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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“Home buyers of Tengah Build-To-Order (BTO) flats who opt to subscribe to the Centralised Cooling System (CCS) will enter into a contract directly with SP Group, which undertakes the sign-ups, installation, management and maintenance of CCS. SP Group engages home buyers at various milestones before and after they have signed up for CCS. This includes showing home buyers mock-ups and perspectives of the CCS Fan Coil Unit (FCU) and trunking within the flats. SP Group will also follow up directly with home buyers to make arrangements for the installation of CCS within their flats. HDB is aware that SP Group has received feedback from several home buyers of the Tengah BTO projects in relation to the positioning of the FCUs and how the trunking would run within the flat. SP Group has reached out to these residents to address their concerns and explained to these home buyers the differences between the size of CCS trunking and that of a conventional split unit air-conditioning system, as well as the options they have to box up and conceal the CCS trunking under subsidised rates offered by SP Group's partner interior design firms. SP Group has received feedback that many of the residents who signed up for CCS found the sharing useful for the planning of their home renovation works. HDB will continue to work with SP Group to monitor the feedback on CCS.”
“The National Parks Board (NParks) adopts a community- and science-based approach to manage the population of feral animals in Singapore. As part of this approach, sterilisation is carried out for certain animals to keep population numbers under control. For example, NParks implements the Trap-Neuter-Rehome/Release-Manage programme, a humane and science-based method to manage the free-roaming dog population through sterilisation. NParks also subsidises part of the sterilisation and microchipping cost for community cats under the Stray Cat Sterilisation Programme. These measures have been effective in managing the population of free roaming dogs and cats in Singapore. As part of its regular reviews, NParks keeps abreast of the advances in population control measures, including novel non-surgical contraceptives. NParks will need to consider various critical factors, including the efficacy and safety of these contraceptives, as well as their cost and ease of application, before they can be adopted.”
“The Urban Redevelopment Authority (URA) introduced the Landscaping for Urban Spaces and High-Rises (LUSH) programme in 2009 to encourage developers to incorporate skyrise greenery within the built environment through a mix of planning requirements and incentives. Since 2014, the LUSH programme has been expanded to developments island-wide. URA is currently conducting a regular review of the programme and will share more details when ready.”
“The Singapore Civil Defence Force's fire code does not require the installation of fire alarm systems, including fire alarm call points, for Housing and Development Board (HDB) and private residential buildings. This is because residential units are designed as individual compartments to contain the spread of fire. However, for mixed developments, where there is integration of different uses – residential, commercial, social communal and carparks – fire alarm systems and call points will be installed where required by the Fire Code. For existing commercial complexes under HDB’s management, fire alarm call points are provided in compliance with the Fire Code. They are provided on every floor of buildings to allow occupants to activate them during fire incidents. Fire Escape Plans are displayed at the lift lobbies of all HDB flats and commercial complexes.”
“The number of integrated blocks with both sold and rental flats that are currently under construction and will be completed in each of the next five years is shown in the table below. We will continue building rental flats in integrated blocks where possible, including in Prime Location Public Housing projects, to ensure that our neighbourhoods remain inclusive.”
“Agencies take a whole-of-Government approach to coordinate our land use plans, including for the Southern Islands. Upstream in the planning process, such as under the Long-Term Plan Review and Master Plan Review, the Urban Redevelopment Authority works closely with agencies and integrate ecological considerations into plans for Southern Islands, to better balance marine conservation with development. These plans are guided by the National Parks Board's (NParks) studies on the biodiversity of the Southern Islands, including the Ecological Profiling Exercise, Comprehensive Marine Biodiversity Survey and the Southern Islands Biodiversity Survey. Subsequently, when studying the feasibility of developments, developing agencies will undergo an in-depth consultation process with technical agencies, for example, NParks, National Environment Agency, Maritime and Port Authority of Singapore and Singapore Food Agency, to consider the environmental impact of developments in and around the Southern Islands. If the impact could be significant, an Environmental Impact Assessment (EIA) will be conducted to study the impact in detail. Appropriate mitigating measures will be put in place and closely monitored during implementation. Where relevant, cumulative impact across multiple developments will be taken into consideration under EIA and assessed comprehensively by agencies. We will continue to work closely with agencies and engage nature groups and relevant stakeholders to ensure that the Southern Islands are developed sustainably.”
“To date, more than 5,000 HDB blocks have benefited under the Lift Upgrading Programme (LUP). There are about 140 blocks island-wide without direct lift access where LUP will incur high cost and, in some cases, not be feasible due to existing technical and site constraints. Over the years, HDB has piloted and adopted different design approaches and innovative technical solutions to bring direct lift access to more blocks under LUP. Some examples of the solutions that have been successfully implemented include machine room-less lifts, home lifts and bubble lifts. There are some HDB blocks which have undergone LUP but do not have lifts stopping on the same floor level, due to technical constraints at the time of lift upgrading. For such flats, some residents need to climb about one flight of stairs to get to their units as compared to three or four flights of stairs prior to upgrading. For blocks without direct lift access, HDB will continue to explore new technologies and adopt them where feasible. Residents who are in urgent 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.”
“In line with market practice where tenants have to seek landlords’ permission before making changes to their units, tenants are required under the Housing and Development Board (HDB)’s tenancy agreement to obtain HDB’s consent before carrying out any renovation works, including the installation of air-conditioners. HDB considers such requests on a case-by-case basis. Only a small proportion of tenants have made such requests and HDB has generally approved them, taking into consideration tenants’ circumstances, such as medical grounds. Most tenants rely on fans, which are more affordable compared to air-conditioners in terms of the upfront cost, subsequent servicing and repairs, and electricity bills. Over the years, HDB has also been improving the design of rental flats to provide a better living environment for tenants, including better natural ventilation.”
“The Housing & Development Board (HDB) introduced the Price-Quality Method (PQM) framework for all new HDB coffee shop tenders in September 2018. PQM tenders are reviewed based on the tenderers' business concept, including marketing plan, innovation, affordability, healthier food options, productivity initiatives and community-centric proposals. Whether a tenderer is part of a chain is not among the factors considered. Overall, HDB ensures a good supply of coffee shops in every HDB estate and town so that there is healthy competition.”
“A reply has already been provided at the 3 July 2023 Sitting in response to Mr Chong Kee Hiong's question on measures to provide budget meals options for residents living in estates where the Housing and Development Board has sold most of the market and food stalls to private owners. [Please refer to "Budget Meal Options at Market and Food Stalls Sold to Private Owners", Official Report, 3 July 2023, Vol 95, Issue 105, Written Answers to Questions for Oral Answer not Answered by End of Question Time section.]”
“Pet cats are currently not required to be microchipped or licensed. As such, we do not have data on the current percentage of the cat population that is microchipped. Based on the National Parks Board (NParks)'s public survey on the cat management approach and its ongoing feedback management efforts, some owners may not microchip their cats for reasons, such as lack of awareness of the benefits of microchipping, the misperception that it causes harm to animals or costs. As shared in our response to the Member's Parliamentary Question on the mandatory microchipping of pet cats in March 2022, we are reviewing measures to strengthen the traceability of cats. NParks is consulting the public on the proposed approach to cat management, which includes the possible introduction of a licensing and microchipping scheme for pet cats.”
“The Housing & Development Board (HDB) plans for a town centre at the heart of every HDB town, which is complemented by neighbourhood centres and shops in precincts located further away to provide greater convenience for residents. As a result, most residents have shops within 400 metres from their homes or a walk of five to 10 minutes. The upcoming Build-To-Order (BTO) project in Pasir Ris, Costa Grove, is located within a five to 10-minute walk of the town centre, which comprises White Sands Mall and the upcoming Pasir Ris 8 integrated development. The shopping mall of the integrated development is estimated to complete by 2024, ahead of the completion of Costa Grove in late 2025. Future residents of Costa Grove will be able to purchase fresh produce from the supermarket at the town centre or from the minimart within the BTO project. Given the adequacy of shops and provision of market produce in the area, there are currently no plans to expand the market at Pasir Ris Drive 4. HDB will monitor the situation when the shopping mall of the integrated development is completed.”
“In line with market practice where tenants have to seek landlords’ permission before making changes to their units, tenants are required under the Housing & Development Board (HDB)'s tenancy agreement to obtain HDB's consent before carrying out any renovation works, including the installation of air-conditioners. HDB considers such requests on a case-by-case basis. Most tenants rely on fans, which are more affordable compared to air-conditioners in terms of the upfront cost, subsequent servicing and repairs and electricity bills. While HDB does not track the number of requests to install air-conditioners in public rental flats, only a small proportion of tenants have made such requests. HDB has, generally, approved such requests, taking into consideration tenants' circumstances, such as medical grounds. Over the years, HDB has been improving the design of rental flats to provide a better living environment for tenants, including better natural ventilation. We will continue to review and adjust our policies as necessary.”
“Married couples with at least one child aged 18 and below, including those who are expecting their first child, enjoy priority in the allocation of flats under the Parenthood Provisional Housing Scheme (PPHS). This was announced and implemented in August 2021, when the Ministry of National Development (MND) revised the PPHS eligibility conditions and allocation process to prioritise families with greater need for temporary housing while waiting for their new flats. We have also achieved our earlier target to ramp up the PPHS supply from 800 units in 2021 to 1,800 in 2023. As a result, PPHS application rates have come down significantly, from over 20 times in 2021 to around three times in recent exercises. By the end of this year, we will have close to 2,000 PPHS flats. We are now working to double the supply to 4,000 flats by 2025. This will allow us to better support families who need temporary housing while waiting for the completion of their new flats.”
“This question was addressed in the reply to Question Nos 26 to 28 for Oral Answer on the Order Paper for 3 July 2023. [Please refer to "Redevelopment of Singapore Turf Club Site and Completion Timelines", Official Report, 3 July 2023, Vol 95, Issue 105, Oral Answers to Questions section.]”
“Residents living in blocks without direct lift access and who are in urgent need of direct lift access due to medical conditions or mobility reasons are eligible for the Lift Access Housing Grant (LHG) of up to $30,000 when they buy another flat with direct lift access. LHG applicants are typically households with a significant need for direct lift access. After taking possession of their new flat, LHG recipients are given six months to sell their existing flat. If they require more time to do so, they may approach the Housing and Development Board (HDB) for assistance. HDB does not have plans to buy back segmented units without direct lift access. Nonetheless, we will continue to monitor the situation and adjust our policies as needed.”
“Sold Housing and Development Board (HDB) flats are primarily meant for owner-occupation. Owners must physically occupy their flat during the Minimum Occupation Period before they can sell their flat on the open market, rent out their flat or acquire an interest in private property. Eligible owners must obtain HDB's approval before they can rent out their flat. Public rental flats are heavily subsidised and are meant for low-income and vulnerable households who have no other housing options. Therefore, only authorised tenants and occupiers are allowed to occupy public rental flats. The subletting of public rental flats, wholly or partially, is strictly prohibited. HDB detects possible cases of unauthorised renting out of flats through a range of methods, including but not limited to monitoring of advertisements and following up on public feedback. HDB takes the violation of its rules and regulations seriously and will not hesitate to take enforcement action against errant owners and tenants.”
“We are launching a pilot of the new Single Room Shared Facilities (SRSF) typology to provide more options for lower-income singles under the Public Rental Scheme. With SRSF, we aim to provide more privacy for tenants while making good use of the limited space. The shared facilities and communal spaces will enable social interaction and reduce the risk of social isolation. The Housing and Development Board is currently refurbishing the premises at the former Anderson Junior College hostel to prepare for the pilot. The site has about 240 units that will be fully partitioned to create 480 single rooms. We will gauge the level of interest for the SRSF pilot when it opens for applications in December 2023.”
“Currently, seniors aged 55 and above can choose from three packages of fixtures and fittings under the Optional Component Scheme (OCS) when they buy a 2-room flexi flat on short lease in a Build-To-Order exercise. The three packages are flooring (Package 1), sanitary fittings (Package 2) and senior-friendly fittings (Package 3). Those who opt in for all three packages will have their new flat fitted in a move-in condition. While the three OCS packages have been well-received, about 30% of the seniors did not opt in for Package 3 in the last three years. An automatic inclusion of Package 3 may be less ideal than the current approach of giving seniors the flexibility to opt in for Package 3 according to their needs and preferences. OCS is not available for flats sold under the Sale of Balance Flats (SBF) exercise, as the building contractors would generally have finalised the orders for OCS items by the time SBF applicants select their flats. However, the Housing and Development Board will assess appeals for OCS items to be installed depending on the construction stage of the flat, availability of building materials and whether these appeals can be accommodated without affecting site and completion progress.”
“About 20,000 lifts will benefit from the Lift Enhancement Programme (LEP). These lifts are enhanced with additional features to increase their reliability, performance and safety. As of 31 May 2023, tenders have been awarded for 57% of these lifts and works have been completed for 28% of them. Disruptions caused by the COVID-19 pandemic have led to delays in the past three years. Town Councils are working closely with the lift contractors to catch up on the progress. In the Housing and Development Board's tenders for supply and installation of new lifts, the performance of the lift contractors is considered in the evaluation process.”
“The Building and Construction Authority (BCA) regulates demolition works to ensure that they are carried out safely and do not impair the structural integrity of adjacent buildings. For example, BCA requires Qualified Persons to monitor the vibration generated from the works and take measures to ensure that the vibration is kept within safe limits throughout the duration of the works. However, BCA does not impose a limit on the duration of such works as the amount of time taken for demolition will vary depending on factors, such as the scale and complexity of the works. BCA will investigate feedback on damage to neighbouring property due to construction works. If there are structural safety concerns, BCA will issue a stop work order and ensure that necessary rectification works are carried out. For non-structural damages, BCA will facilitate discussions between the affected home owners on the repairs and advise them on the use of dispute resolution channels, such as mediation, if needed.”
“From 2018 to 2022, the Housing and Development Board (HDB) approved 5,669 requests from divorcees for public rental housing. The yearly breakdown is shown in the table below. We are unable to identify recent divorcees, as HDB does not track applicants' date of divorce.”
“To better inform flat buyers and streamline the flat application process, the Housing and Development Board (HDB) has recently enhanced the HDB Flat Portal on 9 May 2023 to introduce the HDB Flat Eligibility (HFE) letter. The HFE letter informs flat buyers of their eligibility for a new or resale flat purchase and the amounts of Central Provident Fund housing grants and HDB housing loan that they are eligible for. The grants and schemes that an individual or household benefited from are considered as part of the eligibility assessment.”
“To help Singaporeans manage cost of living and ensure the availability of affordable food options in Housing and Development Board (HDB) estates, HDB announced the Budget Meals initiative in March 2023. Under this scheme, all rental coffee shops that are renewing their tenancies from May 2023 onwards will be required to offer at least four budget meals and two budget drink options. There are currently about 80 coffee shops offering budget meals under this initiative. This number is expected to rise to about 130 by end 2023 and, by May 2026, all 374 rental coffee shops will provide budget meal and drink options. Besides rental coffee shops, there are 402 privately-owned coffee shops which are not subject to HDB's tenancy requirements. However, HDB has reached out to privately-owned coffee shop owners and operators and invited them to voluntarily join the national effort to provide budget food options in HDB estates. HDB is also studying additional regulatory options to require budget meals to be provided. These include the suggestion made by Mr Murali Pillai in Parliamentary Question No 4642, set down for answer on 4 July 2023, where he proposes that the provision of budget meals be made a condition for the granting or renewal of outdoor refreshment areas for coffee shops. [Please refer to "Extending Provision of Budget Meals and Drinks Requirement to Coffee Shops in HDB Estates", Official Report, 4 July 2023, Vol 95, Issue 106, Written Answers to Questions for Oral Answer not Answered by End of Question Time section.]”
“Neighbourhood Renewal Programme (NRP) projects are implemented by Town Councils, which procure design consultants and building contractors, engage residents and monitor project progress. Generally, the construction of an NRP project takes about 12 to 36 months, depending on the extent of works to be carried out. The COVID-19 pandemic posed severe challenges for the construction industry. With the introduction of stringent safe management measures at worksites, tightening of border controls for foreign workers and delivery of materials, and an increase in labour and material costs, many public and private sector projects have been delayed. The extent of delays faced by NRP projects varies, depending on the site. Overall, COVID-19 has contributed to delays in NRP projects ranging from several months to more than a year. Several of the NRP projects which faced construction delays due to COVID-19 have already been completed and the remaining projects are on track to be completed over the next one to two years. Where possible, Town Councils should work with their contractors to put in place mitigating measures to facilitate the timely completion of the NRP projects.”
“In 2022, the Housing and Development Board (HDB) received 147 requests from unmarried parents under the age of 35 for assistance to buy an HDB flat. Of these, 75% of the requests to buy a new flat from HDB were approved and 52% of the requests to buy a resale flat were approved. HDB assesses each request holistically based on the applicant's individual circumstances. Those who are aged 21 and above and can afford to buy a flat, will be allowed to buy up to a 3-room flat in a non-mature estate from HDB or a resale flat. Those who cannot afford to buy a flat may be considered for public rental housing if it is assessed to be in their child's best interests, taking into account input from social workers as necessary.”
“Since 1998, the Housing and Development Board (HDB) has rented out the wet market at Block 151A to a private wet market operator. It currently has an occupancy of 90%, with three out of 30 stalls vacant. Two of these three stalls were vacated recently in May 2023. To better serve residents, HDB requires the operator to maintain at least 90% occupancy during the current tenancy term. To keep costs low for market operators, HDB generally keeps rent steady upon tenancy renewal. HDB has been actively engaging the private wet market operator, which has provided feedback on its challenges in filling up the three vacant stalls due to competition from nearby shops. The operator is making efforts to attract stallholders and HDB will continue to work with the operator to explore solutions. In the meantime, residents continue to have access to a good variety of market produce at competitive prices, served by close to 40 stalls in total from both the wet market and the market produce shops located directly opposite at Block 152A Bishan Street 11.”
“The OneMillionTrees movement is a key initiative in our effort to transform Singapore into a City in Nature. To date, we have planted more than 540,000 trees under the movement, with the support of more than 75,000 members of the community. In implementing the OneMillionTrees movement, the National Parks Board (NParks) has to work within Singapore's constraints as a land-scarce city-state with many competing land uses, such as housing, transport, healthcare and more. Accordingly, NParks has found opportunities to optimise spaces for greening and tree-planting within our urban environment. We have received overwhelming support from the community for our OneMillionTrees events and are working to provide more of such greening opportunities for the public. In selecting tree species for planting, NParks takes into account the growth form and hardiness of the species, as well as the site context and conditions. In particular, NParks prioritises planting native tree species in our nature parks, as part of our habitat restoration efforts. Finally, NParks also considers the species' functional benefits, such as the provision of shade. For example, species with wide and dense canopies are planted along our streetscapes to cool the environment.”
“Nevertheless, we are not closed to any option and will continue to monitor the situation closely and adopt such measures as may be necessary.”
“My response will also address Parliamentary Question No 71, which was also filed by the Member. Rental rates are showing early signs of stabilising. In the first quarter of 2023, the increase in public housing and non-landed private housing rents moderated to 4.4% and 6.2% respectively, compared to 8.1% and 7.5% in the previous quarter. In the coming quarters, we expect rental pressures to further ease, as we ramp up public and private housing supply and 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. This will add to rental supply. It will also reduce rental demand, as households temporarily renting move out of their rental units and 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 other housing options, and the Parenthood Provisional Housing Scheme, for eligible families who need interim housing while waiting for the completion of their Build-To-Order flats. The rental rates for open market HDB rental flats and private residential properties are private arrangements between flat owners and tenants. International experience has shown that while rent controls may moderate rental increases for some tenants in the short run, they are likely to distort the housing market. Rent controls may inadvertently reduce rental supply and cause rental housing demand to exceed supply, which could lead to issues of allocation and equity. This may also distort property prices and disincentivise landlords from maintaining proper upkeep of their rental units.”
“In March 2023, the Housing and Development Board (HDB) announced the Budget Meals initiative to ensure that budget food options are available in HDB estates. As part of this initiative, all rental coffee shops under HDB renewing their tenancies from May 2023 onwards will be required to offer at least four budget meals and two budget drink options. HDB is not considering direct participation in the food and beverage (F&B) industry as there is no lack of enterprises within the sector. Moreover, it would involve a significant departure from HDB's core mandate. However, HDB will continue to work closely with economic agencies, such as Enterprise Singapore and Infocomm Media Development Authority, to facilitate the upgrading of capabilities among small and medium enterprises in the heartlands, including those in the F&B industry, so that they can continue to make productivity gains and offer better value to consumers. Since 2005, it has been a requirement for HDB rental coffee shops to provide at least one halal stall. As part of the new budget meal requirement, one of the four proposed budget meals is required to be a halal meal.”
“Town Councils are autonomous legal entities formed under the Town Councils Act and managed by elected Members of Parliament. As such, they have the autonomy to decide on the management of their operations, including how to prescribe the requirements of contracts for the services they procure and to choose the contracting model that best meets their needs and operating circumstances. At present, most Town Councils do not adopt outcome-based contracts for facility management (FM) services. The Government will continue to build awareness of outcome-based contracting for FM and other services amongst buyers, including Town Councils. For instance, service buyers can refer to the Building and Construction Authority's Guide on FM Procurement for more information on implementing this contracting model.”
“Under the Building Control (Environmental Sustainability) Regulations, building projects are required to implement a minimum number of sustainable construction practices, such as retaining existing building structures for adaptive reuse where feasible. On top of this, the Building and Construction Authority's (BCA's) voluntary Green Mark scheme recognises redevelopment projects that retain existing building structures and reuse or recycle demolished materials. These measures help to encourage the reuse or retention of existing structures in building projects where possible. To encourage retrofitting of conserved buildings, the Urban Redevelopment Authority provides incentives, such as tax concessions and additional floor area, for owners who renovate their buildings to meet new uses while enhancing the building's character. Building owners who wish to undertake energy efficiency retrofits can also apply for BCA's Green Mark Incentive Scheme for Existing Buildings 2.0 to co-fund the cost of these works.”
“The drivers of the residential and commercial property markets are very different. Demand for commercial properties tends to be driven by business considerations and commercial property transactions are generally of much higher value than for residential properties. Individual buyers make up nearly all of the residential property market but only about 10% of the commercial property market. Historically, commercial property prices and transaction volumes have also remained stable in the period following past increases to the ABSD rates. Nevertheless, we will continue to keep a close eye on both the commercial as well as residential property markets and will take further steps, if necessary, to promote a stable and sustainable property market.”
“This round of ABSD changes will only affect about 10% of all property transactions, based on 2022 data. This will not affect locals purchasing their first property, who make up about 90% of all property transactions in 2022. We are acting pre-emptively, as investment demand for residential property is likely to continue to grow otherwise. Should price momentum continue amidst slowing economic growth and elevated interest rates, prices could run ahead of economic fundamentals, risking a sustained increase in prices relative to incomes. We recognise that there are significant concerns about rising rental prices and the impact on business costs. We do not expect the recent ABSD revisions to have a significant impact on the rental market. The vast majority of foreigners working in Singapore rent their homes and will not be affected by the recent ABSD revisions. The tight supply conditions brought on by the pandemic had led to an exceptional imbalance in the rental market. However, we expect to see signs of easing, with a large number of new residential units being completed over the next few years. We are expecting 40,000 home completions this year – the highest in the last five years – and about 100,000 completions by 2025. Households temporarily renting while awaiting the completion of their new homes will also move out of their rental units and into their new homes. We, therefore, expect pressures in the rental market to ease with this large supply entering the market, and we already see early indications that rental demand is abating. This will moderate rent increases in the coming quarters. We also do not expect the recent ABSD revisions to have a significant impact on the commercial property market.”
“The response to this question also addresses the Parliamentary Questions on the latest round of property market measures filed by Mr Liang Eng Hwa for the Sitting on 10 May and Ms Hany Soh for the Sitting on or after 11 May. The Additional Buyer’s Stamp Duty (ABSD) was introduced in 2011 to moderate demand for private residential property and to promote a stable and sustainable property market. In calibrating the ABSD rates, we consider a multitude of factors, such as the prevailing economic and property market conditions and outlook, trends in property prices and income growth, as well as the profile of property buyers. We recently raised the ABSD rates for some categories of property buyers, with effect from 27 April 2023. This follows two earlier rounds of measures, in December 2021 and September 2022, to temper housing demand and encourage greater financial prudence. These measures, coupled with the broader economic climate and mortgage interest rate increases, have had a moderating effect on property price growth. However, our housing market has remained relatively resilient. Private housing prices showed renewed signs of acceleration, increasing by 3.3% in the first quarter of 2023, compared to 0.4% in the previous quarter. This resilience is a result of strong housing demand. Local owner-occupation demand is especially strong and is increasing with changing social norms. As we emerge from the pandemic, there is also renewed interest from local and foreign investors in our residential property market. Between the two, our priority is to support Singaporeans who buy property for owner-occupation. We raised the ABSD rates to moderate both local and foreign investment demand, so as to prioritise Singaporeans’ owner-occupation needs.”
“Between 1 April 2022 and 31 March 2023, around 1% of the resale transactions registered, or 389 flats, were sold for a million dollars or more. Among the buyers, almost three in 10, or 108 buyers, previously owned a private property or were holding on to a private property at the point of resale flat application.”
“We also do not expect the recent ABSD revisions to have a significant impact on the commercial property market. The drivers of the residential and commercial property markets are very different. Demand for commercial properties tends to be driven by business considerations and commercial property transactions are generally of much higher value than for residential properties. Individual buyers make up nearly all of the residential property market but only about 10% of the commercial property market. Historically, commercial property prices and transaction volumes have also remained stable in the period following past increases to the ABSD rates. Nevertheless, we will continue to keep a close eye on both the commercial as well as residential property markets and will take further steps, if necessary, to promote a stable and sustainable property market.”
“We raised the ABSD rates to moderate both local and foreign investment demand, so as to prioritise Singaporeans’ owner-occupation needs. This round of ABSD changes will only affect about 10% of all property transactions, based on 2022 data. This will not affect locals purchasing their first property, who make up about 90% of all property transactions in 2022. We are acting pre-emptively, as investment demand for residential property is likely to continue to grow otherwise. Should price momentum continue amidst slowing economic growth and elevated interest rates, prices could run ahead of economic fundamentals, risking a sustained increase in prices relative to incomes. We recognise that there are significant concerns about rising rental prices and the impact on business costs. We do not expect the recent ABSD revisions to have a significant impact on the rental market. The vast majority of foreigners working in Singapore rent their homes and will not be affected by the recent ABSD revisions. The tight supply conditions brought on by the pandemic had led to an exceptional imbalance in the rental market. However, we expect to see signs of easing, with a large number of new residential units being completed over the next few years. We are expecting 40,000 home completions this year – the highest in the last five years – and about 100,000 completions by 2025. Households temporarily renting while awaiting the completion of their new homes will also move out of their rental units and into their new homes. We, therefore, expect pressures in the rental market to ease with this large supply entering the market, and we already see early indications that rental demand is abating. This will moderate rent increases in the coming quarters.”
“My response to the Parliamentary Question (PQ) filed by Mr Liang Eng Hwa on the latest round of property market measures will also address other PQs for written answer filed by Mr Shawn Huang and Mr Chong Kee Hiong for the Sitting on 10 May, and the PQ filed by Ms Hany Soh scheduled for a subsequent Sitting. The Additional Buyer’s Stamp Duty (ABSD) was introduced in 2011 to moderate demand for private residential property, and to promote a stable and sustainable property market. In calibrating the ABSD rates, we consider a multitude of factors, such as the prevailing economic and property market conditions and outlook, trends in property prices and income growth, as well as the profile of property buyers. We recently raised the ABSD rates for some categories of property buyers, with effect from 27 April 2023. This follows two earlier rounds of measures, in December 2021 and September 2022, to temper housing demand and encourage greater financial prudence. These measures, coupled with the broader economic climate and mortgage interest rate increases, have had a moderating effect on property price growth. However, our housing market has remained relatively resilient. Private housing prices showed renewed signs of acceleration, increasing by 3.3% in the first quarter of 2023, compared to 0.4% in the previous quarter. This resilience is a result of strong housing demand. Local owner-occupation demand is especially strong and is increasing with changing social norms. As we emerge from the pandemic, there is also renewed interest from local and foreign investors in our residential property market. Between the two, our priority is to support Singaporeans who buy property for owner-occupation.”
“If the National Parks Board (NParks) is aware of a sizeable population of community cats in any area undergoing redevelopment, NParks will bring the landowner or developer together with animal welfare groups (AWGs) or community cat caregivers, to jointly manage the cat population. AWGs and community cat caregivers can leverage their networks to rehome or foster the community cats, so the cats can continue to be well-cared for. NParks will continue to take a holistic and science-based approach to manage the community cat population across Singapore, such as by partnering AWGs, to implement the Stray Cat Sterilisation Programme.”
“Renovation contractors are required to properly dispose of renovation debris at the National Environment Agency approved disposal sites at the end of every workday. Renovation contractors who are found to have improperly disposed of renovation debris on common property in the Housing and Development Board (HDB) estates will face a penalty of $500 and be given six demerit points. Renovation contractors who accumulate 24 demerit points within a 24-month period will be barred from carrying out any new renovation works in HDB flats for the next 12 months. Since the start of 2023, HDB has imposed a penalty of $500 and given six demerit points to two renovation contractors each for improper disposal of renovation debris. Between 2018 and 2022, an average of five renovation contractors per year were penalised for improper disposal of renovation debris. So far, HDB has not debarred any renovation contractor for the improper dumping of renovation debris. Town Councils are also empowered under the Town Councils Act to make by-laws to allow them to take action against illegal dumping at HDB common areas. This may include issuing a notice of composition to errant contractors for improperly discarding renovation debris at the common areas.”
“Flat owners may keep small pets, such as birds, as long as these pets do not cause nuisance and disturbance to the neighbours and living environment. In a situation where the pets are causing nuisance, the flat owners will be advised to exercise control over the pet and take measures to stop the nuisance. The Housing and Development Board (HDB) will also advise the parties concerned to attend mediation to resolve the issue amicably. For recalcitrant cases, the flat owners will be asked to rehome the pet, with assistance from animal welfare groups if needed. HDB will continue to review its pet ownership policies regularly to balance the needs of different segments of the community.”
“The National Parks Board (NParks) has already introduced recycling bins in some parks and gardens, such as HortPark, Jurong Lake Gardens and the Singapore Botanic Gardens. NParks and the National Environment Agency will explore further measures to encourage recycling in other public parks.”
“Under the Electrical Load Upgrading Programme (ELUP), the Housing and Development Board (HDB) will upgrade the unit electrical power supply from 30 amps to 40 amps for about 1,500 older HDB blocks. HDB targets to complete ELUP by 2030. There are about 50 HDB blocks in Bukit Batok that are eligible for upgrading under ELUP. The ELUP design consultants are currently conducting site feasibility studies and developing detailed design proposals. HDB will engage the relevant stakeholders, including grassroots leaders and residents, once the design and upgrading plans are ready.”
“In the last 10 years, the number of appeals made by resale flat buyers to the Singapore Institute of Surveyors and Valuers (SISV) on the valuations of their resale flats and the outcomes are tabulated below.”
“Since 2005, the Housing and Development Board (HDB) coffee shop operators are required under their tenancy agreements to have at least one halal stall. Should the halal stall operator cease operations, the coffee shop operator is required to find a replacement within the current tenancy period. It is in the interest of the operator to find a replacement as soon as possible, to minimise loss of revenue arising from the vacant stall. If the operator fails to find a replacement, HDB may decide not to renew the tenancy or, as a last resort, terminate the tenancy. However, before taking such action, HDB will discuss and work with existing operators to resolve the issue or to allow operators more time to adjust or find a replacement. Stricter penalties, as suggested by the Member’s question, might not be the best strategy for bringing about the desired outcome of halal food availability. The Ministry of National Development and HDB are concerned about residents’ needs and have also been listening to the feedback of coffee shop operators. Some have found it difficult to secure replacement stalls due to lower demand in certain areas or strong competition from other options nearby. Hence, we are prepared to consider alternative approaches. We will engage the industry for feedback and work with them to co-create solutions for maintaining good availability of halal cooked food in HDB coffee shops.”
“In 2022, the Housing and Development Board (HDB) received 411 Ethnic Integration Policy-related appeals from flat owners. HDB acceded to 128 appeals (correct as at 21 March 2023), of which, the breakdown by ethnicity is as follows: a) 92 from flat owners of Indian/Other race; b) 29 from Malay flat owners; and c) seven from Chinese flat owners.”
“All lifts in the Housing and Development Board (HDB) estates are monitored by the Tele-Monitoring System (TMS) which collects data from lifts and alerts the lift contractors in the event of a fault or breakdown. The quality of the lift maintenance crews’ work is reflected in the lift fault rate, which is computed based on the number of faults captured in the TMS and user-reported faults. Lower quality maintenance works would result in higher lift fault rates. In HDB’s tenders for supply and installation of new lifts, the lift fault rate is one of the evaluation criteria. Tenderers with a higher lift fault rate will be given a lower score during the evaluation. Lift maintenance contracts in tenders also have built-in levers to ensure quality maintenance of installed lifts by lift maintenance contractors.”
“The Design, Build and Sell Scheme (DBSS) was introduced in 2005 to give flat buyers more choice by allowing private developers to design and build some public flats. Land sales for DBSS have been suspended since 2012. To-date, up to the first quarter of 2023, 229 DBSS flats have been sold in the open market for $1 million or more.”