral for key collection and waive the late completion interest as needed. The late completion interest charged depends on various factors, such as the flat price and balance purchase price payable at key collection. HDB exercises understanding and flexibility to accommodate the unique circumstances of each flat buyer, to facilitate the completion of the key collection process. However, there remain some flat buyers who are unable to complete key collection, even after multiple deferments. For this group, which comprised 2%, or 1,700 flat buyers, in the past five years, HDB will ultimately have to cancel their flat application. For such cases, HDB may waive the forfeiture fees and assist flat buyers in securing alternative housing as needed.”
“For lift monitoring systems installed in privately-owned buildings, such as condominiums or other non-residential buildings, building owners or their managing agents should approach their system vendors to transit to 4G-enabled LMDs.”
“All lifts in Housing and Development Board (HDB) blocks are installed with Lift Monitoring Devices (LMDs) to monitor the lifts' performance and operating status. About 23,000 lifts, which constitute about 85% of all HDB lifts, are fitted with LMDs that use the 3G network. LMDs in HDB blocks completed from October 2022 onwards have been equipped with 4G capabilities. In 2021, HDB launched the LMD Enhancement Programme as part of efforts to enhance the reliability of lifts in HDB estates. Under this programme, HDB will replace all LMDs that are still operating on the 3G network with LMDs that operate on the 4G network to enhance connectivity, data processing capability and cybersecurity. HDB is working with the vendors to accelerate the replacement works for the remaining lifts and targets to complete the programme by end-2025. LMDs on 3G networks will continue to be supported until they are all replaced under the LMD Enhancement Programme. The Infocomm Media Development Authority (IMDA) requires network operators to ensure that remaining 3G enterprise subscribers successfully migrate to the 4G or 5G networks before the 3G networks are retired. The Ministry of National Development and HDB are working with the Ministry of Communications and Information, IMDA and the mobile network operators to manage the transition to 4G-enabled LMDs alongside the retirement of 3G networks. HDB has been progressively rolling out the LMD replacements and will engage the respective Town Councils on the scheduling of replacement works in their towns in due course.”
“After the first batch of PLH flats are available for resale in about 15 years' time, the bulk of the resale flat supply will still comprise non-PLH flats for many more years to come. These non-PLH flats will generally be older as PLH projects tend to be launched in more central towns with a high proportion of older flats. The supply of new flats will also continue to provide prospective buyers with additional housing options, on top of resale flats. The wide range of new and resale flats, catering to different budgets and needs, would also have the effect of supporting stable prices in the resale market. Future PLH flat sellers who attempt to price the subsidy recovery into their asking prices may face greater difficulty selling their flats. This is because the prospective buyers will also have to consider the tighter ownership and resale conditions that will be similarly imposed upon them. In addition, they must meet the prevailing BTO eligibility conditions, such as income ceiling and non-ownership of private property in the last 30 months. These PLH features will help to moderate resale PLH flat prices. Together, these features seek to keep the resale market on an even keel. We will continue to keep a close watch on the housing market and review our policies where necessary.”
“The Prime Location Public Housing (PLH) model seeks to ensure that new public housing in prime locations remains affordable, accessible and inclusive for Singaporeans. To ensure affordability, we price Build-To-Order (BTO) flats with significant market discounts. On top of these market discounts, flats offered under the PLH model are priced with additional subsidies. To maintain parity with other BTO flat owners who are not accorded these additional subsidies, PLH flat owners who buy their flats from the Housing and Development Board (HDB) will have to return to HDB a percentage of the resale price or the valuation of the flat (whichever is the higher) upon the sale of their flats. The subsidy recovery rate is broadly commensurate with the extent of additional subsidies provided. For PLH projects launched in the December 2023 BTO exercise, the subsidy recovery rate was eight percent. The PLH model also has additional features to moderate resale PLH flat prices, so that these flats are kept affordable for a wider group of Singaporeans over time. These include tighter ownership conditions, such as a 10-year minimum occupation period and the ringfencing of resale flat buyers to those who meet the prevailing BTO eligibility conditions. Taken together, the additional subsidy at initial flat purchase and tighter ownership and resale conditions aim to keep HDB estates in prime locations affordable, accessible and inclusive for Singaporeans. The resale prices of non-PLH and PLH flats will depend on various factors including homebuyers' preferences; market conditions, such as the prevailing economic outlook; supply; demand; and financing conditions. HDB resale flats are transacted based on market prices negotiated and mutually agreed upon between buyers and sellers.”
“The Government does not restrict the number of family members who can live together under one roof, whether in rental or owned flats, as household sizes and circumstances vary across families. For unrelated persons renting Housing and Development Board (HDB) flats, an occupancy cap is imposed to minimise potential disamenities to neighbours. Public rental tenants with very large families comprising more than one family nucleus can apply to rent more than one flat, and HDB will continue to facilitate such requests. Under the ComLink Rental Scheme, HDB also works closely with the Ministry of Social and Family Development and selected Family Service Centres to offer 3-room rental flats to large families with children on a case-by-case basis.”
“Housing and Development Board (HDB) flats are primarily meant for owner-occupation. Flat owners must obtain HDB's approval prior to renting out their flat. In the past five years, HDB has taken action against 571 cases of unauthorised renting out of HDB flats or bedrooms. HDB takes a serious view of unauthorised renting out of flats and will take action against the owner. Depending on the severity and circumstances of the infringement, HDB may issue a written warning, impose a financial penalty of up to $50,000 or compulsorily acquire the flat from the owner. To detect unauthorised renting of flats, HDB conducts inspections and investigates feedback from members of the public on suspected cases. Besides operating a dedicated hotline for the public to report unauthorised renting, HDB also publicises the range of actions that it has taken against flat owners for unauthorised renting, to maintain deterrence. Owners of private residential properties are not required to seek approval from the authorities before renting out their properties.”
“In contrast, contractors who do not perform well in their current projects will be temporarily suspended from tendering for new BTO projects until they improve. Although HDB assesses the financial health of contractors at the point of tender evaluation, it is also possible for contractors to subsequently run into financial difficulty down the line. Therefore, in order to identify contractors who run into financial distress, HDB monitors contractors' financial health through multiple indicators, such as the contractors' current performance, number of Security of Payment Act adjudication cases, adverse reporting from the ground, credit rating and promptness in payments to subcontractors and suppliers. Such information alerts HDB early to potential difficulties that contractors may face, so that HDB can engage the contractors early on the necessary steps to be taken.”
“From 2010 to 2023, 19 out of 383 Build-To-Order (BTO) projects awarded have required a change of main contractor midway through construction, either by termination or novation. These changes were due to unsatisfactory progress by the contractors, typically arising from financial difficulties. To ensure that the quality of work is not compromised in such situations, the Housing and Development Board (HDB) requires the replacement contractor to (a) have a strong performance track record on other BTO projects, and (b) the necessary capacity to take over. HDB also connects the replacement contractor with existing sub-contractors for the affected project and works closely with the replacement contractor to ensure that critical milestones are met, without compromising safety and quality. Like in all other BTO projects, all flats are put through stringent and thorough quality checks before the keys are handed over to flat owners. When selecting main contractors, HDB uses a rigorous tender selection process to minimise the risk of contract failure and to ensure the timely delivery of flats. All BTO project tenderers must be registered with the Building and Construction Authority under the required financial grade, meet the minimum credit rating and have prior experience with high-rise building projects. The Price Quality Method (PQM) is then used to score tender bids, according to price and quality attributes. This approach takes into account a contractor's current and past projects' performance, safety records, financial health assessments, CONQUAS assessment and safety scores. To prevent contractors from overstretching their resources, contractors with better performance will be allowed to undertake more projects.”
“Certainly, we have a mechanism in place in the contractual procurement processes, to ensure that rules and regulations are complied with. Certainly, the source countries have their own rules that they implement to protect their local communities. Commercial operators have an obligation, both under the laws of the source countries, as well as the procurement framework under which we procure sand. And we will certainly continue to find ways to continue to improve the processes, so that we ensure that the sourcing is done well and that the environmental impact here in Singapore is also mitigated.”
“The specific technologies – whether you are pumping, whether you have coastal walls, whether you have nature-based solutions incorporated – these are the technical details that will be studied over the course of the next five years. So, that is in response to the Member's second question. In response to the first question, starting from this year, we will engage all stakeholders, all Singaporeans, including residents that the Member has spoken about, who are concerned about the plans for the future "Long Island". As part of the Draft Master Plan 2025, we consult Singaporeans on the detailed concepts and ideas around various parts of Singapore, flowing through from the Long-Term Plan or Concept Plan which we concluded two years ago in 2022 and 2023. That will be an opportunity for residents, Singaporeans and stakeholders to have a better sense of the broad concepts and ideas that we may have. But broadly, the purpose of "Long Island" is: first and foremost, coastal protection; second, enhance our water resilience; third, create more land and opportunities for future generations of Singaporeans; and lastly, to keep the East Coast Park largely as it is. In terms of the master planning of the future land that will be generated over the course of the decades ahead of us as we implement the "Long Island" project, that will be subject to detailed planning; and certainly, detailed consultation with stakeholders, including the Member's residents.”
“I thank the Member for her questions. Let me start with the second question first. In 2021, we started a series of site-specific surveys. We know that sea levels are expected to rise up to 1.15 metres by the end of this century, above mean sea levels. This came out in the latest report, version 3 of Singapore's National Climate Change study. And if it coincides with storm surges and high tide, by as much as four to five metres. So, certainly with some one-third of Singapore's land being below five metres above mean sea level, this is an existential challenge. And not doing anything about it is not an option. At the same time, we have to plan early and well in advance, harnessing the various technologies that are available to tackle sea level rise. When we did the site-specific study, we focused on areas which face some of the greatest risks of flood inundation from sea level rise. We started with the city to the East Coast; we are also working on Jurong Island, the Jurong West area and also the northwestern coast. When we did the study for City-East Coast, essentially, the broad mitigation measures revolved around two possible measures. One was the "Long Island", where you reclaim and build land higher at the distance from the existing coast. So, this is, effectively, the indicative plan for the "Long Island" reclamation profile for coastal protection. The other is actually what I call the "Long Wall" concept, where you take a stretch of 14 kilometres from city to East Coast, along the existing East Coast, and you build a wall, roughly around three metres tall, with 12 pumping stations and tidal gates along the whole stretch. So, these are the two broad concepts.”
“Well, as I have mentioned earlier, the tender specifications and contractual requirements require compliance with local laws and regulations and certain standards that are set out and expected by the agencies procuring the sand. And the agencies will look out for and receive information from a variety of sources, if there is a sense of non-compliance with any of these contractual terms as well as with regulatory groups.”
“Sir, the technical and environmental studies are expected to take around five years.”
“I think the Member made very sensible points, along with Member Louis Ng. As I said earlier, JTC and other agencies that procure sand, procure it on a commercial basis from operators. There are requirements in the specifications for tender that the operators who import the sand comply with certain rules and regulations, particularly those of the source country. And the source countries will have their own regulators. But on Singapore's end, the entity that procures the sand will, where necessary, do the necessary checks to ensure that the rules and regulations and the paperwork are in compliance.”
“I thank the Member for his concern. We must ensure that as much as we study the impact of our "Long Island" plans on our own surroundings and environment, we also want to make sure that when we import material for reclamation and other works, that our commercial operators also act within the ambit of the laws and regulations of the source countries and minimise the impact of their operations. The list of countries where we import from, some of these are available online in terms of the quantity of sand. But when we are talking about "Long Island", this is far into the future. Works are not going to proceed in the near term. So, this will be something that will be developed as the technical studies and implementation plans get greater granularity.”
“These include sourcing from legally permissible areas, obtaining the proper export documentation and permits from the relevant authorities, as well as complying with local environmental regulations governing proper extraction and transport within source countries. Where applicable, our agencies would check that the necessary environmental-related approvals from the source countries are in order before contractors are allowed to commence sand imports.”
“It offers an integrated solution to meet the multiple needs of future generations, including the building of new homes with a quality living environment, comprising coastal and reservoir parks and amenities, as well as creating new jobs. By reclaiming "Long Island" away from the current coastline, we can achieve coastal protection, the strengthening of our water supply and creation of new tracts of land, while retaining the existing East Coast Park largely as it is. Given its scale, planning and implementing of "Long Island" will take a few decades. We are only at the very beginning of the process – kickstarting environmental and engineering studies to determine feasibility, as well as the shape and form of "Long Island". At a later stage, agencies will undertake further studies to ensure that the area is well developed – with quality housing, network of new green spaces integrated with East Coast Park and good transport connectivity. We recognise that many people and stakeholders would be keen to understand and know more about the project and how it may potentially impact them – residents, businesses, nature and heritage groups, the sporting and water sports community, park users, maritime industry and many more groups. That is why we are starting our planning and engagement early. Assoc Prof Jamus Lim asked about the source of reclamation sand. The import of reclamation sand to Singapore is conducted on a commercial basis and sand is imported from a variety of sources. Importers must abide by the laws and regulations of source countries.”
“Sir, my response will also cover matters raised in the question by Assoc Prof Jamus Lim1, scheduled for the subsequent Sitting on 10 January. I invite the Member to seek clarifications if need be. If the question has been addressed, it may not be necessary to proceed with the question for future Sittings. Sir, Dr Lim Wee Kiak and Mr Louis Ng have asked about the environmental impact of the "Long Island" reclamation. As with all other land reclamation projects, before we proceed with the "Long Island" reclamation, detailed environmental studies will be conducted to assess the environmental impacts and to develop appropriate mitigating measures. These studies will take into account surrounding marine habitats, including intertidal flats and coral communities. We will also explore ways to incorporate nature-based solutions into the design of "Long Island" to minimise the environmental impact of the reclamation as we seek to tackle the effects of sea-level rise. We will engage the nature community, academics and researchers and the public for feedback on the environmental studies and mitigation measures before commencing reclamation work. Miss Cheryl Chan asked about the considerations for and the impact of the planned developments at East Coast Parkway and "Long Island". Our key considerations are the need for coastal protection for the low-lying East Coast area due to future sea-level rise and the need to create land to meet Singapore's longer-term developmental needs. "Long Island" will integrate coastal protection measures with our reclamation plans while strengthening our flood resilience and water supply.”
“Mr Speaker, may I have your permission to give a combined reply to Parliamentary Question Nos 5, 6 and 7 in today's Order Paper?”
“As part of the Government's broader estate renewal strategy and to refresh our rental housing stock, eight public rental blocks are planned to be cleared progressively over the next five years. We will provide relocation support for tenants living in these blocks and facilitate their move to a newer rental flat or to buy a new flat if they are able to. We are also building new rental flats as part of our redevelopment plans.”
“Tengah Town is Singapore's first smart and sustainable town, planned with green and sustainable features and smart technologies. One key initiative is the development of a centralised cooling system (CCS) in Housing and Development Board (HDB) flats, in collaboration with the Singapore Power Group (SP Group). The CCS pilot at Tengah provides HDB home buyers the option to subscribe to a more energy-efficient cooling solution, compared to conventional air-conditioning systems. The contract between SP Group and residents who have subscribed to the CCS pilot provides for a 30-day cooling-off period, within which residents can terminate the contract without incurring any charges. If residents terminate the contract after the cooling-off period, but before installation of CCS equipment in the unit, they will be charged 35% of the installation charge to reflect the costs incurred in preparation for installation. Once installation is complete, customers will have to pay the full installation charge. In response to feedback received and the initial issues encountered, SP Group has offered to reduce the installation charge by 50% for residents who choose to terminate the contract. For residents facing financial difficulties, SP group will work with them to develop instalment plans for repayment, on a case-by-case basis. While chilled water-cooling systems have been adopted commercially, the CCS pilot in Tengah is the first time these technologies are deployed at scale within a public housing setting. There are no commercial buildings managed or owned by HDB that are installed with CCS. Given that it is still in the early days of the pilot, HDB will continue to monitor the performance and feedback on CCS, before making a decision on wider-scale implementation of CCS.”
“The Urban Redevelopment Authority (URA) investigates potential infringements involving commercial properties based on public tip-offs and regular checks. Where infringements are detected, enforcement action is taken against both the occupiers and owners of the properties. The number of violations that URA detected and took enforcement action against for unauthorised commercial uses from 2020 to 2023 is shown in Table 1 below.”
“When planning for new residential areas, the Urban Redevelopment Authority works closely with relevant agencies and developers to ensure sufficient infrastructure provision and amenities for future residents. The Lentor Hills Estate is planned with a mix of medium and high-rise residential developments and new supporting amenities, such as retail, F&B and a neighbourhood park to serve both existing and future residents. It is also well-served by hawker centres and eateries in the vicinity. The Lentor Hills Estate is well-served by public transport, including the Lentor MRT Station on the Thomson-East Coast Line. Traffic studies and road improvement works were completed upfront to ensure that the road capacity is adequate. Agencies will continue to work closely with local stakeholders to take in feedback and meet the needs of residents.”
“The National Parks Board (NParks) adopts a science and community-based approach to managing Singapore's population of pest birds, including crows. This comprises measures, such as food source reduction, habitat modification and population control. As bird-feeding and human-generated food sources are key drivers of pest bird population growth, NParks works with the Singapore Food Agency, National Environment Agency and Town Councils to raise public awareness on the negative impacts of bird-feeding. NParks also conducts surveillance and enforcement against such acts, and partners agencies and Town Councils to encourage proper food waste management by residents and food establishments. In addition, NParks works closely with stakeholders, including Town Councils and the industry, to conduct population control for pest birds in a sustainable and humane manner. For example, NParks conducts regular surveys of crow nests in estates and advises Town Councils to remove them, where relevant. The trapping and removal of crows are carried out humanely, in line with international standards. NParks also shares best practices and guidelines to support Town Councils' greenery management efforts in Housing and Development Board (HDB) estates. For example, to reduce bird-related disamenities to residents, Town Councils are advised to prune trees to discourage roosting or to plant tree species that are less attractive to birds, such as mynas and crows. This is informed by NParks' studies to understand the ecology of birds, including their roosting patterns and movements. NParks will continue to regularly review its measures to manage the pest bird population and mitigate disamenities to residents. All of us can also play our part by not feeding pest birds and keeping our environment clean.”
“On 28 May 2023, the Government announced changes to the framework for allocating and pricing land for Place of Worship (PW). Future PW land will be allocated through a ballot system rather than through a competitive tender. There will be upfront price certainty as religious organisations will pay a predetermined price, reflecting the fair market value of the site, as determined by the Chief Valuer. On 14 September 2023, the first two sites were launched under the revised framework – a church at Jalan Kayu and a Chinese temple at Gambas Crescent. These sites are currently open for application, which will close on 14 November 2023. As of 30 October 2023, the Singapore Land Authority has also received applications from 32 religious organisations (ROs) to renew their leases, of which seven ROs have completed the renewal process and the remaining applications are being processed. The lease renewal premium is determined by the Chief Valuer, with adjustments made to the price based on site specific factors, such as location and the remaining lease tenure. The average rate paid by the seven ROs is, on average, around 47% less than the rates for new PW sites in recent tenders prior to the implementation of the revised framework. Religious leaders represented in the National Steering Committee on Racial and Religious Harmony welcomed the Government's efforts to ensure that PW land is allocated in a more sustainable manner.”
“From April 2022 to October 2023, 309 individuals were found to feed wildlife illegally. One hundred and eighty-six of these individuals were feeding pigeons. The National Parks Board (NParks) takes appropriate enforcement action based on the circumstances of each case. This may include issuing an advisory, warning or composition fine. Offenders may also be prosecuted in Court. For repeat offenders, NParks partners the Agency for Integrated Care (AIC), Municipal Services Office, People’s Association and Town Councils to understand their motivations and discourage them from continuing to feed wildlife. For example, some may feed wildlife due to loneliness or because they are concerned that the animals are not getting enough food in the wild. NParks offers these feeders nature-based activities as alternatives to feeding. This includes community gardening, which creates opportunities for them to be engaged socially with others, and birdwatching, where they can observe how wild birds forage naturally without human-generated food sources. For individuals with mental health needs, AIC will link them with appropriate services, such as counselling, for support. NParks also works with the Singapore Food Agency, NEA and Town Councils to raise general public awareness on the negative impacts of feeding wildlife. This is part of NParks’ holistic approach to wildlife management, which also includes measures, such as food source reduction, habitat modification and population control. All of us can play our part to keep the populations of wildlife species under control and safeguard public health and safety by not feeding wildlife and keeping our environment clean.”
“SP Group is also offering a dedicated quality assurance service check for all CCS subscribers who have already received their keys, to ensure that all CCS-related issues are addressed to the satisfaction of flat owners. While this is ongoing, SP Group has announced that it will waive usage charges for all Tengah CCS customers for the rest of the year. As we implement and pilot new systems at scale, like the CCS in Tengah, we can expect teething issues to surface. However, these do not detract from the sustainability or technological viability of CCS. HDB will continue to monitor the feedback on CCS and support SP Group to ensure the smooth rollout of CCS in Tengah. In developing new systems and technologies in support of our sustainability objectives, HDB engages residents, contractors, service providers and local stakeholders closely to take in their feedback, explain the benefits and facilitate smooth implementation on the ground. Specifically for CCS, as it is new in a residential setting in Singapore, HDB has, additionally, also provided the option of an air-con ledge for flats that are built in Tengah. HDB will continue to study the performance and ground feedback on CCS before reaching a decision on wider-scale implementation.”
“Tengah Town is Singapore’s first smart and sustainable town, planned with green and sustainable features and smart technologies. One key initiative has been the development of a centralised cooling system (CCS) in Housing and Development Board (HDB) flats in collaboration with SP Group. The CCS pilot at Tengah provides HDB home buyers the option to subscribe to a more energy-efficient cooling solution, compared to conventional air-conditioning systems. As part of the pilot, HDB provides CCS-ready infrastructure, such as roofs of HDB blocks that are designed and strengthened to support cooling towers, risers for CCS pipes, and electrical infrastructure necessary for the operation of the CCS plant. SP Group designs, installs, operates and maintains the CCS cooling towers and distribution network, including the fan coil units and trunkings within the flat. SP Group is also responsible for resident communications and engagement to facilitate sign-ups and contracts directly with flat owners for the installation and supply of CCS in their units. The Ministry of National Development and HDB are aware of feedback from some Tengah residents relating to water seepage and air flow from the CCS fan coil units not being cold enough. These issues arose from the compressed flat delivery schedule of the Tengah BTO projects due to extensive delays caused by the COVID-19 pandemic. This, in turn, resulted in insufficient time for comprehensive testing and commissioning by SP Group before key collection. We understand most of the defects have since been resolved and SP Group is working closely with residents to address the remaining feedback.”
“For low-income and other vulnerable groups who have no other housing options or are in transit between longer-term housing options and have no family support, they can approach HDB for assistance for public rental or interim rental housing. The Government regularly reviews our policies, including means-tested grants for lower- and middle-income households, to ensure that public housing remains affordable and accessible to Singaporeans. The Government will continue to watch the property market closely and adjust our policies where necessary to ensure a stable and sustainable property market.”
“My response to Question No 28 filed by Mr Gan Thiam Poh on assistance granted to buyers of Housing and Development Board (HDB) resale flats will also address his Question No 29 on the HDB resale market. The HDB flat buyers may apply for a housing loan from HDB or financial institutions (FIs) if they need financing for their home purchase. HDB provides up to two housing loans at a concessionary interest rate to eligible Singapore Citizen households. To ensure flat buyers exercise prudence in their flat purchases and do not overstretch themselves financially, HDB considers factors, such as age, income, financial commitments and repayment records, in assessing a housing loan application. HDB loans are also subject to mortgage financing rules. HDB provides generous grants to support home buyers in the resale market. To improve resale affordability for first-timers, the CPF Housing Grant was recently increased in February 2023. Together with the Enhanced CPF Housing Grant and Proximity Housing Grant (PHG), eligible first-timer families buying a resale flat can now enjoy up to $190,000 in housing grants. Second and nth-timers resale flat buyers can tap on the PHG of $20,000 to live within four kilometres of their child or parents, or $30,000 to live with their child or parents for mutual care and support, if they have not already tapped on the PHG. Typically, based on data at key collection, eight in 10 HDB flat buyers are able to service their mortgage with little to no cash outlay. Home buyers can also buy a subsidised flat directly from HDB. Eligible first-timer buyers may receive means-tested grants of up to $80,000. Seniors aged 55 and above can buy a 2-room flexi flat on short lease from HDB.”
“From 2020 to September 2023, the average HDB housing loan quantum taken by buyers who paid $1 million and above for their resale HDB flats is shown in Table 1 below.”
“In assessing applications for an HDB housing loan, HDB considers various factors, such as job stability, CPF contributions and monthly cash savings. HDB then applies a set of mortgage financing guidelines, such as a maximum loan tenure of 25 years, loan-to-value limit of 80%, maximum mortgage servicing ratio of 30% and interest rate floor of 3.0% per annum to ensure prudent borrowing. In computing the eligible HDB housing loan amount, HDB considers all income derived from employment or trade, excluding bonuses, over a 12-month assessment period. This assessment approach is consistently applied across all applicants, regardless of whether they are self-employed or not, including those whose incomes fluctuate from month to month.”
“The Housing and Development Board (HDB) has been using interlocking paving blocks at precinct driveways for more than 30 years. As compared to other road surfaces made of asphalt or concrete, interlocking paving blocks provide greater ease of access to underground services for maintenance and repairs, and are easier to reinstate when works are completed. They are also more environmentally friendly as they are made from recyclable materials. Maintenance issues associated with interlocking paving blocks include loosening, dislodgement and unevenness of the blocks. These issues are likely caused by heavy usage in areas with high traffic flow, inconsistent workmanship, use of non-standard paving blocks and improper repair and reinstatement works. In 2022, HDB reviewed the use of interlocking paving blocks to enhance the design, material selection, construction control and ease of maintenance of the blocks. For high traffic areas in new HDB developments, such as refuse collection points, drop-off porches, loading and unloading bays and car park entrances, HDB will provide concrete pavements. HDB will continue to use interlocking paving blocks for other areas where it is suitable to do so.”
“Over the past few years, the National Parks Board (NParks) has stepped up its measures to manage Singapore's crow population, including habitat modification, food source reduction and population control. For example, NParks has ramped up its islandwide efforts to trap and remove crows and to regularly survey and remove crow nests in trees. NParks also advises Town Councils (TCs) to remove crow nests, where needed. In heartland town centres, bird-feeding and human-generated food sources are key drivers of crow concentration and population growth. To address these, NParks works with the Singapore Food Agency, National Environment Agency and TCs to raise public awareness on the negative impacts of bird-feeding. NParks also conducts surveillance and enforcement against such acts and partners agencies and TCs to improve estate cleanliness and encourage proper food waste management by residents and food establishments. These measures have helped to address the presence of crows in affected areas. As part of its science- and community-based approach to managing the crow population, NParks will continue to undertake research to improve its crow management measures, such as through studies on crow ecology, trapping methods and dispersal strategies. For example, NParks recently completed a study on ways to enhance crow trapping efficacy. All of us can also continue to play our part, by not feeding crows and keeping our environment clean.”
“Investigations into the deaths of dogs that have been said to be linked to a field at Parry Avenue are ongoing. The National Parks Board (NParks) worked with agencies, such as Singapore Land Authority and NEA, to collect environmental samples and monitor the situation at the field and its surrounding areas. NParks has also spoken to the affected dog owners and attending veterinarians to gather relevant medical, environmental and epidemiological information on the case. In addition, NParks has reached out to veterinarians, as well as dog owners living around Parry Avenue, for any report of similar cases. To date, NParks has not received any such report. We understand that this is a difficult time for the affected dog owners and aim to complete investigations as soon as possible. The findings will be shared with the public when ready.”
“The Council for Estate Agencies (CEA) takes a serious view of errant behaviour by property agents and has strengthened its disciplinary framework when the amendments to the Estate Agents Act came into force on 30 July 2021. The maximum financial penalty that CEA's Disciplinary Committee (DC) may impose on errant agents for serious disciplinary breaches was raised from $75,000 to $100,000. When determining the appropriate penalties to be meted out, the DC considers all relevant facts and circumstances of the case, including the potential commission earned, the extent of the agent's culpability and whether there are other aggravating or mitigating factors. For property agents who breach HDB's minimum occupation period (MOP) rules when facilitating HDB property transactions for their clients, the DC not only censures and imposes financial penalties on the agents, but also suspends the agents' registrations. This is a strong deterrent, as the agents cannot earn any commission since they are not allowed to conduct estate agency work when suspended. CEA has no plans to review the penalties for breaches of MOP rules at this juncture.”
“Under the Estate Agents Act 2010 (EAA) and Estate Agents (Prevention of Money Laundering and Financing of Terrorism) Regulations 2021, property agencies and property agents are required to perform due diligence checks on their clients before commencing any business relationship or facilitating transaction with them. Failure to do so is a breach under EAA and may result in disciplinary action by a Council for Estate Agencies (CEA) Disciplinary Committee (DC). The DC is an independent tribunal that assesses each case holistically to determine the appropriate penalties. DC will consider all relevant facts and circumstances of the case, including the size of the transaction, the potential commission earned, the extent of the offender’s culpability, the degree of harm caused and whether there are other aggravating or mitigating factors. In meting out the appropriate penalties, DC may refer to past sentencing precedents of similar cases and adjust accordingly to address case-specific circumstances. Information on CEA’s sentencing approach and the sentences meted out by DCs in the past are published on CEA’s website.”
“Currently, the real estate tokenisation industry in Singapore is still nascent and unlikely to introduce volatility to the property market. There is also currently no evidence to suggest that it has led to the circumvention of property ownership or investment rules. Nevertheless, we are monitoring the situation closely and will adjust our policies as necessary to promote a stable and sustainable property market.”