Desmond Lee
Singapore
“The Leadership, Enrichment, Achievement, Participation and Service (LEAPS) 2.0 is a framework for recognising student participation and achievement in secondary school co-curricular programmes.”
“The Ministry of Education (MOE) is mindful of the impact that rising temperatures may have on our students, teachers and officials taking part in the National School Games. Matches are scheduled only after students have had the time to train and become progressively more heat acclimatised.”
“As shared in Parliament in March 2026, the proportion of students with special educational needs (SEN) in mainstream schools has remained stable, at around 7% of the overall student population. This stability is observed across both primary and secondary schools.”
“The Ministry recruits and assesses applicants based on merit and suitability for the teaching profession, regardless of gender. We look for individuals with a passion for teaching, a belief in the potential of every child, and who possess the values and character to make a positive difference in students' lives.”
“Over the past five years, an average of 750 teachers resigned from the Education Service annually, representing a resignation rate of around 2%.”
“MOE has also progressively strengthened open access within the Primary 1 Registration Framework through Phase 2C, which is open to students regardless of whether they have prior connections to the school. MOE had increased the number of reserved Phase 2C places from zero to 20 in 2014; and from 20 to 40 in 2022.”
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“The household incomes of first-timer families who collected keys to their Build-To-Order (BTO) flats and the BTO house price-to-income (HPI) ratio for these families, from 2018 to 2022, are in Tables 1A and 1B.”
“Since the easing of COVID-19 entry requirements on construction workers from March 2022, firms have been able to bring construction work permit holders (WPHs) into Singapore more easily. As of end 2022, the number of construction WPHs in Singapore has exceeded pre-COVID-19 levels by around 15%, as firms catch up on projects delayed due to the COVID-19 situation and take up new projects. With the refresh of the Built Environment (BE) Industry Transformation Map (ITM), our aim is to improve the construction industry's productivity and use of technology. It is neither desirable nor sustainable for the industry to rely on manpower-intensive construction methods and a large construction workforce to meet our development needs. In this regard, the Building and Construction Authority (BCA) has been implementing various initiatives to improve the productivity of the construction industry. For example, BCA enhanced the Buildability framework in April 2022 to require the industry to adopt Design for Manufacturing and Assembly (DfMA) as the default method of construction for large projects. DfMA consists of a continuum of technologies, such as precast and Prefabricated Prefinished Volumetric Construction (PPVC), which shifts construction activities offsite into more productive factory-like settings. DfMA also provides opportunities for firms to further adopt automation and robotics in construction processes. To support firms, BCA has extended the Productivity Innovation Project (PIP) scheme in March 2022, which co-funds up to 70% of the cost premium of newer DfMA technologies.”
“As at November 2022, the number of 4-room or larger flats that are occupied by only single persons or couples over the age of 55 years, are about 60,000 and 75,900 respectively. Seniors looking to right-size may be eligible for the Silver Housing Bonus of up to $30,000 in cash.”
“The Parenthood Provisional Housing Scheme (PPHS) provides an additional temporary housing option for households awaiting key collection for their new Housing and Development Board (HDB) flats. In recent PPHS application exercises, around one in 10 unsuccessful applicants requested for further assistance or advice. We have been progressively increasing the PPHS supply, but the supply remains limited, and we will not be able to offer a PPHS flat to every applicant. As such, potential PPHS applicants are advised to consider their full range of options and plan ahead to make prudent choices, for example, to ensure that the open market rental is within their budget or to live with their families. Lower-income households with no family support and no other housing options may be offered Interim Rental Housing (IRH) on a case-by-case basis.”
“If a property agent has reasonable cause to suspect that HDB MOP rules have been infringed, he should inform his client of the potential consequences, and stop marketing the client's property. The Council for Estate Agencies (CEA) has taken disciplinary action against agents who have been found to have breached CEA's regulations in assisting such owners to sell or rent out their flats. Between 2017 and 2022, CEA investigated 51 cases involving 69 property agents who had assisted their clients to market HDB flats which might not have met MOP rules. Investigations into 32 cases have been completed, and CEA took disciplinary action against 18 property agents who were found to have breached the Code. Six agents had their registration suspended for between seven and 48 weeks and received financial penalties ranging from $2,000 to $5,000 imposed by CEA's disciplinary committee. Two property agents were issued Letters of Censure (LOC), one of whom was also imposed with a Financial Penalty of S$1,000. The remaining 10 agents were issued with warning letters for their disciplinary breaches. The remaining 19 cases are still under investigation. HDB and CEA will continue to work closely together to investigate cases involving HDB owners who sell or rent out their flats during MOP. We thank Members who have provided suggestions on how to better detect and deter errant owners. We would also like to thank the members of public who have blown the whistle on suspected non-occupation of HDB flats. HDB will investigate such cases and continue to take firm action against infringement of HDB rules and regulations. Members of public can continue to report cases to HDB via the toll-free hotline at 1800-555-6370, or via email.”
“In addition, as part of the HDB resale process, HDB also conducts inspection on all HDB flats involved in a resale transaction. Flats that have been found to be in bare or "brand new " condition will be flagged up for further checks. HDB receives information about suspected cases of infringement across all flat types. Should any infringement against HDB rules and regulations be established, action will be taken and the resale transaction will not be allowed to proceed. HDB takes the violation of its rules and regulations seriously and will not hesitate to take enforcement action against errant owners. Depending on the severity of the infringement, HDB may issue a written warning, impose a financial penalty of up to $50,000, or compulsorily acquire the flat. From January 2017 to November 2022, HDB has taken action against 53 owners who had not occupied their flats. Of these 53, 21 had their flats compulsorily acquired due to MOP infringement. Owners whose flats are compulsorily acquired by HDB will also face other consequences. For instance, they will be debarred from purchasing subsidised flats or taking over such flats by way of change in ownership, among others. Property agents who perform estate agency work, too, have a role to play in ensuring that HDB's rules and regulations are not breached. Property agents are required to comply with the Estate Agents Act and its Regulations, including the Code of Ethics and Professional Client Care (CEPCC). Under the Code, property agents need to perform due diligence in the course of carrying out estate agency work to ensure that no law, including those that apply to HDB properties, has been infringed.”
“Between January 2017 and December 2022, a total of 258 BTO flats and 168 resale flats have been returned to HDB, mostly due to changes in owners' circumstances within the MOP, which rendered them ineligible to own an HDB flat. Circumstances include divorce or separation, demise of the owner, medical reasons and so on. As these owners had not fulfilled their MOP, they were not allowed to sell their flat on the open market. HDB detects potential infringement of HDB rules and regulations through a range of methods, including regular inspection of HDB units, feedback from members of public and property agents, as well as the use of data analytics and other tools. Some of these involve confidential investigative methods, and I shall not go into the details. In detecting and investigating infringements, HDB tries to strike a balance – on the one hand, we want to ensure that HDB rules are complied with by detecting and deterring errant owners who infringe the rules; on the other hand, we do not want to overly impinge upon the privacy of the 1.1million HDB home owners, the vast majority of whom abide by the rules. On regular inspections, HDB conducts 500 inspections randomly each month to detect infringements of HDB rules and regulations, such as unauthorised renting out and non-occupation of flat. Since 2017, HDB has inspected some 35,000 homes to conduct random checks. HDB also investigates feedback received from members of public and property agents on suspected cases of HDB rule infringements, such as flats being listed for resale in bare or "brand new" condition. Between 2017 and 2022, HDB received around 4,700 pieces of feedback on potential infringement relating to HDB's MOP rules.”
“Flat owners who face genuine circumstances and cannot stay in their HDB flat during the MOP, such as those who may be posted overseas for work for a period, should write in to HDB to seek waiver of the MOP rule. HDB will assess such appeals on a case-by-case basis. Where appropriate, we have made the MOP longer to strengthen the owner-occupation intent of our public housing. For instance, the MOP for flats launched under the Prime Location Public Housing (PLH) model is set at 10 years. And rental flat tenants who get additional support under the Fresh Start Housing Grant to buy a new HDB flat have to meet a 20-year MOP. During Our Housing Conversations held under the auspices of ForwardSG, we had received several suggestions to strengthen the owner-occupation intent of public housing. For instance, some suggested increasing the MOP for all flat types. Other participants suggested carving out popular BTO projects, such as those in well sought-after locations or areas which have very favourable attributes such as close proximity to amenities and imposing tighter HDB ownership conditions – such as longer MOP – to further deter speculative intent. They say this could be an expansion or variant of the PLH model. And yet, there are other participants who suggested tiered MOPs – for applicants at the same income level, those who accept longer MOPs can get more subsidies, and those with shorter MOPs get much lesser subsidies and pay for BTO flats at close to market price. We are studying the very many views and ideas carefully and will continue to regularly review our housing policies to meet the needs of Singaporeans. Owners who are unable to fulfil their MOP due to changes in their circumstances will need to return their flat to HDB.”
“The Housing and Development Board (HDB) flats are primarily meant for owner-occupation. Owners are required to physically occupy their flat during the Minimum Occupation Period (MOP), before they are allowed to sell their flat on the open market or rent out the whole flat. During the MOP, owners are not allowed to leave the flat vacant, or rent out the whole flat without staying in it – this also means that owners are not allowed to rent out their whole flat under the guise of renting out only the bedrooms, by locking up one room and not living in it. This also applies to Executive Condominiums (ECs). All buyers of HDB flats are required to acknowledge HDB's rules and regulations, including those relating to the MOP, at various points of their flat purchase process. Furthermore, the relevant rules and regulations are readily available on the HDB InfoWEB. Flat owners would, therefore, know that they are not allowed to leave their flat vacant, or rent out the whole flat without staying in it during the MOP. The MOP policy safeguards HDB flats for households with genuine housing needs. It also helps to deter the speculative purchase of HDB flats, and thus, helps to keep HDB flats affordable. Nevertheless, we recognise that flat owners' circumstances may change over time. Some may aspire to own a bigger flat or private residential property as their financial situation improves, while others may wish to right-size, or to move closer to their parents or children for mutual care and support. The current five-year MOP seeks to strike a balance: on the one hand reinforcing the objective of owner-occupation, while on the other hand not unduly hampering those who want to move when their family circumstances or life needs change.”
“Between 2017 and 2021, about 2,200 first-timer (FT) families were unsuccessful after more than four tries for a Build-To-Order (BTO) flat. Ninety-nine percent of such FT families were applying for BTO flats in the mature estates. Application data for 2022 BTO exercises are not yet available as flat booking exercises are still ongoing. Among the 2,200 FT families, about 14% of them subsequently bought a resale flat. To improve their chances of securing a BTO flat, applicants are encouraged to apply for flats in the non-mature estates (NMEs). FT families who have been unsuccessful in two or more attempts for a BTO flat in the NMEs receive an additional ballot chance for each subsequent NME BTO application. As a result, virtually all FT families have been given a chance to select a flat within their first three tries for an NME BTO flat, and almost 90% have been given a chance to select a flat within their first two tries for an NME BTO flat. Applicants are also encouraged to apply for a flat in a town, or a flat type that has relatively lower application rate. The Housing and Development Board (HDB) regularly updates the application rates during the application period of a BTO exercise and this information is displayed on HDB InfoWEB for applicants' reference. In the recent November 2022 BTO sales exercise, there were projects where application rates for certain flat types were as low as 1.7 and below. Applicants in these projects stand a good chance of securing their flats.”
“HDB will continue to assess appeals for a waiver of the 15-month wait-out period on a case-by-case basis, taking into account any extenuating circumstances of the flat buyers and their families.”
“As part of the property cooling measures introduced on 30 September 2022, private residential property owners (PPOs) and ex-PPOs are required to serve a wait-out period of 15 months after the disposal of their private properties before they are eligible to buy a non-subsidised resale flat. This is a temporary measure to help moderate demand for resale flats. In recognition that some seniors may wish to monetise their private residential property to enhance their retirement adequacy, the 15-month wait-out period does not apply to those aged 55 and above, including their spouses, who are moving from their private property to a 4-room or smaller resale flat. Buying a smaller Housing and Development Board (HDB) flat will generally enable seniors to receive more proceeds than buying a larger flat type, which can better enhance their retirement adequacy. For the period of 30 September 2022 to 30 November 2022: (a) HDB received 1,284 appeals from PPOs/ex-PPOs to waive the 15-month wait-out period. Thus far, 902 appeals have been processed, and about 38% of them were successful. The majority of successful appellants had already committed to buying the resale flat, having obtained an Option to Purchase (OTP) to buy a resale HDB flat before 30 September 2022. (b) Of the 1,284 appeals, 144 appeals were from PPOs/ex-PPOs who are 55 years old and above who wish to purchase a 5-room or larger resale HDB flat within the 15-month wait-out period after selling their private property. Thus far, 102 appeals have been processed and about 34% of them were successful. Similarly, the majority of successful appellants had obtained an OTP for the purchase of a 5-room or larger resale HDB flat before 30 September 2022. HDB is progressively reviewing the remaining appeals received.”
“From 2018 to 3Q 2022, the annual number of unique first-timer (FT) family applicants per 3-room and larger Build-To-Order (BTO) flat allocated to them ranged from 1.9 to 3.3. Across the same time period, the annual number of unique FT single applicants per 2-room (2R) Flexi flat allocated to them ranged from 2.0 to 7.0. As 2R Flexi flats are less popular among FT families, some of the 2R Flexi flats allocated to FT families have subsequently been allocated to other buyer groups, such as singles. To meet the strong housing demand, we have launched more than 23,000 flats in 2022 and will launch up to 23,000 flats in 2023. We are also prepared to launch up to 100,000 flats in total from 2021-2025, if needed. The Ministry of National Development (MND) and the HOusing and Development Board (HDB) will continue to monitor the demand closely and make the necessary adjustments to meet the housing needs of Singaporeans, especially those seeking to buy their first homes.”
“All flat buyers enjoy a housing subsidy when they buy a Build-To-Order (BTO) flat from the Housing and Development Board (HDB), as HDB applies a significant subsidy to the assessed market value of the flat and prices the flat below the market. In addition, eligible first-timer (FT) flat buyers can enjoy an Enhanced CPF Housing Grant (EHG) of up to $80,000, which provides further support to lower- and middle-income families buying their first home. On the other hand, HDB resale flats are transacted at prices mutually agreed upon by flat sellers and buyers. Eligible FTs buying a resale flat can receive up to $160,000 in housing grants. This comprises a Central Provident Fund (CPF) Housing Grant of up to $50,000, EHG of up to $80,000 and Proximity Housing Grant of up to $30,000. Housing grants are credited into an eligible flat buyer's CPF Ordinary Account so that the funds are set aside for the flat purchase. The housing grants can be used for downpayment, as well as capital payment of the balance purchase price to reduce the housing loan amount required. Upon disposal of the flat, the housing grants will be returned to the owner's CPF account according to the prevailing CPF rules, to help Singaporeans with their housing, healthcare and retirement needs.”
“The Housing and Development Board (HDB) provides up to two housing loans to eligible Singapore Citizen (SC) households, subject to credit assessment and the prevailing mortgage loan criteria. This is generally sufficient to meet the needs of most flat buyers, including cases where a young adult's name may have been included in their elderly parents' HDB loan application. Beyond these two loans from HDB, households who require another housing loan may seek financing from the financial institutions regulated by the Monetary Authority of Singapore. As an HDB housing loan is intended to help flat buyers finance their home purchase and each of their incomes is considered in HDB's credit assessment to derive the eligible loan amount, all flat buyers are considered to have taken the housing loan once it is disbursed. Nevertheless, for those who have already taken two HDB housing loans, HDB does exercise flexibility on a case-by-case basis, to provide another HDB housing loan for those who have exhausted their financing options and are in urgent need of housing. These flat buyers are advised to approach HDB for assistance.”
“The National Environment Agency (NEA) has established noise limits by decibels to regulate noise level from construction sites and factory premises in Singapore. However, there are currently no established noise limits for neighbourhood noise generated by residents. The Community Advisory Panel on Neighbourhood Noise, which was convened by the Municipal Services Office and the Ministry of Culture, Community and Youth in April last year, has recommended for a quantitative noise threshold in the form of decibels to help in the assessment of egregious cases of neighbourhood noise. The Ministry of National Development (MND) is currently studying the recommendations from the Panel and will provide a response when ready. Neighbourhood noise is a contextual issue. We would need to consider other factors that impact how a resident perceives noise as acceptable or unacceptable, which go beyond a set of quantitative indicators. There is general consensus that loud noises during quiet hours are not acceptable, but on other types of community sounds, there is diversity in views as to whether these are reasonable and considered noise. We need to take these into consideration in studying enhanced measures to address community noise issues.”
“To strengthen international efforts to conserve biodiversity, the recently adopted Kunming-Montreal Global Biodiversity Framework sets out 23 targets to be achieved by 2030. These are global rather than national targets, and countries are expected to contribute towards the targets according to their national circumstances, priorities and capabilities. In Singapore, our National Biodiversity Strategy and Action Plan sets out a framework to guide biodiversity conservation efforts locally and is in line with our international commitments on biodiversity conservation. Through this Plan and the Nature Conservation Masterplan, Singapore will contribute towards the global targets under the Kunming-Montreal Global Biodiversity Framework, taking into account our unique circumstances as a small, densely populated city-state. For example, as part of our City in Nature efforts, we are safeguarding more green spaces where possible, establishing additional nature parks, restoring core habitats, and conducting species recovery. These efforts improve access to nature and its benefits, while helping to conserve our native biodiversity. To mitigate the impact of climate change on biodiversity, we are also integrating greenery into our urban environment and planting an additional one million trees between 2020 and 2030. Building on our existing efforts, the National Parks Board (NParks) will work closely with relevant agencies and stakeholders to update our National Biodiversity Strategy and Action Plan and develop national targets to further contribute to the Kunming-Montreal Global Biodiversity Framework. We aim to submit our updated Plan prior to the 16th meeting of the Conference of the Parties to the Convention on Biological Diversity in 2024.”
“The intent of the Parenthood Provisional Housing Scheme (PPHS) is to provide an additional temporary housing option for families awaiting the completion of their new Housing and Development Board (HDB) flats. PPHS applicants who are shortlisted for flat selection can only select a PPHS flat if the site expiry date is at least four months after the completion date of their new flat. This is to avoid the situation where the family has to move out from their PPHS flat before their new flat is ready and source for alternative accommodation then. Families are encouraged to check the site expiry dates of the flats available, which are shown on HDB's website, before they apply. While we are on track to increase the PPHS supply from about 800 units in 2021 to 1,800 in 2023, the supply remains limited, and we will not be able to offer a PPHS flat to every applicant. We encourage families awaiting the completion of their new flats to seek other interim housing arrangements where possible, such as staying with their family or renting on the open market. Low-income households with no other temporary housing options can approach HDB for assistance and HDB may offer them Interim Rental Housing on a case-by-case basis.”
“Based on Urban Redevelopment Authority (URA)'s gazetted Master Plan 2019, the plot of land between Tampines Expressway and Fernvale street is zoned for a mix of uses, including "Residential", "Residential (Subject to Detailed Planning)", "Civic & Community Institution", "Place of Worship", "Park" and "Road". Agencies are still working on plans for the area. Details will be announced when ready.”
“Under the Animals and Birds Act, all pet sellers must hold a valid licence in order to display or sell pets. This is to safeguard animal health and welfare. The National Parks Board (NParks) conducts regular inspections to ensure that pet shops comply with licensing conditions. It also investigates reports of errant or illegal pet sellers, and takes the appropriate enforcement action against offenders. Those who are found guilty of operating a pet shop without a licence may be fined up to $5,000, jailed for up to six months, or both. Pet sellers who breach their licensing conditions may also have their licences suspended or revoked. Those found to have failed in their duty of care towards the animals under their charge can also be fined up to $40,000, jailed for up to two years, or both, on their first conviction under the Animals and Birds Act. NParks strongly encourages prospective pet owners to adopt their pets from animal welfare groups or purchase them from licensed pet shops. Should the public encounter any errant or illegal pet sellers, they should report them to NParks immediately for investigation. Individuals who face disputes with pet sellers may also approach the Consumers Association of Singapore (CASE) to assist them in seeking further recourse.”
“We wish to clarify that almost 90% of first-timer (FT) families applying for Build-To-Order (BTO) flats in the non-mature estates (NMEs) had a chance to book a flat within their first two tries, and not three, over the past few years. FT families get two ballot chances, as compared to second-timer applicants, who will get one ballot chance. FT families who have had two unsuccessful BTO applications in the NMEs will also get one additional ballot for each of their subsequent BTO application in the NMEs. As a result of these policies, our records show that, over the past few years, virtually all FT families had a chance to book a BTO flat in the NMEs within three tries. FT families will be accorded the additional ballot chances, even if their BTO applications in the NMEs are not in consecutive sequence. That is, FT families may apply for BTO flats in the mature estates (MEs) or in the Housing and Development Board (HDB)'s Sale of Balance Flats (SBF) exercises in between their BTO applications in the NMEs. HDB will automatically accord the additional ballot chances on FT families' third and subsequent BTO application in the NMEs, if they remain unsuccessful in all their earlier flat applications. However, the count of unsuccessful BTO applications in the NMEs will be reset to zero if the FT family applicant chooses to not book a flat when given the chance to do so, in any BTO or SBF exercises. Therefore, we strongly encourage applicants to book a flat when offered the opportunity to do so.”
“We have ramped up our supply of Build-To-Order (BTO) flats and are prepared to launch up to 100,000 flats from 2021 to 2025, if needed. The bulk of our BTO flat supply has been set aside for first-timer families, and virtually all first-timer families get a chance to select a flat within three tries, if they apply for one in non-mature estates. At the recent November 2022 BTO sales exercise, there were 3-room, 4-room and 5-room flats in both mature and non-mature estates, where the application rates were 1.7 or lower, and applicants to these six projects stand a good chance of being successful in securing their BTO flats. The intent of the Parenthood Provisional Housing Scheme (PPHS) is to provide an additional temporary housing option for families waiting for their new flats to be ready. BTO flat applicants who have not booked a flat are a varied group. They have a variety of existing housing arrangements, and some do not apply continuously at BTO sales exercises. Given the limited PPHS flat supply, we will prioritise families who have booked BTO flats, in line with the objective of the PPHS. We, therefore, have no plans to expand the scheme to those who have not booked a new flat.”
“HDB will continue to monitor the situation and assess if further enhancements are necessary to meet the needs of HDB residents.”
“The Lift Upgrading Programme (LUP) was launched in 2001 to provide direct lift access to flats and enhance convenience for residents, especially the elderly and less mobile. At the start of the programme, there were more than 5,300 HDB blocks without 100% lift access. Of these, more than 1,000 blocks were initially found to be unfeasible for LUP due to cost or technical constraints. Over the years, the Housing and Development Board (HDB) has piloted and adopted the use of different design approaches and innovative technical solutions to explore possible options to bring direct lift access to such blocks. Some examples of the solutions that have been successfully implemented include machine room-less lifts which have allowed LUP to be offered to blocks with height constraints and the introduction of home lifts and bubble lifts. Through these various efforts, the vast majority of the 5,300 blocks have benefited from LUP. There are about 150 blocks, with about 2,000 units without direct lift access, where LUP will incur high cost, and in some cases, not be feasible due to existing technical and site constraints. Nevertheless, over the years, we have also continued to exercise flexibility for some blocks, even when they have exceeded the LUP cost. The overall figure has since further reduced to about 140 blocks. In some cases, to provide lifts for these high-cost blocks, it may cost more than $200,000 per household. Nevertheless, residents living in these blocks 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. So far, most applications for the LHG have been approved, while some others are under evaluation.”
“The Government does not have any population target or seek to achieve any particular population size. This has been explained many times, including in our replies to Parliamentary Questions in October 2020 and July 2021. It was also clarified in a media statement and Factually articles in March and July 2020. We also updated Parliament in March 2018 that given recent trends, Singapore's total population size is likely to be significantly below 6.9 million by 2030. This outlook remains valid today. Infrastructure planning in Singapore is not based on a population target. Instead, we adopt long-term strategies that allow us to cater for a range of possibilities and regularly review our infrastructure plans to address the factors that affect the built environment. These include social, demographic, economic, technological and environmental trends, the global environment, as well as the evolving needs of current and future generations of Singaporeans.”
“The waiting time published by the Housing and Development Board (HDB) at Build-To-Order (BTO) launches refers to the length of time that successful applicants per project have to wait between flat selection and key collection, which is largely dependent on construction duration. For the BTO projects launched in 2022, the median waiting time is between four and four-and-a-half years. The published waiting time does not span the length of time from a first unsuccessful flat application through to an eventual successful application. This is because there are wide variety of factors which affect the interval between an unsuccessful first application and a subsequent successful application. For instance, some unsuccessful BTO flat applicants may apply immediately for subsequent consecutive BTO sales exercises whereas others may not, due to specific locational preferences or other reasons. Some flat applicants may also only apply for Sales of Balance Flats, which are offered every six months. Hence, the timelines of subsequent applications vary greatly among the applicants. HDB does not track the other information requested by Ms Poa.”
“Based on available data, there were only four commercial property transactions and no residential property transactions attributable to family offices over the past six years. These purchases form around 0.04% of the total commercial property transaction value over the past six years.”
“We do not have any clear evidence that shows that the increased use of prefabrication technology has resulted in the Housing and Development Board (HDB) flats becoming more prone to water seepages. In fact, HDB's use of prefabrication technology is designed to minimise water seepage problems, while improving productivity and quality. For example, precast facades with window frames reduce seepage through the window frame by ensuring proper compaction of concrete around the frame and cast-in pipes which prevent inter-floor seepage. For new flats launched from 2005 onwards, HDB provides five years of extended warranty against water seepage from the external wall and inter-floor leaks. This five-year warranty is above the usual industry norm of a one-year defects liability period for both public and private projects. The external walls of HDB flats are common property under the Town Councils' management and maintenance. Residents who encounter water seepage in external walls of their flats can report it to the Town Council managing their estate. The Town Council can reach out to HDB for advice if they encounter difficulty in resolving water seepage from external walls.”
“I thank the Member. On the second question, I will address it straightaway – it is a mix. Some cases are a result of whistle-blowing, some are a result of technological or data methods, some are a result of random inspections. So, it is really a mix of them. Sometimes, more than one tool is deployed in order to zoom in. There are a lot of flats, a lot of homes; 1.1 million flats owned and more than 50,000 rental flats. So, it is a range and a combination. On the first question about the number of complaints against agents who are suspected of having assisted in the breach of such rules, including MOP rules, which have increased over the last few years, from about three per year to about 20 per year. So, we are concerned about this and will continue to have HDB and CEA work closely together to ensure that the understanding of the foundation of a lot of these rules relating to property and real estate are underscored by our sector.”
“I thank the Member and I thank him for his patience because it was a long reply. The response to the questions is in paragraphs 9 and 20. In essence, we have said that HDB detects potential infringements of HDB rules and regulations through a wide range of methods, including regular inspections, random and otherwise; feedback from members of the public and property agents; as well as the use of data analytics and other tools. And because some of these involve confidential investigative methods, we would not go into the details. At paragraph 20, I did thank Members for the whole range of ideas given. Some suggested looking at whether people change their National Registration Identity Card (NRIC) after buying this home, some suggested looking at utility meters, some suggested looking at season parking, renovation permits – a whole sort of proposals raised. I have said that we will adopt the whole range of measures, but we also want to strike a balance, make sure that the rules are enforced – not just enforcement but detection in the first place – at the same time, making sure we do not overly impinge upon the privacy of 1.1 million home owners, the majority of whom actually play by the rules.”
“I do not have a breakdown of all the reasons that are given in the course of the interviews. What is established before we take action is that they have got the subsidised flat, they got public housing that is not occupied, it is not lived in by the people who bought those flats. And we look at the reasons they give and where there is no good reason, we take firm action.”
“I thank the Member. For compulsory acquisition – or for that matter, financial penalty when we take action – these tend to be egregious cases. The buyers balloted for a home, it is subsidised, they got it ahead of everybody else, but they did not live in their home and there are no good reasons for doing so. We recognise that people have got a whole range of life circumstances, but for some of these cases where we take firm action, it is quite clear from the evidence – from interviews, from investigation – that they either had no intention to live in those homes or felt that actually, they could get away with it – to live somewhere else, leave the place empty and then, when the MOP is up, sell it and gain the upside from it. As for the Member's suggestion of profit disgorgement, financial penalty is also quite high. It does, to some extent, disgorge a lot of the profit, especially when it is illegal subletting. But I take the Member's point as part of the broader review.”
“I thank the Member. Let us continue to review this. Currently, the letter of warning and financial penalties of up to $50,000 and compulsory acquisition of the flat – these are serious consequences. So, in deciding whether to enhance them or increase them, let us consider the impact of these measures, the impact of greater awareness about these rules among Singaporeans at large – greater detection and reporting and action taken, before we move further.”
“Investigations into 32 cases have been completed and CEA took disciplinary action against 18 property agents who were found to have breached the Code. Six agents have had their registration suspended for between seven and 48 weeks, and received financial penalties ranging from $2,000 to $5,000 imposed by CEA's disciplinary committee. Two property agents were issued Letters of Censure (LOC), one of whom was also imposed with a financial penalty of $1,000. The remaining 10 agents were issued with warning letters for their disciplinary breaches. The remaining 19 cases are still under investigation. HDB and CEA will continue to work closely to investigate cases involving HDB owners who sell or rent out their flats during MOP, and CEA will continue to review the adequacy of the actions taken against errant agents. We thank Members who have provided suggestions on how to better detect and deter errant owners. We also recognised the concern by members of public, sometimes anger, when they see such actions being taken by people around them, when they and many other HDB owners comply fully with the rules and are concerned about whether the playing field is level. They see public housing as, first, a home, while recognising that people do have changes in their life course, and also do want to upgrade as their circumstances and financial situations improves and have, therefore, been forthcoming in giving us information when they come across suspected breaches of rules. HDB will investigate such cases and continue to take firm action against infringement of HDB rules and regulations. Members of the public can continue to report cases to HDB via the toll-free hotline at 1800-555-6370, or via email.”
“Depending on the severity of the infringement, HDB may issue a written warning, impose a financial penalty of up to $50,000, or compulsorily acquire the flat. From January 2017 to November 2022, HDB had taken action against 53 owners who had not occupied their flats. Of these 53, 21 have had their flats compulsorily acquired due to MOP infringement. Owners whose flats are compulsorily acquired by HDB in this manner will also face other consequences. For instance, they will be debarred from purchasing subsidised flats in future or taking over such flats by way of change in ownership, among others. Property agents who perform estate agency work, too, have a role to play in helping to ensure that HDB's rules and regulations are not breached. Property agents are required to comply with the Estate Agents Act and its Regulations, including the Code of Ethics and Professional Client Care (CEPCC). Under the Code, property agents need to perform due diligence in the course of carrying out estate agency work to ensure that no law, including those that apply to HDB properties, has been infringed. If a property agent has reasonable cause to suspect that HDB MOP rules have been infringed, he should inform his client of the potential consequences and stop marketing the client's property. The Council for Estate Agencies (CEA) has taken disciplinary action against agents who have been found to have breached CEA's regulations in assisting such owners to sell or rent out their flats. Between 2017 and 2022, CEA investigated 51 cases involving 69 property agents who had assisted their clients to market HDB flats which might not have met MOP rules.”
“Sir, in detecting and investigating infringements, HDB tries to strike a balance – on the one hand, we want to ensure that HDB rules are complied with by detecting and deterring errant owners who infringe these rules; on the other hand, we do not want to overly impinge upon the privacy of the 1.1 million HDB home owners, the vast majority of whom abide by the rules. On regular inspections, HDB conducts 500 inspections randomly each month to detect infringements of HDB rules and regulations, such as unauthorised renting out or subletting and non-occupation of flat. Since 2017, HDB has inspected some 35,000 homes to conduct random checks. HDB also investigates feedback received from members of public and property agents on suspected cases of HDB rule infringements, such as flats being listed for resale in bare or so called "brand new" condition. Between 2017 and 2022, HDB received around 4,700 pieces of feedback on potential infringement relating to HDB's MOP rules. In addition, as part of the HDB resale process, HDB also conducts inspection on all HDB flats involved in a resale transaction. Flats that have been found to be in bare or "brand new" condition will be flagged for further checks. HDB receives information about suspected cases of infringement across all flat types – one Member asked if there was any particular flat type with a greater propensity, in fact, it is across all. Should any infringement be established, action will be taken, and the resale transaction will not be allowed to proceed. HDB takes the violation of its rules and regulations seriously and will not hesitate to take enforcement action against errant owners.”
“Other participants suggested carving out popular BTO projects, such as those in well sought-after locations or in areas with very favourable attributes, such as close proximity to amenities, and imposing tighter HDB ownership conditions – such as longer MOPs – to further deter speculative intent. And yet, there are other participants who suggested tiered MOPs – for applicants at the same income level, those who accept longer MOPs can get more subsidies and those with shorter MOPs get much lesser subsidies and pay for BTO flats closer to market price. These are just a sampling of the ideas given, we are studying the very many views carefully and will continue to review our housing policies to meet the needs of Singaporeans. Owners who are unable to fulfil their MOP due to changes in their circumstances will need to return their flat to HDB. Between January 2017 and December 2022, a total of 258 BTO flats and 168 resale flats have been returned to HDB, mostly due to changes in owners' circumstances within the MOP, which rendered them ineligible to own an HDB flat. Circumstances include divorce or separation, demise of an owner, medical reasons and so on. As these owners had not fulfilled their MOP, they were not allowed to sell their flat on the open market. But of course, appeals can be made and cases will be looked at on a case-by-case basis. HDB detects potential infringement of HDB rules and regulations through a range of methods, including regular inspection of HDB units, feedback from members of public and property agents, as well as the use of data analytics and other tools. Members of this House have also given a whole list of suggestions and I thank them for that. Some of these involve confidential investigative methods and I shall not go into the details.”
“Some may aspire to own a bigger flat or private residential property as their financial situation improves or as their family size grow, while others may wish to right-size, or to move closer to their parents or children for mutual care and support. In short, changes in life stages. The current five-year MOP seeks to strike a balance: on the one hand reinforcing the objective of owner occupation, while on the other hand not unduly hampering those who want to move when their family circumstances or life needs change. Flat owners who face genuine circumstances and cannot stay in their HDB flat during the MOP, such as those who may be posted overseas for work for a period, should write in to HDB to seek waiver of the MOP rule. HDB will assess such appeals on a case-by-case basis. Where appropriate, we have made the MOP longer to strengthen the owner-occupation intent of our public housing. For instance, the MOP for flats launched under the Prime Location Public Housing (PLH) model is set at 10 years. And rental flat tenants who get additional support under the Fresh Start Housing Scheme to buy a new HDB flat have to meet a 20-year MOP. During "Our Housing Conversations" held under the auspices of Forward Singapore (ForwardSG), we had received a whole range of suggestions to strengthen the owner-occupation intent of public housing. For instance, some suggested increasing the MOP for all flat types while others responded to say that five years is just about right, given how life stages change.”
“Thank you, Sir. Mr Speaker, my response will also cover the matters raised in the questions by Mr Gan Thiam Poh and Mr Gerald Giam, which are scheduled for a subsequent Sitting. I invite Members to ask clarifications if need be. If the questions have been addressed, it may not be necessary to proceed with these Questions at future Sittings. The Housing and Development Board (HDB) flats are primarily meant for owner-occupation. Owners are required to physically occupy their flat during the Minimum Occupation Period (MOP), before they are allowed to sell their flat on the open market or rent out the whole flat. During the MOP, owners are not allowed to leave the flat vacant, or rent out the whole flat without staying in it – this also means that owners are not allowed to rent out their whole flat under the guise of renting out only the bedrooms, for instance, by locking up one room and not actually living in it. To be clear, this also applies to Executive Condominiums, or ECs. All buyers of HDB flats are required to acknowledge HDB's rules and regulations, including those relating to the MOP, at various points of their flat purchase process. Furthermore, the relevant rules and regulations are readily available on the HDB InfoWEB. Flat owners would, therefore, know that they are not allowed to leave their flat vacant, or rent out the whole flat without staying in it during the MOP. The MOP policy safeguards HDB flats for households with genuine housing needs. It also helps, in part, to deter the speculative purchase of HDB flats to keep HDB flats affordable. Nevertheless, we recognised that flat owners' circumstances may change over time.”
“Mr Speaker, may I have your permission to answer Question Nos 14 to 22 on today's Order Paper together?”
“Generally, we see high demand for Build-To-Order (BTO) flats in the mature estates (MEs). Given the strong demand and limited flat supply, not all flat applicants applying for BTO flats in the MEs can secure one. As such, we encourage applicants to apply for flats in the non-mature estates (NMEs) in order to improve their chances of securing a BTO flat. Virtually all first-timer (FT) families who apply for NME BTO flats were given a chance to select a flat within their first three tries, and almost 90% were given a chance to select a flat within their first two tries. From 2019 to 2021, the percentage of all FT families who were successful on their first ME BTO attempt was between 20% and 24%. Of all FT families who were successful for ME BTO flats in each year from 2019 to 2021, the median number of ME BTO attempts before a successful ME BTO application was one. It would not be representative to look at the maximum number of unsuccessful ME BTO attempts made by an FT family before they succeeded. This is because there are some applicants who may not have an urgent need for a BTO flat and may be applying exclusively to ME BTO projects or more attractive BTO projects only. Nevertheless, our records show that over the past three years, of all FT families who were successful for ME BTO flats, less than 2% took more than five tries.”
“From HDB's past sales launches, about four in 10 applicants who were successful in their ballot for a Build-To-Order (BTO) flat chose not to select a flat. The reasons for not selecting a flat are similar across applicants of flats in both mature and non-mature estates. Common reasons cited by such applicants were their preferred units not being available, wanting to apply for flats in other sales exercises or having decided to purchase a resale flat instead. While some of these applicants may have genuine reasons for not selecting a flat, they do crowd out others with more pressing housing needs. As such, HDB encourages all applicants to book a flat when they are invited to do so. Those who choose not to do so will be issued a non-selection count. First-timer families who accumulate two non-selection counts will have their subsequent flat applications moved to the second-timer category for a year. Second-timer families who accumulate two non-selection counts will not be able to participate in subsequent sales exercises for a year. This is to be fair to those who have more pressing housing needs. Nevertheless, HDB may exercise flexibility on a case-by-case basis to waive the non-selection count if there was a limited number of flats available for selection.”
“The (a) average amount of grants received, (b) maximum HDB loan quantum eligible, (c) median remaining amount of cash payment required and (d) median monthly HDB loan repayment amounts by cash and CPF, for buyers of Build-To-Order (BTO) and resale flats who are below the age of 35 and earning an income at the bottom quintile and the median are tabulated in Table 1 below.”
“HDB flat owners who cease to be Singapore Permanent Residents (SPRs) are not allowed to retain ownership of their flat and must relinquish their interest in it. Should the flat owner fail to relinquish his interest in the flat, HDB will compulsorily acquire it. Any request for extension of time will be considered on a case-by-case basis. One example of the reasons for consideration is where incoming owners require more time to raise money to effect the change in flat ownership. HDB does not track the number of such requests. Nevertheless, as shared with the Member in our reply to his earlier Parliamentary Question, the number of owners who ceased to be SPRs in 2022 and are pending the disposal of their HDB flat remains small, at about 90 flat owners, or less than 0.01% of HDB flat owners.”
“Public housing in Singapore, primarily, caters to the housing needs of Singaporeans. Subsidised Build-To-Order (BTO) flats can only be purchased by households with at least one Singapore Citizen (SC). This means that the main applicant must be an SC and, his/her co-applicants, if any, must be an SC or Singapore Permanent Residents (SPRs). In addition, SPR households are only allowed to own a resale flat, but they are not eligible for housing grants and must have been SPRs for at least three years. Non-resident persons are not allowed to own an HDB flat. In each of the years from 2011 to 2021, (a) between 780,000 and 970,000 units (or between 93% and 95% of the HDB flats) are owned by households where all owners are SCs; and (b) the number of flats owned by SPR households fell from about 47,000 units (or 6%) in 2010 to 44,000 units (or 4%) in 2021. This could be attributed to the implementation of revised policy in 2013 that SPR households are required to wait three years from the date of obtaining SPR status before they can own an HDB flat.”
“The External Retractable Clothes Drying Rack (ER-CDR) was designed to meet HDB’s stringent testing requirements. While HIP works are ongoing, residents can visit the HIP Information Centre located at their precincts or call the centre’s toll-free hotline should they require assistance with their ER-CDRs. There is a one-year defects liability period during which the contractors will rectify any faults reported by residents. As ER-CDR is considered common property under the purview of the Town Council, residents can thereafter contact the Town Council for assistance with major maintenance, replacement or repair works. As with other household items used daily, we encourage residents to take good care of their ER-CDRs, adopt proper usage and carry out their own routine cleaning or maintenance. Upon installation, the contractor will hand out leaflets that guide residents on how to clean and maintain the ER-CDRs.”
“Town Councils are, generally, responsible for managing residents’ feedback on disamenities, including those from pest birds, such as pigeons and mynas. NParks has been working closely with Town Councils and other agencies to address feedback related to pest birds, through upstream mitigating measures. For example, NParks advises Town Councils on the pruning of trees to discourage the roosting of birds and shares best practices for pest bird removal operations. Town Councils can make use of their operating funds to implement these measures. In addition, as bird-feeding and human-generated food sources are key drivers of pest bird population growth, NParks works with Town Councils to raise public awareness about the negative impacts of illegal bird-feeding. NParks also conducts surveillance and targeted enforcement against such acts, while partnering agencies and Town Councils to encourage proper food waste management by residents and food establishments. Continued collaboration between Town Councils and agencies is key to effectively managing pest bird-related feedback. NParks will continue to advise and support Town Councils on such matters.”
“Activities on worksites can only proceed after the necessary approvals from relevant agencies have been obtained and their requirements have been met. This can include conducting environmental studies and putting in place the monitoring and mitigation measures to reduce the environmental impact of the development. Relevant agencies conduct checks on worksites regularly. There are stiff penalties for carrying out unauthorised activities at worksites, including land or vegetation clearance, before the necessary approvals are obtained or if the requirements imposed by agencies are not met.”
“Over the past two years, there has been strong, broad-based demand for housing. HDB has thus committed to ramp up BTO flat supply in the immediate two years of 2022 and 2023 and is prepared to do more if needed. While HDB has streamlined development processes to support the BTO ramp-up, there remain constraints at certain planned BTO sites. For example, some of these sites may be currently occupied by interim uses that cannot be vacated earlier or there may be existing encumbrances on-site. For sites with environmental or heritage concerns, additional time will also be needed to conduct the necessary studies and public engagement of the relevant stakeholders. Nonetheless, HDB strives to maintain a healthy supply of NME BTO sites at every BTO launch. For example, for the November 2022 BTO exercise, HDB launched almost 6,000 flats in NMEs, a supply that is larger than the total number of BTO flats launched in a typical BTO exercise. For 2022, we have launched more than 23,000 flats, an increase of 35%, compared to 2021. More than half of these flats are in NMEs. MND and HDB will continue to monitor demand closely and make the necessary adjustments to meet the housing needs of Singaporeans, especially those seeking to buy their first home. We will continue to offer a wide range of flats in different locations to meet diverse budgets and housing needs.”
“Together with MOH and GovTech, HDB has implemented personal alarm systems linked to nearby Active Ageing Centres and a 24/7 helpline at 53 rental blocks with relatively higher concentrations of seniors. This has allowed us to better understand the requirements and resourcing involved in the provision of such systems. We are reviewing the feedback on the personal alarm systems from current users and service providers, before considering any further expansion to more rental flats as well as sold flats under the EASE programme. We will keep the Member’s suggestion in mind during our review.”