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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“In each year from 2020 to 2022, the Housing and Development Board (HDB) received 9,400, 8,800 and 10,300 applications respectively under the Enhancement for Active Seniors (EASE) (Direct Application) scheme. HDB generally approves an application within seven working days after receiving it, if the applicant has submitted all the required information and supporting documents. The EASE programme generally targets older Singaporeans aged 60 and older. Applicants who do not meet the age eligibility criteria, including those with mobility issues, are in the minority and HDB assesses them on a case-by-case basis. HDB does not differentiate between applicants with disabilities and seniors with medical health conditions and does not track the number of such applications.”
“We are committed to keep public housing affordable and accessible and will continually review our balloting and flat allocation system to support those with greater housing needs get their flats in a timely manner.”
“The Government is committed to helping Singaporeans own their first homes. That is why we prioritise the allocation of new flats to first-timers, especially first-timer families. Today, at least 95% of 4-room and larger flats in Build-To-Order (BTO) and Sale of Balance Flats exercises are set aside for first-timer families, who are also given two ballot chances, compared to one for second-timer families. During Our Housing Conversations conducted under the Forward Singapore exercise, we had reached out to over 16,000 Singaporeans. Many of them were of the view that Singaporeans looking to buy their very first home to set up their families have the most urgent housing needs and should be given more priority. Therefore, from this upcoming BTO launch onwards, families with a child aged 18 and below, or married couples aged 40 and below buying their first home will qualify for the First-Timer (Parents and Married Couples) category, in which they will receive three ballot chances for their flat applications right from the start. They will also enjoy priority under the Family and Parenthood Priority Scheme. Additional support to applicants based on the number of prior unsuccessful attempts in non-mature estates has been in place since 2008. An additional ballot chance is provided to first-timer families who have had two or more previous unsuccessful BTO applications in the non-mature estates. They continue to receive an additional ballot chance for every subsequent unsuccessful BTO application in the non-mature estates. These additional ballots provide them with a higher chance of securing a flat.”
“HDB monitors the construction progress of all BTO projects closely. To ensure timely completion of BTO projects without compromising on project quality and safety standards, HDB works with contractors and consultants to meet critical construction milestones, including obtaining timely clearance and approvals from authorities and agencies. In the unfortunate event where a contractor’s services are terminated mid-project, HDB leans forward to connect the replacement contractor with existing sub-contractors involved, to facilitate a smooth transition and timely progress on remaining construction work. HDB also works closely with the replacement contractor to ensure critical milestones are met to deliver the flats on time and flat buyers can move into their new homes in a timely manner.”
“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. To ensure that contractors do not overstretch their resources, the Housing and Development Board (HDB) manages the allocation of tender opportunities to building contractors, based on their past performance scores and non-compliance records. Contractors with better performance will be allowed to undertake more projects, subject to a yearly value cap. Conversely, contractors with less satisfactory performance will be restricted from tendering for more projects. Contractors who do not perform well in their current projects, such as repeated slow progress of work or safety infringements, will be temporarily suspended from tendering for new HDB BTO projects until they improve. This is to enable contractors to focus their resources on improving their performance in current HDB projects. During tender evaluation, HDB employs a Price Quality Method (PQM) to score tender bids according to price and quality attributes. This approach takes into account a contractor’s current and past project performance, safety records, financial health assessments, CONQUAS assessment and safety scores. To ensure that selected contractors deliver quality workmanship, HDB adopts a comprehensive quality management system. This includes: (a) requiring contractors to source all building materials and equipment from an approved list of suppliers, to ensure construction materials are of good quality; (b) conducting consistent in-process checks and audits; and (c) inspecting finishes and fittings for proper installation and compliance with HDB’s required standards.”
“For all Housing and Development Board (HDB) flat transactions, assistance can be sought from HDB frontline staff who are able to communicate with flat buyers and sellers in their preferred language, such as Malay, Mandarin and Tamil. For those selling a HDB flat and purchasing another one, HDB has various financial assistance measures to ease their cash flow in completing their flat purchase, without having to wait for the completion of the sale of their existing HDB flat to receive the CPF refunds and cash proceeds to pay for the flat purchase. For those buying a resale flat on the open market, they may apply for the Enhanced Contra Facility which allows them to use the CPF refund and cash proceeds due to them from the sale of their existing HDB flat to pay for their resale flat purchase. For those buying a new flat from HDB, they can apply for the Contra Payment Facility, which provides them with an additional loan on top of their eligible housing loan amount from HDB. This contra facility is to help them meet the shortfall that they would otherwise need to pay using cash or CPF savings for their new flat, pending sale of their existing flat. Those whose flat purchase is not financed by a housing loan, such as seniors buying a 2-room flexi flat on short lease or Community Care Apartment, or flat buyers who wish to fully pay for their new flat, may also apply for a temporary loan from HDB. In both cases, upon the completion of the sale of their existing HDB flat, the additional loan amount for the Contra Payment Facility or the temporary loan must be redeemed with the net proceeds from the sale. Flat buyers who require assistance can approach HDB for more information.”
“Public rental flats that have more than one household form only 0.1% of the occupied public rental flats. Some may be staying together for mutual care arrangements, while others may have had a recent addition to their household, such as parents living with their child who just got married. Households comprising two family nuclei can apply for two rental flats and request for the flats to be in the same block, subject to vacancies and the prevailing eligibility conditions for renting from the Housing and Development Board.”
“Currently, the Housing and Development Board (HDB) offers a range of accessibility solutions under the Enhancement for Active Seniors (EASE) programme. Since April 2023, EASE has been expanded to offer a greater range of accessibility solutions that are heavily subsidised by the Government. These include portable ramps, customised ramps, as well as wheelchair lifters for those who face constraints with installing or using a ramp. For certain flat designs and layouts, minor Addition and Alteration works may be needed to facilitate the installation of a ramp or wheelchair lifter at the flat’s main entrance. Such flats are usually on the ground floor and have more than three steps at the entrance. Minor Addition and Alteration works may entail modifications to the steps or railing at the flat’s entrance. These works are akin to renovation works to be undertaken by the flat owner and are not subsidised under the EASE programme. If the flat owner is unable to afford the cost of such works, HDB may help to refer the owner to a Social Service Organisation for financial assistance. The need for minor works to facilitate the installation of accessibility solutions under the EASE programme depends on site conditions and can only be determined after HDB conducts a site assessment at the flat. HDB will continue to explore solutions to improve the accessibility of flats.”
“The National Parks Board (NParks) and the Housing and Development Board (HDB) have put in place guidelines and regulations for the keeping of pets, which aim to safeguard animal welfare and minimise inconvenience to neighbours. For example, NParks has developed a Code of Animal Welfare for pet owners which sets out standards for pet housing, management and care, while HDB maintains a list of approved dog breeds that are suitable to be kept in HDB flats. NParks also works with community partners, such as animal welfare groups (AWGs), to promote responsible pet ownership. For example, NParks engages the public on best practices for pet care through community events and webinars. If a resident’s pet is causing inconvenience to neighbours, the pet owner will be advised to take the necessary measures to reduce the inconvenience. The parties concerned may also be advised to attend mediation, where necessary, to resolve the issue amicably. NParks and HDB will continue to review pet ownership policies and guidelines regularly to balance the needs of different segments of the community. All residents have a part to play in maintaining a harmonious living environment by being responsible pet owners and exercising mutual respect and tolerance.”
“Private and public housing rents are showing signs of stabilising. In the second quarter of 2023, the increase in private and public housing rents moderated to 2.8% and 3% respectively, compared to 7.2% and 4.4% in the previous quarter. This was the third and second consecutive quarter of moderation, for private and public housing rents respectively. In the coming quarters, we expect rental pressures to further ease, as a significant number of residential units are completed. Close to 100,000 public and private residential units are expected to be completed from 2023 to 2025, adding to the rental supply. This will also reduce the immediate rental demand, as households temporarily renting move into their new homes. To support Singaporeans who need to rent, the Housing and Development Board (HDB) offers schemes, such as the Public Rental Scheme for low-income Singaporeans with no family support and no other housing options, and the Parenthood Provisional Housing Scheme, for eligible families who need interim housing while waiting for the completion of their BTO flat. We are watching the rental situation closely and will adjust our policies as necessary.”
“As of 22 July 2023, 21 Housing and Development Board (HDB) towns and estates have resale transactions registered with a resale price of $1 million or more. They are Ang Mo Kio, Bedok, Bishan, Bukit Batok, Bukit Merah, Bukit Timah, Central Area, Clementi, Geylang, Hougang, Jurong East, Kallang Whampoa, Marine Parade, Pasir Ris, Punggol, Queenstown, Serangoon, Tampines, Toa Payoh, Woodlands and Yishun. HDB resale flats that have been sold for $1 million or more form a very small minority, at around 1% of total resale transactions in 2021 and 2022. These flats tend to be in very favourable locations or come with larger floor areas. Among these 21 towns and estates, between 2021 and the first half of 2023, HDB offered 13 BTO projects under the Prime Location Public Housing (PLH) model in Bukit Merah, Central Area, Kallang Whampoa and Queenstown. HDB has also launched 36 non-PLH BTO projects across several of the 21 towns and estates. Since 2021, we have launched about 50,000 flats and are on track to launch 100,000 flats by 2025.”
“There are currently about 200 public rental households living in 3-room flats. The Housing and Development Board works closely with the Ministry of Social and Family Development and selected Family Service Centres (FSCs) to assist large families with children to access 3-room rental flats on a case-by-case basis. In particular, we focus on large families who do not have family support and have no alternative housing options. These families are also supported by social workers from the FSCs, who work closely with the families to holistically address the challenges they face. For families staying in public rental, our goal is to uplift them so that they can build up their finances and buy their own flat eventually. This is why we have paired rental housing with social support via the ComLink programme, where agencies provide holistic support to rental families to address their needs and aspirations. When the families are ready for home ownership, we provide substantial grants and one-to-one guidance to help them buy a flat.”
“More details on the specific prioritisation and quotas for different groups will be announced when ready. We are also taking steps to enhance housing access for singles who will be able to purchase new 2-room Flexi BTO flats islandwide in Standard, Plus or Prime projects from the second half of 2024. To meet the housing demand from singles and the elderly who are looking to right size, we will be launching more 2-room Flexi flats. Over the next three years, from 2024 to 2026, we will launch up to 14,000 2-room Flexi flats, an increase of about 30% over the past three years from 2021 to 2023. We have also been working hard to catch up on delays and have done so for 70% of our delayed flats. The median waiting time is about four to four and a half years because of the COVID-19 impact and we are pressing on to bring it down to three to four years by next year. Mr Lim Biow Chuan has asked if we can lower the age floor to allow singles to apply for BTO flats at an earlier age. Sir, with the changes that we are already going to make, we can expect housing demand from singles to go up significantly. Our priority now is to build enough flats over the next few years to address this demand before we decide whether to make any further changes. Having said that, we have been engaging singles on their housing aspirations and heard many suggestions on new housing typologies, such as co-living and inter-generational housing, and we are actively studying them. These broad changes reflect the Government's commitment to ensure that home ownership remains affordable, maintains a good social mix in every town and region and keeps the system fair. We will continue to engage Singaporeans on these changes and announce further details on the specific policy moves when we are ready.”
“In addition, Prime and Plus flats will only come onto the resale market in about 15 years' time. In the longer term, we expect that the tighter restrictions will moderate the resale prices to some extent so that the flats are kept affordable for a wider group of Singaporeans. Nevertheless, we will monitor the impact of the new housing framework on the broader resale market closely and review them when necessary. Sir, we are committed to support and keep home ownership affordable. In FY 2021/2022, HDB recorded a deficit of around $3.85 billion in its Home Ownership Programme. Over the same period, HDB disbursed $372 million in grants for flats purchased directly from HDB and $849 million in grants for resale flats and Executive Condominiums. In response to Mr Xie Yao Quan and Mr Pritam Singh, as Prime and Plus flats will come with more subsidies, the total fiscal impact is anticipated to be higher than if we keep to the status quo. The actual anticipated fiscal impact will depend on a number of factors, including market conditions at each launch, housing demand, the locational attributes of the sites and more. In deciding which model to launch new flats under, we take into account various factors, such as their specific locational attributes, affordability for buyers and the need to provide a range of different options for Singaporeans. We will continue to set aside the vast majority of our new flat supply for first-timer families. Under the new framework, across all BTO projects, first-timer families will receive two ballot chances, and first-timer parents and married couples or what we call the FTPMC, will receive three ballot chances and additional priority under the Family and Parenthood Priority Scheme.”
“In our Forward Singapore housing conversations, many Singaporeans shared their views on the length of the Minimum Occupation Period. Many supported imposing a longer MOP because they felt that HDB flats should primarily be for owner occupation. Mr Xie Yao Quan asks whether Plus flats can come with an MOP of shorter than 10 years. We had considered this carefully. Plus flats are in choice attractive locations. We think that an MOP of 10 years seeks to strike a balance between strengthening the intent for owner occupation on the one hand and giving home owners the flexibility of moving home for genuine reasons. Today, the vast majority of our flats come with a five-year MOP but most Singaporean households stay in their HDB flat for 10 years or more before selling it. For those who genuinely need to move out before the end of their MOP, HDB will assess their appeal on a case-by-case basis. Members have also asked about the potential impact of the new housing framework on the broader property resale market. This will depend on many factors, including home buyers' preferences, market conditions, such as the prevailing economic outlook, supply, demand, financing and so on. Analysts and researchers also have a diverse range of views on potential impact on resale prices in the wider market and many agreed that the overall impact might not be so straightforward. In the near term, Singaporeans who are looking for more affordable public housing in central or choice locations may wait for these new Prime and Plus flats to be launched on the market, if they are able to, while others who have more immediate needs or who prefer flats without these new restrictions may choose to purchase existing flats in the resale market.”
“They receive an EHG of $25,000 but would still need to make an additional top-up of $52,000, either in cash or CPF, and pay a monthly cash outlay of $399 or some 29% of their income after the top-up. Under the Plus model, due to tighter restrictions and additional market discounts, the price comes down to around $550,000 before grants. The family earning $7,000, the same family, would continue to receive $25,000 in EHG, but the $52,000 that they needed to put in terms of additional top-up is now, under the Plus model, reduced to zero. They now pay slightly more than a quarter of their monthly household income, 27%, and a monthly cash outlay of $273 versus $399 under the BTO model. This flat is now more within their reach. Third, the new framework seeks to keep the system fair. This is because unlike Standard flats with standard market discounts, we will be providing additional subsidies to keep Prime and Plus flats more affordable. To be fair to those who buy Standard flats that come with standard market discounts, we will impose tighter restrictions on buyers of Prime and Plus flats. In addition to the tighter restrictions, we will also impose a subsidy recovery rate for the first buyer upon first resale, which will be commensurate with the extent of the additional market subsidies given. Because Plus flat buyers enjoy lower additional subsidies than Prime flat buyers, their subsidy recovery rate will also generally be lower. Similar to Prime flats, Plus flat owners will also have a longer Minimum Occupation Period or MOP of 10 years and will not be able to rent out their flat at any time. This is to ensure that these flats are primarily for owner occupation and not for speculative investment or rental yield.”
“We will also offer a variety of flat types across Prime and Plus projects to meet the different budgets and needs of Singaporeans. To ensure that our neighbourhoods remain inclusive, we will continue to build rental flats in integrated blocks where possible, as suggested by Mr Xie Yao Quan, including in future Prime and Plus projects. In fact, we did this for River Peaks I, which is the first Prime Location Public Housing project that we had launched in November 2021. Some have asked if this new framework might cause our society to stratify further. In fact, on the contrary, this new framework seeks to achieve quite the opposite. Without the new framework, flats in choice locations will likely become more expensive and out of reach for many Singaporeans over time because of their good location and good attributes. By launching them as HDB Prime or HDB Plus flats, the additional subsidies and tighter restrictions, including the income ceiling upon resale, will help to moderate demand for such flats and keep prices affordable to Singaporeans from a wider range of income levels. Alongside a mix of flat types, these measures enable us to maintain a good social mix. Let me provide an example of how the Plus model will help to make BTO flats more affordable. In today's market conditions, a choice 4-room flat in a central region may be priced at around $650,000 under the current BTO model. This is after significant market discounts, but the price is before grants. For a family earning a combined income of $7,000, which is below the median resident household income, this may not be within their reach.”
“As Mr Lim Biow Chuan had asked, HDB keeps BTO flats affordable by pricing them with significant discounts off their market value. However, flats in choice locations come with higher market values due to their attractive locational attributes. Without additional subsidies over and above that for flats in other locations, the prices of such choice flats would be higher and would be out of reach for some Singaporeans. We heard many suggestions during our engagements, including imposing a hard price cap on Prime and Plus flats as suggested by Mr Xie Yao Quan. But setting a hard cap can be distortionary, as prices may then not fully reflect the attributes of the flats. Instead, we will provide additional subsidies on top of the significant market discounts already provided for Standard flats, to make these choice flats more affordable to Singaporeans from a wider range of incomes. On top of these market discounts, we provide progressive grants through the Enhanced CPF Housing Grant (EHG) to eligible first-timer homebuyers, to provide more support to those who need it most. Second, the new framework seeks to maintain a good social mix in HDB estates across Singapore. Given that Plus and Prime flats come with higher subsidies, we will impose tighter restrictions on these flats. These restrictions include an income ceiling upon resale. In response to Mr Chong Kee Hiong's question, the income ceiling applied upon resale takes reference from the prevailing BTO income ceiling at the time of resale. Today, this is $14,000 for families and covers eight in 10 Singaporean households. The Government regularly reviews the BTO income ceiling over time to account for income growth.”
“Sir, my response will also cover matters raised in the questions by Mr Kwek Hian Chuan Henry1, Mr Gerald Giam and Mr Pritam Singh, which are scheduled for a subsequent Sitting. I invite Members to ask clarifications, if need be and if the questions have been addressed, it may not be necessary for them to proceed with the questions for future Sittings. At the National Day Rally, Prime Minister Lee announced a new framework for new public housing flats. From the second half of 2024, Build-To-Order (BTO) projects will be offered under Standard, Plus or Prime models based on their locational attributes, rather than whether they are in mature estates or non-mature estates. This new framework reflects the Government’s commitment to achieve affordable homeownership, a good social mix, and a fair system. These objectives were affirmed through our engagements with more than 16,000 Singaporeans over the past year as part of our Forward Singapore Housing Conversations. Under the new framework, we will launch Standard, Plus and Prime flats. Standard flats are public housing flats built all over Singapore – the BTO flats we know today. They will come with the Housing and Development Board (HDB)’s standard subsidies and standard restrictions. Plus flats are in choicer locations within a region and will have more subsidies and tighter restrictions than Standard flats. Prime flats are in the choicest and most central locations in Singapore, will have the most subsidies and the tightest restrictions. Let me elaborate on how this new framework keeps public housing affordable, maintains a good social mix and keeps the system fair. Sir, first, the new framework keeps homeownership affordable.”
“Mr Speaker, Sir, may I have your permission to answer Question Nos 53 to 58 on today's Order Paper?”
“The HDB Flat Portal’s planned capacity has been able to meet the Housing and Development Board (HDB)’s requirements and the needs of its users, including the surge in demand during Build-To-Order (BTO) launches. With the higher interest and application rates for new flats in recent years, HDB implemented a virtual waiting room feature during BTO sales exercise as a pre-emptive measure to manage the higher than usual volume of concurrent users. When the number of concurrent users is near the threshold, new applicants will be directed to the Virtual Waiting Room. Hence, none of the BTO launches in the past one year had exceeded the limit of concurrent users, despite the higher application numbers at each launch. Some applicants in the recent May 2023 BTO launch experienced technical difficulties, which were due to system glitches that were subsequently addressed and resolved. HDB has reached out to applicants who encountered technical issues to help them apply for a flat, while assisting those who needed their Housing Flat Eligibility (HFE) letters to be approved urgently. As members of the public have at least seven days to apply for a new flat, we seek buyers understanding and cooperation to avoid the peak periods of a sales launch, which is usually during the first two to three days of the launch. For example, at the last May 2023 BTO sales launch, there was no queue in the waiting room from the third day and throughout the remaining period of the launch. HDB will continue to improve its information technology infrastructure and various digital services to deliver a positive customer experience.”
“The Housing and Development Board (HDB) implemented the HDB Flat Eligibility (HFE) letter on 9 May 2023 to provide a one-stop service that informs prospective flat buyers of their eligibility to: (a) buy a new or resale flat; (b) receive Central Provident Fund Board (CPF) housing grants (and the corresponding grant amount if eligible); and (c) take up an HDB housing loan (and the corresponding loan amount if eligible). In the past, prospective flat buyers would submit separate applications for their flat eligibility, CPF housing grant eligibility and the HDB Loan Eligibility (HLE) letter. The HLE letter only provided flat buyers with an assessment of their HDB loan eligibility. Given the different scope and coverage between the HFE and the HLE, it would not be meaningful to compare the two. We recognise that some prospective flat buyers have recently experienced longer processing times for their HFE applications due to system glitches. HDB is working hard to resolve this issue. Currently, the majority of resale flat buyers have obtained a valid Intent To Buy and HLE letter prior to 9 May 2023 and can proceed with their flat buying journey. They are not required to obtain an HFE letter. Prospective resale flat buyers who require an HFE letter urgently may approach HDB for assistance.”
“As of June 2023, there are about 11,900 (5%) Singapore Citizens, 34,900 (15%) Permanent Residents and 185,000 (80%) Non-Resident tenants renting flats from Housing and Development Board (HDB) flat owners on the open market. There are about 7,200 (3%) Singapore Citizens, 28,100 (13%) Permanent Residents and 186,000 (84%) Non-Resident tenants renting bedrooms from HDB flat owners on the open market. Since 2010, the proportion of tenants who rented HDB flats has remained relatively stable and ranged from 5% to 9% for Singapore Citizens, 13% to 24% for Permanent Residents, and 67% to 82% for Non-Residents. For the same period, the proportion of tenants who rented HDB bedrooms also remained stable and ranged from 3% to 8% for Singapore Citizens, 11% to 21% for Permanent Residents and 70% to 85% for Non-Residents.”
“Conserving our built heritage is an important part of Singapore’s planning process. The Urban Redevelopment Authority (URA) conducts regular reviews to identify and assess buildings with heritage value for conservation, including the engagement of building owners to discuss development plans and possible conservation, and will share such plans when ready.”
“As flats age, they will experience natural deterioration of building materials, which may lead to spalling concrete and corroded pipes. Flat owners are responsible for the maintenance of their flats and are encouraged to inspect the ceilings and the fixtures in their flats regularly and to undertake maintenance and repair works where needed. For flats that are around 30 years old, the Home Improvement Programme (HIP) systematically and proactively addresses common maintenance issues and provides improvements within flats to enhance the living condition of these older flats. Repairs to spalling concrete and structural cracks in flats are covered under HIP. The Housing and Development Board (HDB) has developed a comprehensive Home Care Guide which flat owners can access on HDB’s Infoweb. This guide includes maintenance tips, preventive measures, videos and a list of repair contractors whom owners can consider engaging. We encourage flat owners to use this guide to maintain their flats in good condition. Where necessary, HDB will provide assistance to flat owners to repair spalling concrete issues. Under the Goodwill Repair Assistance scheme, HDB assists flat owners in arranging for repair works and co-pays 50% of the cost of repairs for Singapore Citizen households.”
“The Public Rental Scheme is a social safety net for citizen households with no other housing options. There is no income ceiling for the Public Rental Scheme and the Housing and Development Board (HDB) does not reject applicants based on income alone. Instead, HDB takes a needs-based approach and reviews all requests for public rental holistically. Various factors, such as applicants' circumstances, household size, family support and ability to afford other housing options, will be considered. Those who do not have family support and cannot afford other housing options will be assisted with a public rental flat, and HDB has approved many applications from households with incomes above $1,500. As at June 2023, some 9,000 flats are rented out under the Public Rental Scheme to households with incomes above $1,500. Indeed, to better reflect HDB’s holistic and needs-based approach towards public rental applications, we have recently updated the HDB website to remove references to any income figure. This may also help to lower the psychological barrier to applying for those who might be in need of public rental. As HDB does not reject applicants based on income alone, we do not specifically track the number of rejected applicants with household incomes above $1,500.”
“The Land Transport Authority (LTA) and the Housing and Development Board (HDB) are deploying electric vehicle (EV) charging points in nearly 2,000 HDB car parks by 2025. To support the charging needs of residents with EVs, HDB allows residents to temporarily transfer their existing season parking to another car park with EV chargers, at the same season parking rate.”
“Today, as part of the planning process, development projects that are in or near sensitive areas, such as nature reserves, nature areas, other areas of significant biodiversity and marine and coastal areas or have potential transboundary impact, are required to undergo an in-depth consultation process with the relevant technical agencies, such as the National Parks Board (NParks), National Environment Agency, Maritime and Port Authority of Singapore and Singapore Food Agency, to discuss the scope of works, potential environmental impact and corresponding mitigating measures. If the potential environmental impact of a project is assessed to be significant, an environmental study will be required to assess in greater detail the nature and magnitude of the impact and the mitigation measures and monitoring plans to address them. The assessment on whether to require an environmental study takes into account considerations, such as the development details, including construction methods, as well as ecological factors, such as the habitat types, floral and faunal diversity and ecological connectivity that could potentially be impacted. We continually review and update our approach based on evolving scientific knowledge and information on the environment. For example, through NParks’ island-wide Ecological Profiling Exercise, we have gained a better understanding of Singapore’s ecosystem and ecological connectivity, which we consider when assessing whether an environmental study is required for development projects.”
“As of June 2023, there are about 41,000 heavy vehicle (HV) lots island-wide and about 31,800 HVs registered under the Land Transport Authority's Vehicle Parking Certificate scheme. Hence, there are sufficient lots for all HVs island-wide. The majority of HV lots are provided by the private sector and located within industrial estates, which is where most HVs operate. There are also HV lots in places like schools, where school buses are already allowed to park overnight.”
“HDB will work closely with the new contractor as well as suppliers and sub-contractors to expedite the remaining construction works, without compromising quality and safety. HDB expects the flats to be completed by their respective delivery possession dates in the fourth quarter of 2024 and the first quarter of 2025. CKR is, and remains, the contractor for several other HDB projects, namely, Eunos Court and Toh Guan Grove. To date, all the blocks in Eunos Court have been completed, while Toh Guan Grove is currently on track to be completed by the project completion date committed to flat buyers. HDB will monitor CKR’s progress very closely and will take all necessary measures to ensure timely completion of these projects.”
“The Housing and Development Board (HDB) terminated its contract with CKR Contract Services Pte Ltd (CKR) for Punggol Point Cove (Phase 2) because of CKR’s unsatisfactory progress and repeated failure to meet critical milestones and targets for the project. Prior to terminating CKR’s services, HDB had put in extensive efforts to support CKR. For example, HDB facilitated approvals for CKR’s round-the-clock construction works, provided advance payments and helped to secure accommodation for CKR’s workers on-site and at external dormitories. Despite HDB’s efforts, CKR did not make reasonable construction progress. On-site works were often halted as CKR was unable to secure sufficient workers and could not ensure the timely supply of materials to the site. To safeguard the interests of flat buyers and minimise further delays, HDB terminated its contract with CKR for Punggol Point Cove (Phase 2). HDB recognises that any delay in the completion of our flats may cause significant inconvenience to flat buyers. A decision to terminate a Build-To-Order (BTO) contract is therefore not taken lightly. HDB closely monitors BTO contractors who may be facing challenges in meeting their project timelines and regularly assesses these contractors’ ability to meet the committed timelines towards project completion. While HDB will make reasonable efforts to lean forward to support these contractors as much as possible, this has to be weighed against the interest of our flat buyers, who remain HDB’s top priority. If there are any changes to their Probable Completion Dates, HDB also strives to give affected flat buyers sufficient notice of at least six months to a year, wherever possible. HDB is currently in the process of bringing on board a new contractor to complete the remaining works.”
“Trees can be affected by pests and diseases as well as environmental conditions. Even healthy and structurally-sound trees can sometimes fall during storm events due to exceptionally strong winds or heavy rainfall. NParks will continue to review and adapt its tree management regime to incorporate best practices to minimise such occurrences.”
“The National Parks Board (NParks) manages over two million urban trees in Singapore’s parks, park connectors, state lands and along roads. In July this year, there were 28 incidents of uprooted trees under its management due to adverse weather conditions, such as heavy rain and strong wind. There were no injuries reported for these incidents. NParks’ tree management regime is based on the guidelines of the International Society of Arboriculture, which sets the benchmark for international standards on tree care, including tree inspection and operations, such as pruning, pest management, transplanting and risk management. Regular tree inspections are carried out by trained inspectors every six to 24 months, with trees that are close to areas with high pedestrian or traffic activity inspected more frequently. In 2012, NParks further strengthened the tree management programme by implementing crown reduction or crown thinning. Before the onset of periods of adverse weather conditions, crown reduction is carried out on mature trees to manage the overall height of the trees and to reduce the wind resistance of the canopy. To improve the general health of our trees, NParks also carries out mulching to supplement the regular application of fertilisers. This rigorous regime of tree inspection and maintenance is complemented by the use of technology. For instance, NParks has developed a Tree Structural Model to better assess the impact of strong winds on the stability of trees and to inform intervention measures, such as tree pruning. With the strengthening of our tree management regime over the years, the annual number of tree incidents has fallen by 85% from about 3,100 cases in the year 2000 to around 480 in 2022.”
“The Housing and Development Board takes a needs-based approach and assesses all requests for public rental housing holistically. Various factors, such as applicants’ circumstances, household income, household size, family support and ability to afford other housing options will be considered. Those who do not have family support and cannot afford other housing options, including renting from the open market, will be assisted with a public rental flat. We review the Public Rental Scheme regularly to ensure that it remains a social safety net for citizen households with no other housing options.”
“To further minimise the inconvenience, HDB has offered to pay these affected flat buyers the maximum reimbursement sum that they would be eligible for, without them having to submit any claims or proof of the expenses incurred. HDB will continue to work closely with its contractors to catch up on BTO delays and deliver flats to Singaporeans in a timely manner, without compromising safety and quality.”
“The Housing and Development Board (HDB) has completed 72% of Build-To-Order (BTO) projects that were delayed due to disruptions caused by the COVID-19 pandemic. About 49,000 out of the 71,000 households who were affected by these delays have been invited to collect or have collected their keys. Twenty-eight percent of the BTO projects delayed by the pandemic are still under construction. For these projects, around 22,000 affected households will progressively receive their keys by the first quarter of 2025 or earlier. We understand that affected residents are anxious and concerned about these delays. HDB is doing its best to catch up on these delays while ensuring safety and quality. Eligible flat buyers who need interim housing can apply for a Parenthood Provisional Housing Scheme (PPHS) flat. For low-income households with no family support and no other housing option, HDB will also consider offering Interim Rental Housing (IRH) on a case-by-case basis. Some flats that are used for IRH or PPHS could otherwise have been used for the Public Rental Scheme. Even as we assist flat buyers who need temporary housing due to BTO completion delays, we must also balance the use of flats across different rental schemes to meet the needs of different groups, prioritising the most needy. For the minority of households who had their key collection delayed beyond the Delivery Possession Dates (DPD), HDB offers monetary reimbursement under Part 8C of the COVID-19 (Temporary Measures) Act (COTMA). Flat buyers whose flats are delayed beyond their DPD will be able to seek reimbursement for qualifying costs incurred for delays beyond the DPD.”
“The Ethnic Integration Policy (EIP) applies to the sale and purchase of all Housing and Development Board (HDB) flats. The EIP ensures a balanced mix of the various ethnic communities in our HDB towns. Tenants who rent HDB flats on the open market are not subject to EIP, as their stays are typically temporary in nature and do not affect the ethnic proportions in our public housing estates over the long term. Flat owners who wish to rent out their flats to one or more tenants who are neither citizens nor Malaysians, are subject to the Non-Citizen (NC) Quota. The NC quota helps to maintain the Singaporean character of our HDB heartlands and prevents the formation of foreigner enclaves, as it caps the maximum proportion of flats that can be rented out to such non-citizen tenants, regardless of their race. Together, the EIP and NC quotas help to ensure that our HDB estates reflect our ethnically diverse Singaporean character. The Ministry of National Development will continue to review our housing policies to keep pace with the societal changes and evolving needs of Singaporeans.”
“The Housing and Development Board (HDB) takes a compassionate approach towards public rental tenants in arrears. When tenants default on their rents, HDB will send SMS and letter reminders in the first two months and encourage tenants to approach HDB if they face difficulties paying their rent. From the third month onwards, HDB officers will reach out to tenants through other channels, such as phone calls and house visits, to better understand their individual circumstances. The time taken for a vacated rental flat to be tenanted again varies, starting from two months. It depends on the extent of sprucing up works required, the demand for rental flats in that location and whether it has been set aside for tenants affected by redevelopment of existing rental blocks. Flats set aside for tenants affected by redevelopment will be vacant for a longer period, as HDB sets aside these flats in advance so that affected tenants can move in once they are ready.”
“The Housing and Development Board (HDB) and Evonik (SEA) Private Limited (Evonik) signed a Memorandum of Understanding (MOU) during the Urban Sustainability R&D Congress 2019 to explore solutions to mitigate the effects of climate change and enhance concrete manufacturing processes for productivity and sustainability. Evonik is known for its expertise in materials science. As part of the MOU, HDB is exploring the use of Evonik’s "Calostat" insulation panel to mitigate heat gain of buildings, to enhance the living environment of HDB residents. The research is still in its early phases and we will share more when ready.”
“As of the first quarter of 2023, there are about 431,000 Housing and Development Board (HDB) households with an outstanding housing loan from HDB or financial institutions (FIs). They comprise 41% of all HDB households. The breakdown of the outstanding loan balance among HDB households is in Table 1.”
“The key findings of the National Parks Board (NParks)'s public survey on the proposed cat management approach were shared at the Pets’ Day Out event on 6 May 2023. NParks is further engaging the community on the proposed approach, including through focus group discussions with various stakeholder groups. NParks aims to share more details on the proposed approach in the later part of this year. In deciding whether to allow cats as pets in Housing and Development Board (HDB) flats, we will continue to carefully balance the needs of different segments of the community. This was explained in our response to a Parliamentary Question from Mr Louis Ng, which was issued on 7 November 2022. [Please refer to "Review of Pet Cat Ownership in HDB Flats", Official Report, 7 November 2022, Vol 95, Issue 73, Written Answers to Questions for Oral Answer not Answered by End of Question Time section.]”
“Green Plot Ratio measures greenery in a three-dimensional manner by capturing the density of greenery provided within the development. Since 2016, all new public housing developments are required to meet a minimum Green Plot Ratio of 4.5. A Green Plot Ratio of 4.5 means that the total leaf area of all plants in the development needs to be at least 4.5 times of the site area. In the past three years, 56, or about 95% of the 59 completed projects were able to achieve the minimum Green Plot Ratio of 4.5. Three projects were not able to meet the requirement due to limited space within the site for planting. The average Green Plot Ratio was 5.5 for the 59 completed projects over the last three years. The Housing and Development Board is committed to providing affordable public housing that is sustainable and liveable by ensuring that there are green spaces within new public housing developments for all to enjoy.”
“So, all these were suggested. Some of these would be taken on board, as I said in the response to Member Denise Phua's query.”
“I thank the Member for her suggestions. Indeed, in the run-up to the announcement of this pilot, as I said, last year, we had engaged a wide range of organisations, professionals, academics and researchers. It was a long session. Of course, we had separate engagements in the lead-up to this. And there were concerns about the infrastructural side of the house – how to maintain, how to upkeep, how would we account for the usage of utilities; very practical stuff. There were also a lot of people who were concerned about how the pilot site or how the set-up of any future model would enable social interaction as you move to a single unit kind of typology, where you can stay in the room the whole day if you want and not interact; how do you combat the loneliness and social isolation, particularly, given that many of these individuals who will stay there are often victims of circumstances who have difficulties in life and we do not want them to be entirely isolated. Some were also concerned about how social services and community organisations could make use of the spaces to engage, to draw out the tenants and to be able to provide more holistic support for them. And in the spirit of what we have been doing in ComLink, there was also this suggestion about how a more integrated support could be provided for the tenants of this rental housing typology which, of course, will be of relevance not just to this but other rental pilots as well. There was, of course, feedback about how community organisations could be brought in to help build community – help to organise activities for the tenants, help to build a sense of community ownership and community spirit amongst the tenants, how volunteers would come in and do community art, alongside the residents.”
“Certainly, I encourage individuals who would like to apply for this pilot unit to do so when we open it in December this year. And I welcome Members of this House to refer residents whom you think will benefit from this pilot.”
“We have been piloting the JSS Operator-Run pilot (JSS-OR). And we have earlier announced this year that we will extend the pilot to more sites. This involves two individuals sharing under the JSS rental flat with a social service agency coming in to match tenants, to address disputes and, of course, to provide social support. This SRSF pilot tests the viability of giving each individual privacy in a room of his or her own. But to prevent and tackle the risk of social isolation, you have facilities that are shared on every floor as well as on the ground floor and a social service agency with professionals coming in to provide programming, community interventions as well as social work interventions. So, let this pilot run. Let it run for some time and if it is feasible, it may go into the design of future rental flats.”
“I would like to thank the Member for being a very passionate advocate for the needs of the lower-income, especially those who are residing in rental housing, transitional shelters and so on. The various suggestions came to us first in the course of our consultation before we launched the pilot in March of this year. Before we launched the pilot, we had, last year, engaged social work professionals, social service agencies, academics, researchers, community workers and so on. Some of these ideas have actually been incorporated in this pilot and you will see some of these in place when we launch the first round of applications for tenants in December of this year. The other ideas will be studied and some of these ideas include the kinds of social interventions that can take place for the residents of this pilot project. When the social service agency comes on board, we will work with the operator to see whether some of these can be trialed. The second question that the Member asked is when can this be scaled up. This pilot will allow us to accommodate up to a maximum of some 480 single rooms; that is, 480 individuals. So, there will be some capacity there. But as to when this can be scaled up, I think we will let the pilot run its course first. Let us assess how the tenants interact with each other, with the social service agency operator in the shared facilities, and let us learn from this pilot. Having said that, I think it is important to contextualise this pilot, given the other things that we are doing. For example, we have been putting partitions in rental flats – both retrofitting existing ones as well as building new rental flats that come with partitions for individuals under the Joint Singles Scheme (JSS).”
“Mr Deputy Speaker, we are launching a pilot of a new type of rental housing, which we call the Single Room Shared Facilities (SRSF), to provide more options for lower-income individuals under the Public Rental Scheme. With the SRSF, we aim to provide more privacy for tenants while making good use of limited space, and the shared facilities and communal spaces will enable social interaction and reduce the risk of social isolation. The Housing and Development Board (HDB) is currently refurbishing the premises at the former Anderson Junior College hostel to prepare for the pilot and applications will open in December 2023. Since the announcement, we have received feedback of interest in applying for the pilot. We have also received suggestions about the amenities to be provided for the shared facilities, such as the kitchens and laundry rooms; received suggestions on the measures that we could take to tackle social isolation; received suggestions on the manner of facilities, management and upkeep; suggestions on the types of social interventions and community services that may be provided, and we will adopt these where possible. As this is a pilot, we will work alongside the appointed social service agency operator to refine the model as we gain experience.”
“The first question the Member is asking is whether the design for the CCS pilot has added to the cost of the BTO units, the answer is no. The flat pricing, as I said before on various occasions, is based on affordability. Of course, in the design and construction of these blocks, to enable the CCS units to be installed on the roofs and to be piped through the units will require some upfront design and the blocks have to be built in a way as to enable this piping to be taken through. Just like when you design flats with split unit air-conditioning systems, you have to design for it as well, including putting in the air-conditioning ledges. The second question is whether the viability of such a CCS system is dependent on the take-up level. Certainly, because when we design this pilot, we make sure that there is competition and contestability. The home owner – either by subscribing to this at the onset or further down as the programme continues – can decide whether to stay on the CCS or to change back to the split unit system because the flats are designed to carry both. You have your own aircon ledge but, if you do CCS, then you use the CCS piping. In that way, that incentivises the service provider, in this instance, SP Group, to continue to offer competitive packages and to maintain the system well.”
“Mr Deputy Speaker, residents in selected Tengah projects can opt for the Centralised Cooling System (CCS), which is a more energy-efficient solution than conventional air-conditioning systems. Chilled water will be piped to homes from centralised chillers installed on the rooftops of selected Housing and Development Board (HDB) blocks. Flat owners are responsible for the maintenance of the parts of the CCS within the flat. The parts of the CCS outside the flat will be maintained by SP Group. HDB will study the feasibility of extending the CCS to other new Build-To-Order (BTO) developments.”