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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“There are various factors that affect the construction time of each Build-To-Order (BTO) project, including site conditions and the height of the buildings. Projects with difficult site conditions or with very high storey-heights will require more construction time, and consequently, a longer waiting time for buyers. The median, lower and upper quartile actual waiting time for flat buyers who collected the keys to their BTO flats in the past decade are set out in Table 1. Prior to the COVID-19 pandemic, the actual waiting time for BTO projects was about three to four years. The pandemic has affected the construction industry and BTO waiting times. On average, there was a delay of about six to nine months in the flat completion, which resulted in longer waiting times in the past two years. Besides the significant delays caused by the COVID-19 pandemic, and supply chain disruptions over the last two years caused by both the pandemic and current geopolitical uncertainties, the longer median waiting time now can also be partly attributed to higher-rise HDB developments as HDB intensifies housing yield to meet the strong housing demand. With the improving COVID-19 situation and a more positive outlook in the construction industry, construction projects are gradually regaining momentum. Barring any unforeseen circumstances, we expect construction progress to improve going forward. HDB will continue to work hard to further minimise delays and deliver new BTO flats to buyers as soon as possible, while ensuring that the safety and quality of our projects are not compromised.”
“These efforts have contributed greatly towards preserving the cultural heritage and the way of life on Ubin. Going forward, we will continue to partner FUN, Ubin villagers, and community stakeholders on future plans to conserve the island. We will continue to keep Pulau Ubin as a rustic and natural island for as long as possible, so that future generations can continue to enjoy its cultural and natural heritage.”
“The Ubin Project was initiated in 2014 to preserve the island’s rustic charm, natural environment, biodiversity and heritage. To support this, the Friends of Ubin Network (FUN) was formed the same year, comprising a diverse group of stakeholders including villagers, researchers, and members from the heritage and nature communities who are passionate about Ubin. Over the years, to conserve and sensitively enhance the island, we have worked closely with FUN on various ground-up initiatives that support The Ubin Project’s key thrusts. For example, in the area of biodiversity conservation, we have intensified our habitat enhancement and species recovery efforts. In particular, NParks collaborated with the National University of Singapore to adopt a science-based ecological mangrove restoration approach that enhances the regeneration of Ubin’s mangroves. Many areas on Ubin have also been planted with native trees and shrubs, providing important habitats for biodiversity. These efforts have led to an increase in the population of many native species, and we will press on with these efforts. In 2020, our first Comprehensive Ubin Biodiversity Survey also recorded twenty new species of fauna, including a spider species that was new to science. In addition, we have worked with heritage experts and the FUN community to sensitively restore kampong houses on Ubin. The community has also been inspired to actively organise and lead initiatives, such as the annual Pesta Ubin, Ubin Day, as well as festival gatherings for villagers and their families. We have also been heartened by the community’s efforts to document Ubin’s cultural heritage, such as through an archaeological survey, and a cultural mapping project of the island’s living heritage.”
“Town Councils were formed in 1989 to give elected MPs the autonomy and latitude to run their own towns and decide on local estate management matters. As such, Town Councils can choose how best to manage their respective Towns, for example by (i) appointing managing agents, (ii) adopting a self-management model (i.e. hire their own employees) or (iii) using a hybrid model. HDB is not required to ensure that every Town Council is served by a managing agent. Currently, 13 Town Councils are managed by managing agents, three Town Councils are self-managed, and one Town Council adopts a hybrid model.”
“The Government monitors the property market closely, as part of our efforts to promote a stable and sustainable property market. In general, foreigners account for a small proportion of private housing transactions. Foreigners accounted for around 3% of transactions so far this year, and only 0.4% of transactions involve foreigners purchasing more than one unit within a development. Given the upward market momentum in prices and transaction volumes in the property market last year, we had introduced a suite of demand and supply measures to cool the property market in December 2021. These included raising the Additional Buyers’ Stamp Duty, tightening the Total Debt Servicing Ratio and increasing the supply of private housing through the Government Land Sales programme. We are monitoring the impact of these cooling measures and will make further adjustments to our property market policies as necessary, to promote a stable and sustainable property market.”
“HDB offers Interim Rental Housing (IRH) on a case-by-case basis, to help needy families who are in transit between longer-term housing options. In 2021, HDB assisted 870 households with IRH. As IRH is not open for public application, HDB does not track the number of requests made. The time taken to allocate a flat under IRH varies, depending on the family’s locational preferences. As for the Parenthood Provisional Housing Scheme (PPHS), this provides an additional temporary housing option for households awaiting the completion of their new flats. It is open for application once every two months, and eligible applicants are put through a ballot. Those shortlisted via the ballot are invited to select a PPHS flat in the month following their application, and can move in immediately thereafter. Those who were not shortlisted via the ballot can apply again in subsequent rounds. For both IRH and PPHS, the median occupancy period is between one to two years.”
“The sprucing of rental flats had been affected by manpower shortages in the construction industry over the past two years. It was also exacerbated by the large number of rental flats that were temporarily used to support the COVID-19 response – while these flats have since been returned to the public rental flat supply, they also had to be spruced up before they could be let out to new tenants. To expedite sprucing works, HDB engaged additional contractors in late 2021 to supplement its existing contractors. Coupled with the improving manpower situation, HDB is now able to spruce up twice as many rental flats each month compared to a year ago, and is on track to clear the COVID-19 related backlog of flats which require sprucing by the third quarter of this year. The total supply of rental flats is currently sufficient to meet the aggregate demand. Nonetheless, the demand for rental housing has increased since the start of the pandemic. HDB is therefore also studying various options to augment the supply of rental flats, such as converting existing buildings. We will share more when the plans are ready.”
“Nonetheless, we understand the concerns of flat owners, especially the seniors who have expressed that they do not wish to top up the payment for an equivalent flat on a 99-year lease as they have no need for such a long lease. Their priority is to secure a replacement flat of similar size, in surroundings familiar to them. Taking into consideration the views and feedback from the residents, MND and HDB have provided two additional housing options to meet the different rehousing needs of SERS flat owners. First, we will offer 3-room or larger flats on a 50-year lease at the designated replacement site, if this is able to last the flat owner till at least age 95. For the flat owners at Ang Mo Kio, a 50-year lease would be similar to the balance lease of their flats by the time they move to their replacement flats in 2027. In addition, we will also offer the seniors at the SERS site the option to take up the Lease Buyback Scheme (LBS) for their existing flat even though SERS has been announced. These seniors can then buy a short-lease replacement flat thereafter. These additional options will be offered to eligible flat owners in SERS sites, starting from the SERS site at Blocks 562 to 565 Ang Mo Kio Ave 3 which was announced on 7 April 2022.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. On top of compensation for the SERS flat which is based on the prevailing market value of the flat as at SERS announcement, and additional benefits such as a SERS grant of $30,000 and a removal allowance of $10,000, flat owners are offered new replacement flats that come with fresh 99-year leases. These are priced with a generous subsidy, making their prices considerably lower than comparable resale flats in the vicinity. Alternatively, SERS residents can apply for new flats elsewhere under the Build-To-Order (BTO) or Sale of Balance Flats (SBF) exercises, and enjoy a 10% priority allocation. They can also choose to purchase a resale flat, and will receive an additional amount of $30,000 on top of the SERS grant. Residents aged 55 and above also have the option to purchase a 2-room Flexi flat with a short lease. Holding size, location and other attributes constant, an older flat with a shorter remaining lease will have a lower market value than a younger one with a longer lease. For past SERS exercises, the flats had been younger, and the market compensation for flat owners had generally been sufficient for the residents to choose a new replacement flat of a similar type or size on a fresh 99-year lease. For the latest SERS exercise at Ang Mo Kio Ave 3, based on the estimated compensation amounts and estimated selling prices of the replacement flats, flat owners will generally be able to purchase a replacement flat of a similar flat type with the compensation provided, with a fresh 99-year lease, albeit possibly a smaller floor area.”
“Sites which have been announced for the Selective En-Bloc Redevelopment Scheme (SERS) are identified after careful site-by-site evaluation of various factors, including the redevelopment potential of the site, the availability of suitable replacement sites to rehouse the flat owners involved, and the Government’s financial resources. The SERS sites will be redeveloped based on the planning intention set out in URA’s prevailing Master Plan.”
“Nonetheless, we understand the concerns of flat owners, especially the seniors who have expressed that they do not wish to top up the payment for an equivalent flat on a 99-year lease as they have no need for such a long lease. Their priority is to secure a replacement flat of similar size, in surroundings familiar to them. Taking into consideration the views and feedback from the residents, MND and HDB have provided two additional housing options to meet the different rehousing needs of SERS flat owners. First, we will offer 3-room or larger flats on a 50-year lease at the designated replacement site, if this is able to last the flat owner till at least age 95. For the flat owners at Ang Mo Kio, a 50-year lease would be similar to the balance lease of their flats by the time they move to their replacement flats in 2027. In addition, we will also offer the seniors at the SERS site the option to take up the Lease Buyback Scheme (LBS) for their existing flat even though SERS has been announced. These seniors can then buy a short-lease replacement flat thereafter. These additional options will be offered to eligible flat owners in SERS sites, starting from the SERS site at Blocks 562 to 565 Ang Mo Kio Ave 3 which was announced on 7 April 2022.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. On top of compensation for the SERS flat which is based on the prevailing market value of the flat as at SERS announcement, and additional benefits such as a SERS grant of $30,000 and a removal allowance of $10,000, flat owners are offered new replacement flats that come with fresh 99-year leases. These are priced with a generous subsidy, making their prices considerably lower than comparable resale flats in the vicinity. Alternatively, SERS residents can apply for new flats elsewhere under the Build-To-Order (BTO) or Sale of Balance Flats (SBF) exercises, and enjoy a 10% priority allocation. They can also choose to purchase a resale flat, and will receive an additional amount of $30,000 on top of the SERS grant. Residents aged 55 and above also have the option to purchase a 2-room Flexi flat with a short lease. Holding size, location and other attributes constant, an older flat with a shorter remaining lease will have a lower market value than a younger one with a longer lease. For past SERS exercises, the flats had been younger, and the market compensation for flat owners had generally been sufficient for the residents to choose a new replacement flat of a similar type or size on a fresh 99-year lease. For the latest SERS exercise at Ang Mo Kio Ave 3, based on the estimated compensation amounts and estimated selling prices of the replacement flats, flat owners will generally be able to purchase a replacement flat of a similar flat type with the compensation provided, with a fresh 99-year lease, albeit possibly a smaller floor area.”
“Nonetheless, we understand the concerns of flat owners, especially the seniors who have expressed that they do not wish to top up the payment for an equivalent flat on a 99-year lease as they have no need for such a long lease. Their priority is to secure a replacement flat of similar size, in surroundings familiar to them. Taking into consideration the views and feedback from the residents, MND and HDB have provided two additional housing options to meet the different rehousing needs of SERS flat owners. First, we will offer 3-room or larger flats on a 50-year lease at the designated replacement site, if this is able to last the flat owner till at least age 95. For the flat owners at Ang Mo Kio, a 50-year lease would be similar to the balance lease of their flats by the time they move to their replacement flats in 2027. In addition, we will also offer the seniors at the SERS site the option to take up the Lease Buyback Scheme (LBS) for their existing flat even though SERS has been announced. These seniors can then buy a short-lease replacement flat thereafter. These additional options will be offered to eligible flat owners in SERS sites, starting from the SERS site at Blocks 562 to 565 Ang Mo Kio Ave 3 which was announced on 7 April 2022.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. On top of compensation for the SERS flat which is based on the prevailing market value of the flat as at SERS announcement, and additional benefits such as a SERS grant of $30,000 and a removal allowance of $10,000, flat owners are offered new replacement flats that come with fresh 99-year leases. These are priced with a generous subsidy, making their prices considerably lower than comparable resale flats in the vicinity. Alternatively, SERS residents can apply for new flats elsewhere under the Build-To-Order (BTO) or Sale of Balance Flats (SBF) exercises, and enjoy a 10% priority allocation. They can also choose to purchase a resale flat, and will receive an additional amount of $30,000 on top of the SERS grant. Residents aged 55 and above also have the option to purchase a 2-room Flexi flat with a short lease. Holding size, location and other attributes constant, an older flat with a shorter remaining lease will have a lower market value than a younger one with a longer lease. For past SERS exercises, the flats had been younger, and the market compensation for flat owners had generally been sufficient for the residents to choose a new replacement flat of a similar type or size on a fresh 99-year lease. For the latest SERS exercise at Ang Mo Kio Ave 3, based on the estimated compensation amounts and estimated selling prices of the replacement flats, flat owners will generally be able to purchase a replacement flat of a similar flat type with the compensation provided, with a fresh 99-year lease, albeit possibly a smaller floor area.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. In line with the Land Acquisition Act, flat owners are compensated for the SERS flats based on the prevailing market value at the time of the SERS announcement. This approach has been applied consistently across all SERS exercises, including the most recent exercise at Ang Mo Kio Ave 3. The market compensation is assessed by a professional private valuer, and takes into account the transacted prices of comparable resale flats, the remaining lease, as well as the flat attributes (e.g. type and size of flat, storey height, and extent of renovations done). On top of the market value compensation, flat owners will receive a SERS grant of $30,000, a removal allowance of $10,000 to defray the relocation cost, and payment of stamp and legal fees for the purchase of a replacement flat equivalent in value to their SERS flat.”
“Nonetheless, we understand the concerns of flat owners, especially the seniors who have expressed that they do not wish to top up the payment for an equivalent flat on a 99-year lease as they have no need for such a long lease. Their priority is to secure a replacement flat of similar size, in surroundings familiar to them. Taking into consideration the views and feedback from the residents, MND and HDB have provided two additional housing options to meet the different rehousing needs of SERS flat owners. First, we will offer 3-room or larger flats on a 50-year lease at the designated replacement site, if this is able to last the flat owner till at least age 95. For the flat owners at Ang Mo Kio, a 50-year lease would be similar to the balance lease of their flats by the time they move to their replacement flats in 2027. In addition, we will also offer the seniors at the SERS site the option to take up the Lease Buyback Scheme (LBS) for their existing flat even though SERS has been announced. These seniors can then buy a short-lease replacement flat thereafter. These additional options will be offered to eligible flat owners in SERS sites, starting from the SERS site at Blocks 562 to 565 Ang Mo Kio Ave 3 which was announced on 7 April 2022.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. On top of compensation for the SERS flat which is based on the prevailing market value of the flat as at SERS announcement, and additional benefits such as a SERS grant of $30,000 and a removal allowance of $10,000, flat owners are offered new replacement flats that come with fresh 99-year leases. These are priced with a generous subsidy, making their prices considerably lower than comparable resale flats in the vicinity. Alternatively, SERS residents can apply for new flats elsewhere under the Build-To-Order (BTO) or Sale of Balance Flats (SBF) exercises, and enjoy a 10% priority allocation. They can also choose to purchase a resale flat, and will receive an additional amount of $30,000 on top of the SERS grant. Residents aged 55 and above also have the option to purchase a 2-room Flexi flat with a short lease. Holding size, location and other attributes constant, an older flat with a shorter remaining lease will have a lower market value than a younger one with a longer lease. For past SERS exercises, the flats had been younger, and the market compensation for flat owners had generally been sufficient for the residents to choose a new replacement flat of a similar type or size on a fresh 99-year lease. For the latest SERS exercise at Ang Mo Kio Ave 3, based on the estimated compensation amounts and estimated selling prices of the replacement flats, flat owners will generally be able to purchase a replacement flat of a similar flat type with the compensation provided, with a fresh 99-year lease, albeit possibly a smaller floor area.”
“Nonetheless, we understand the concerns of flat owners, especially the seniors who have expressed that they do not wish to top up the payment for an equivalent flat on a 99-year lease as they have no need for such a long lease. Their priority is to secure a replacement flat of similar size, in surroundings familiar to them. Taking into consideration the views and feedback from the residents, MND and HDB have provided two additional housing options to meet the different rehousing needs of SERS flat owners. First, we will offer 3-room or larger flats on a 50-year lease at the designated replacement site, if this is able to last the flat owner till at least age 95. For the flat owners at Ang Mo Kio, a 50-year lease would be similar to the balance lease of their flats by the time they move to their replacement flats in 2027. In addition, we will also offer the seniors at the SERS site the option to take up the Lease Buyback Scheme (LBS) for their existing flat even though SERS has been announced. These seniors can then buy a short-lease replacement flat thereafter. These additional options will be offered to eligible flat owners in SERS sites, starting from the SERS site at Blocks 562 to 565 Ang Mo Kio Ave 3 which was announced on 7 April 2022.”
“The Selective En-Bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to renew older estates, optimise land-use, and provide better homes for residents. On top of compensation for the SERS flat which is based on the prevailing market value of the flat as at SERS announcement, and additional benefits such as a SERS grant of $30,000 and a removal allowance of $10,000, flat owners are offered new replacement flats that come with fresh 99-year leases. These are priced with a generous subsidy, making their prices considerably lower than comparable resale flats in the vicinity. Alternatively, SERS residents can apply for new flats elsewhere under the Build-To-Order (BTO) or Sale of Balance Flats (SBF) exercises, and enjoy a 10% priority allocation. They can also choose to purchase a resale flat, and will receive an additional amount of $30,000 on top of the SERS grant. Residents aged 55 and above also have the option to purchase a 2-room Flexi flat with a short lease. Holding size, location and other attributes constant, an older flat with a shorter remaining lease will have a lower market value than a younger one with a longer lease. For past SERS exercises, the flats had been younger, and the market compensation for flat owners had generally been sufficient for the residents to choose a new replacement flat of a similar type or size on a fresh 99-year lease. For the latest SERS exercise at Ang Mo Kio Ave 3, based on the estimated compensation amounts and estimated selling prices of the replacement flats, flat owners will generally be able to purchase a replacement flat of a similar flat type with the compensation provided, with a fresh 99-year lease, albeit possibly a smaller floor area.”
“Operators who successfully tender for HDB coffeeshops typically provide budget food options at every stall, with these priced at around $3. The rentals under Price-Quality tenders are also lower and more sustainable than under pure price bidding tenders. We note the suggestion from the Member on possible rent control measures. We will need to guard against unintended impacts. For example, by controlling rent, we could end up reducing the incentive for coffeeshop owners to invest in improving their coffeeshops to provide better services and facilities to customers. Coffeeshops and food centres play an important social role in our HDB towns and estates, as they not only provide a convenient option for cooked food and drinks for residents, but also serve as key community hubs for families and friends to bond and connect over food and drinks. As such, HDB regularly monitors the resale market for HDB coffeeshops, as well as the prices of food sold in both sold and rental coffeeshops, and will not hesitate to review its policies to address affordability concerns where necessary.”
“There are presently over 770 HDB coffeeshops in Singapore. Some of these coffeeshops are sold and are hence privately-owned, while the rest are rented out by HDB. We are mindful of the need to ensure that residents have access to affordable cooked food options, and of the potential impact of resale transactions, and have therefore put in place various measures over the years. One key measure is to ensure a good supply of coffeeshops in every HDB estate and town, so that there is healthy competition. These coffeeshops can also be run by social enterprises, for example NTUC Foodfare, to help keep food prices low. The market for F&B is highly competitive, especially in our heartlands. For example, the two coffeeshops at Tampines and Yishun are within neighbourhood centres that have five and seven coffeeshops respectively within a 400-metre radius, and residents hence have a choice of affordable food options there. HDB completed 34 new coffeeshops in the last four years, and continues to build new ones to serve new HDB developments. Another 30 coffeeshops will be completed in the next four years. Aside from coffeeshops, we also have over a hundred hawker centres in Singapore, and the Government is building more. Four new centres will begin operations this year, with another seven being planned or under construction. Since 1998, HDB no longer sells coffeeshops, and only rents them out. In addition, HDB has introduced new measures to ensure quality and affordability of food in these coffee shops that are rented out. In 2018, HDB introduced Price-Quality tenders, with 50% of points assigned to the Quality of the operator, which includes aspects such as the availability of budget meals, good track record and community initiatives.”
“For instance, some residents shared that they want to continue to live in their flats and not make way for SERS, regardless of the benefits. Others would like to exchange their flat with a flat of the same size but with double the length of lease, without paying for the longer lease, or to be provided with replacement flats in more prime locations. HDB will look at each of these residents' needs. But while they will try their best, they may not be able to meet everyone's expectations perfectly. Having personally met and spoken to some of the residents and heard feedback provided to me by my colleagues from HDB, I better understand their concerns. With the range of options available, we should be able to address their key concerns. Our HDB journey managers will continue to make door-to-door house visits to explain the additional rehousing options to residents, address any queries that they may have, and gather more feedback and concerns from individual residents. We understand that this is a big decision and HDB will also provide ample time for residents to decide. Finally, let me also thank the Member for her hard work and personal effort to represent her residents' concerns, and working closely with us to address their worries. Thank you, Sir.”
“Adopting this principle, the value of the first 50 years of the lease is expected to be worth more than the value of its last 50 years. But a shorter lease flat would be more affordable than a longer lease flat, all things equal. For younger residents, we know that some of them want to buy the new replacement flats on fresh 99-year leases. So, they give up their flats of almost half a century and replace with one with almost double the lease left. Or to buy resale flats, which can be their home-for-life. HDB will continue to help them in other ways, including with housing loans, if necessary. HDB is prepared to engage and advise the SERS residents individually. For those who do not meet the home-for-life criterion and face extenuating circumstances, we will consider availing them of the 50-year lease option on a case-by-case basis, if they are open to this option. These additional options will not be limited to the Ang Mo Kio exercise. They will also apply to the ongoing Marsiling acquisition exercise and to future SERS exercises too. Sir, in carrying out the SERS programme, we seek to strike a good balance between meeting the needs of existing residents, by providing them with a new flat and giving them other options, while redeveloping the site to provide for future housing needs of Singaporeans. There has been no change to our approach on the compensation to residents. But with the SERS flats being older, we have now introduced a wider range of rehousing options and choices for residents who can then decide which one best meets their needs. The replacement flats at Ang Mo Kio Drive are nearby and will have their own range of amenities when the development is complete. However, we recognise that residents have different expectations and needs.”
“To some of them, a brand new 99-year lease may be less important than a similar sized flat in a familiar locality. Looking ahead, the flats involved in future SERS exercises are also likely to be older, with shorter remaining terms and these needs may arise too. A 50-year lease flat would be more affordable and the lease term is about the same as the balance lease of their current flat. For the 540 or so residents aged 45 and above in this SERS exercise, they can consider this 50-year lease option which provides them with a home of life until the age of 95. They should not need to top up for a replacement flat of the same type. Nearly all will even be able to move replacement flat of the same size, with no top-up. Second, these shorter lease options are an extension of the approaches we have adopted to better meet the needs of our seniors over the years, such as the 2-room Flexi scheme and the LBS. In fact, we had been studying variations of shorter-term ownership options for older home owners involved in SERS exercises and have decided to offer this option now to better address the needs of older residents from this SERS exercise onwards. Third, the short lease options are consistent with the key principle that the length of the remaining term of a flat has an effect on its market value. As the Member had pointed out, the 50-year lease is not half the price of the 99-year lease, as the market value of a flat does not follow a straight line down. The value of assets, in general, is calculated based on the time value of money, or the concept that a dollar today is worth more than a dollar in the future. This applies to most financial assets, including leasehold properties in Singapore.”
“Based on the estimated compensation amounts and estimated selling prices of the replacement flats, the Ang Mo Kio SERS flat owners are generally able to purchase a replacement flat of a similar flat type with the compensation provided, that is, a 3-room flat owner will be able to purchase a 3-room new replacement flat that comes with a full 99-year lease. But that is generally smaller than their existing older flats. Those looking for a flat of similar size or with better attributes may have to top up the amount for a fresh 99-year lease. I met some residents affected by the Ang Mo Kio SERS exercise over the weekend together with my HDB colleagues. We visited a few households and also spoke to residents who had gathered and wanted to meet us. Some residents, particularly seniors, had shared with us that they could not afford to top up to continue living in their replacement flat of similar size as their existing flat and in familiar surroundings. Some said that did not need a fresh 99-year lease for their new flat. We recognise these concerns of the older residents and will provide additional options for them to meet their needs. First, HDB will offer residents an option to purchase a similar flat type at the replacement site on a 50-year term. Second, flat owners who are seniors will have an additional option of taking up the Lease Buyback Scheme, or LBS, on their existing flat and then buying a new replacement flat of the same flat type on a short lease. Seniors can monetise their flat further and enjoy an LBS bonus of up to $30,000 when they top up their CPF Retirement Account to prepare for retirement. Why are we introducing these additional options now? First, we recognise the challenges faced by older residents living in older flats.”
“Alternatively, residents can apply for BTO or sale-of-balance flats at other locations and receive priority, with up to 10% of flats set aside for allocation. These SERS policies have been consistently applied across exercises, including the recent Ang Mo Kio SERS exercise and the Marsiling relocation exercise. In April, we announced that Blocks 562 to 565 at Ang Mo Kio Ave 3 will be undergoing SERS. The site comprises 606 units, with a balance lease of about 57 years. Eligible flat owners will be offered new replacement flats at Ang Mo Kio Drive nearby. And by the time the flat owners collect the keys to their new replacement flats at nearby Ang Mo Kio Drive in around 2027, their current flats would have a balance lease of around 51 to 52 years. Holding size, location and other attributes constant, an older flat will have a lower market value than a younger one with a longer ownership duration. For past SERS exercises, the flats were generally younger at the point of SERS announcement, with around 70 years of lease remaining. The market value of these flats was, therefore, generally sufficient for the flat owners to purchase a new replacement flat of a similar type or size, on a fresh 99-year ownership lease. In comparison, the flats for the Ang Mo Kio Ave 3 SERS exercise are older. So, this is the key difference here. The basis of determining the compensation for the Ang Mo Kio SERS flats is the same as past exercises.”
“Mr Deputy Speaker, I thank the Member for her passionate speech. The Selective En bloc Redevelopment Scheme, or SERS, allows us to provide new homes for residents in ageing estates, while redeveloping these sites to build more flats for Singaporeans in need of housing. By intensifying the land early, the Government shares the gains with residents through a package that compensates them for their existing flats at market value. This is determined by a private valuer who will take reference from recent transactions of comparable resale flats, the remaining lease duration and flat attributes, including the condition and extent of renovation works. So, to answer the Member's query, the valuation would factor in public information on existing, as well as new amenities and infrastructure coming onstream in the area. If residents have concerns about the valuation of their flats, they can present their valuation alongside the valuation provided by HDB to the Appeals Board, provided for under the Land Acquisition Act, for the neutral tribunal's assessment. And we can guide them through the process, if necessary. On top of the market compensation, eligible households will receive a SERS grant of up to $30,000 and a $10,000 removal allowance to cover the cost of moving. We will also provide residents a sum, for the stamp and legal fees that they incur. In terms of rehousing options, they can choose to buy a new replacement flat at the designated replacement site, at a subsidised price with a fresh 99-year ownership duration. Like all other BTO flats, these replacement flats are priced with a significant subsidy below market value, to ensure affordability.”
“Table 1 indicates the total number of unique new and resale flat applications HDB received in 2020, 2021 and the first quarter of 2022 from senior households comprising applicants above 60 years old1, as well as the number of senior households that had sold their flats before submitting their applications2. Applications for new flats are subject to a ballot. Where there are more applicants than flats, some applicants may not be able to secure a flat. In contrast, resale flat applications are submitted after the buyer has exercised the Option to Purchase and, therefore, there is greater certainty that resale flat applicants will be able to secure their flat of choice. The greater certainty and shorter waiting time for resale flats may explain why a higher proportion of senior households sold their flats before submitting an application for a resale flat, compared to a new flat.”
“From January 2020 to March 2022, about 1,850 applicants above the age of 60 were approved for public rental housing. This was about 26% of all approved public rental applicants in that period.”
“We are in the midst of working out the details, such as how to identify the precincts, how to pace the redevelopment over time, the specific terms of the Government's offer and how to ensure fiscal sustainability in the long run.”
“The Selective En-bloc Redevelopment Scheme (SERS) was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to optimise land use through the redevelopment of selected HDB precincts which have high development value. SERS involves compulsory acquisition and is, therefore, highly selective. The identification of suitable sites and the pace of SERS require careful site-by-site evaluation of various factors, including the redevelopment potential of the site, the availability of suitable replacement sites to rehouse the flat owners involved and the Government's financial resources. While the age of the precinct is a consideration, there is no fixed age criterion to determine if a precinct is suitable for SERS. For ageing flats that are not chosen for SERS, there are many other programmes in place for estate renewal, such as the Remaking Our Heartland (ROH) programme, Neighbourhood Renewal Programme (NRP) and Home Improvement Programme (HIP). We have also announced HIP II, which will provide a second round of upgrading for all flats when they are about 60 to 70 years old. These programmes will keep our HDB estates vibrant and the flats in good condition. In the longer term, as our flats and estates get older, we will implement the Voluntary Early Redevelopment Scheme (VERS) to facilitate the orderly redevelopment of HDB towns and estates. This will also allow more households to benefit from redevelopment before their flat leases expire, starting from when the flats reach around age 70 or older. VERS is a complex undertaking, involving detailed long-term town planning.”
“Currently, HDB manages about one million flats. Of these, only about 5% are estimated to be suitable for the Selective En-bloc Redevelopment Scheme (SERS). This is not a target and most of the projects with high redevelopment potential have already been selected. To date, about 41,000 flats across 82 sites have been announced for SERS and we do not expect many more sites to be eligible. As SERS information is market-sensitive, we cannot share the details on the remaining blocks to be redeveloped or other related information ahead of any SERS announcement.”
“Individuals and organisations can also submit their sustainability proposals to the SG Eco Fund administered by MSE. This initiative supports ground-up projects that involve the community and advance environmental sustainability. Since its launch, 105 individuals and organisations have been awarded $6.6 million in funding.”
“MND is committed to the Singapore Green Plan 2030 and there are various programmes through which agencies seek innovative and sustainable solutions from residents, the research community and commercial entities. MND's Cities of Tomorrow (CoT) Research & Development (R&D) Programme supports efforts to address urban sustainability challenges. Prototypes developed under the CoT R&D Programme can be test-bedded in our HDB estates, as well as in dedicated facilities, such as BCA's Skylab and HDB's Centre of Building Research (CBR). In March 2022, MND announced that it would invest an additional $110 million to support more innovative efforts to transform the built environment and enhance urban sustainability. The Cool Ideas Enterprise (CIE) programme was launched in 2018 by HDB in partnership with Enterprise Singapore. The initiative helps enterprises and aspiring entrepreneurs, including residents, to develop and refine innovative solutions to issues and challenges in HDB towns, including sustainability-related issues. Interested parties can submit proposals through the year and successful applicants will receive funding support, mentorship, as well as access to test-bedding facilities and pilot implementation opportunities. While HDB does not presently run regulatory sandboxes, individuals and enterprises can approach BCA to participate in the Built Environment Living Lab Framework (BE LLF). The BE LLF aims to facilitate the test-bedding of innovative proposals in living laboratories by linking companies with the right agency to testbed their proposal. Agencies will then provide support to companies to facilitate regulatory clearance, if needed, and a regulatory sandbox can be introduced to test new technologies and solutions in a controlled environment.”
“Town Councils are autonomous legal entities formed under the Town Councils Act and managed by elected Members of Parliament. Town Councils are responsible for managing their own manpower and other resources required to carry out their duties. Given the autonomous nature of Town Councils, MND does not monitor the annual turnover rate of Town Council property officers. We therefore do not have information on the average annual turnover rate of Town Council property officers for the past 10 years.”
“To manage demand for public housing, each eligible family unit may own only one HDB flat. A married couple is considered one family unit and can thus only own one HDB flat at any one time. Individuals who each own an HDB flat before marriage are, therefore, given six months from the date of their marriage to relinquish ownership of one of the flats they own. Similarly, all other flat owners who have collected the keys to another BTO or resale flat also have up to six months, from the time of key collection, to dispose of their existing flat. This six-month period is, generally, sufficient for flat owners to market and sell their flat or to transfer the flat ownership to eligible family members. Flat owners who need more time to relinquish their interest in the flat can approach HDB for assistance. HDB will consider the circumstances of the case and exercise flexibility on a case-by-case basis.”
“In December 2021, the Government announced plans to increase supply to meet housing demand. We will ramp up BTO supply to launch up to 23,000 flats per year in 2022 and 2023. This will be a significant increase of 35% from the 17,000 flats launched in 2021. We are prepared to launch up to 100,000 flats in total from 2021 to 2025, if needed. For private housing, there will be around 2,800 units on the Confirmed List of the Government Land Sales (GLS) Programme for the first half of 2022. This is a 40% increase from the Confirmed List of the previous GLS Programme. There is also a good selection of sites on the Reserve List, to give developers the flexibility to initiate additional private housing supply, if they assess that there is market demand. We will step up the GLS supply even further, if demand remains strong. These supply measures, coupled with the cooling measures implemented in December 2021, help to support a stable and sustainable property market. For instance, the increase in private residential property prices moderated to 0.7% between 4Q2021 and 1Q2022, from 5% between 3Q2021 and 4Q2021. Similarly, HDB resale prices rose by 2.4% in 1Q2022, compared to 3.4% in 4Q2021. The Government will continue to monitor the economic and property market conditions closely, with a view to ensure that residential housing prices move broadly in line with economic fundamentals.”
“HDB recognises that the construction delays have caused inconvenience and affected the life plans of flat buyers. HDB will continue to work closely with the project contractors and consultants to expedite construction works as much as possible, without compromising the safety and well-being of workers, as well as the quality of the project. These efforts include various support measures, such as: (a) Cost-sharing of COVID-19-related cost increases to help contractors tide over this difficult period; (b) Providing contractors with advance payments and increasing the frequency of progress payments to improve contractors' cash flow situation; (c) Working with other agencies to expedite clearances and approvals; and (d) Providing exemptions to allow construction activities which are less noisy to be carried out on Sundays and public holidays, where possible. HDB will continue to keep flat buyers updated periodically as construction progresses and arrange for flat buyers to collect the keys to their flat as soon as it is ready.”
“The construction industry has been hit hard by the COVID-19 pandemic with unprecedented global supply chain disruptions and tightened border controls over the past two years. This has caused significant delays to both public and private sector projects. In 2020, the progress of construction projects was significantly impacted by the two-month circuit breaker, a slow resumption of construction activities thereafter, as well as stringent safe management measures (SMMs) put in place at construction worksites. In 2021, the situation was further exacerbated by the Movement Control Order in Malaysia which disrupted the inflow of some key supplies needed for HDB Build-To-Order (BTO) projects, and the significant tightening of border controls for workers from South Asia which lasted for several months until the end of 2021. Over the past two years, HDB has implemented various measures to expedite onsite construction works and assist our BTO contractors. These include helping contractors prioritise work areas, expedite regulatory clearances and securing the manpower and material supplies needed to complete BTO projects. The impact of COVID-19 on BTO timelines over the last two years has been significant and continues to be felt. HDB has been working hard to catch up and has reduced the delays for most BTO projects to between six months and a year. The extent of delay varies by project and depends on site-specific factors, such as manpower availability, on-site technical challenges, the contractor's performance and available supply of materials. The ongoing global geopolitical uncertainties and the worsening COVID-19 situation in China add to further supply chain uncertainties, which we continue to monitor very closely for potential impact on our projects.”
“There were 26 cases of feedback received regarding cicadas in 2021 and five cases received in the first three months of 2022. The feedback largely pertained to noise from cicadas' calls, as well as cicadas entering residents' homes or common areas in housing estates. Cicadas are part of Singapore's native fauna, and they play ecologically important roles. The mating calls are a natural phenomenon. Agencies, such as NParks and Town Councils, generally, avoid harming them, as cicadas are part of our local biodiversity and do not bite or sting. Hence, when we receive feedback, we try to seek residents' understanding and advise them to accommodate the noise with simple measures like closing windows, rather than consider extermination.”
“HDB manages more than 2,000 residential car parks. In the past three years, there were 121 barrier-related incidents reported to HDB. These incidents were mainly due to drivers of larger vehicles misjudging the turning radius and knocking into the barrier, or drivers misjudging the speed of the barrier arm and attempting to drive out while the barrier arm was still moving. The humps located before the barriers are meant to reduce vehicle speed as they approach the car park gantries. These humps have been effective in keeping the number of barrier-related accidents low. To prevent such accidents, it is also important for motorists to drive safely in the car parks, and to exercise care and patience.”
“Some examples of infringements include working beyond permitted hours, failing to send written notices to neighbours to inform them of renovation work and dirtying the common area.”
“Flat owners who are renovating their homes must engage a contractor listed in the HDB Directory of Renovation Contractors (DRC). These renovation contractors would be familiar with HDB's renovation requirements. Flat owners are also required to obtain a renovation permit from HDB for certain renovation works such as demolition of walls and hacking of flooring, that may affect the structural integrity of the building. The works requiring renovation permits are set out on the HDB InfoWeb. To be listed on DRC, the applicant must fulfil several criteria such as having attended and completed the "Renovation for Public Housing" training course by BCA Academy, and having relevant experience in the renovation trade. These criteria are intended to indicate the contractor's experience, capability and financial standing to carry out renovation works in accordance with HDB's requirements and in a manner that safeguards the structural integrity of the building. Details on the application process and criteria are available on HDB InfoWEB. Over the past three years, HDB received an average of 1,000 cases of feedback per year on renovation contractors and the quality and timeliness of renovation works. As the engagement of renovation contractors is a private arrangement, HDB advises home owners to approach the Consumers Association of Singapore (CASE) or Small Claims Tribunal if there are any disputes on the service, quality or timeliness of the renovation works. Renovation contractors who are found in breach of HDB's terms will be penalised under the Demerit Points System, which may result in the company's suspension from DRC and, thus, its inability to take on HDB renovation projects. In the past three years, HDB has penalised about 200 errant contractors.”
“Under the Singapore Green Plan, our goal is for all vehicles to run on cleaner energy by 2040. The Government is ramping up expansion of the electric vehicle (EV) charging network to facilitate the transition. As EV adoption increases over time, EV chargers will be installed within carparks of locations, such as homes, workplaces and shopping malls. We expect demand for petrol and diesel fuel to decrease in tandem. These trends will reshape the role of petrol stations and the needs of the fuel retailing market. Our land use planning will adapt correspondingly, while ensuring that the needs of the different types of vehicles are met. Where appropriate, some petrol stations may be repurposed for alternative uses. We will continue to work with the industry on easing this transition.”
“Since then, we have added 200 units and are on track to add another 800 units by 2023. This will bring the total PPHS supply to 1,800 units. We have also revised the PPHS eligibility criteria and allocation process to prioritise couples with children and those who are less able to afford renting on the open market. Applicants who are prepared to share a PPHS flat with another eligible family will also be given priority. Since August 2021, the PPHS application rate has fallen significantly to about half the earlier rate. Around 45% of PPHS applicants invited to select a flat decided not to do so, suggesting that many of them have other options. Even as HDB increases its supply of interim flats, supply remains limited and HDB will not be able to offer an interim flat to every family. We encourage families to seek other interim housing arrangements where possible, such as staying with their family or renting on the open market. For low-income households with no family support and no other housing option, HDB will consider offering Interim Rental Housing (IRH) on a case-by-case basis. HDB has assisted about 350 households affected by BTO completion delays with IRH. As IRH flats are intended primarily for people with urgent housing need, it is also important to balance the use of these flats across different rental schemes to meet the needs of different groups, prioritising the neediest.”
“To minimise inconvenience to flat buyers, HDB will reimburse all flat buyers whose BTO flats are delayed beyond their DPD the equivalent of the maximum reimbursement sum under COTMA in a lump-sum one-off payment. They will not need to submit any claims for out-of-pocket qualifying costs. About 14,500 flats were delivered in 2021, despite the disruptions due to the COVID-19 pandemic. This is higher than the 13,500 flats delivered pre-pandemic in 2019. Looking ahead, with the improving COVID-19 situation and more positive outlook in the construction industry, HDB will strive to make further progress to minimise delays and deliver new BTO flats to buyers as soon as possible. There are still some uncertainties ahead, such as the ongoing geopolitical situation and the worsening COVID-19 situation in China, which may impact global supply chains. We are watching these developments closely and will keep BTO flat buyers updated on the construction progress of their projects. With regard to the Member's query on progress of works for Rivervale Shores, I would like to report that, at this juncture, Rivervale Shores is scheduled to complete in 1Q to 3Q 2023, or about nine to 11 months later than the original Estimated Completion Date conveyed to flat buyers at launch. The revised completion date is still within DPD. We will continue to keep flat buyers updated periodically as construction progresses and arrange for them to collect the keys to their flat as soon as it is ready. Meanwhile, to better support flat buyers in need of interim housing, HDB has increased the stock of flats for rental under the Parenthood Provisional Housing Scheme (PPHS). In August 2021, we announced that we would double PPHS supply from about 800 to 1,600 units over the next two years.”
“HDB is also closely monitoring the prices of construction materials and will extend further support to contractors, where required. Fourth, HDB has also helped contractors prioritise work areas, expedite regulatory clearances, and gotten exemptions to allow less noisy construction activities to be carried out on Sundays and public holidays where possible. Through the various measures, HDB has managed to keep delays for most projects to between six and 12 months. It is not possible to fully mitigate the unprecedented disruptions over the last two years. The extent of delay varies from project to project and depends on the onsite technical challenges, as well as the available supply of materials and manpower for the various stages of works. Through the tremendous effort put in by HDB, of the 98 BTO projects currently under construction, only two projects, Waterway Sunrise II and Anchorvale Village, have incurred a delay of more than one year and are expected to exceed the Delivery Possession Date (DPD), or the contractual date that HDB is required to deliver possession of the new flats. Anchorvale Village is now expected to be completed between May and July 2023, which is a delay of about four to six months beyond DPD. HDB has reached out to affected flat buyers to update them of this latest development and provide them with the relevant support and assistance. Under the COVID-19 (Temporary Measures) Act (COTMA), flat buyers whose flats are delayed beyond DPD can seek reimbursement for qualifying costs incurred for the period of delay, by submitting proof of out-of-pocket expenses incurred. The reimbursement amount is subject to the prescribed formula and capped at 70%, of 10% of 60% of the new flat price for each year of delay.”
“The construction industry has been hit hard by the COVID-19 pandemic, with unprecedented global supply chain disruptions and tightened border controls over the past two years. In 2020, the progress of construction projects was impacted by the circuit breaker, the stringent safe management measures put in place to enable a controlled resumption of work. In 2021, the situation was further exacerbated by the Movement Control Order in Malaysia and the tightening of border controls for workers from South Asia. These developments have caused significant delays to many construction projects, in both the public and private sectors. Nonetheless, all these measures were necessary to safeguard the health and safety of Singaporeans through the COVID-19 pandemic. We recognise that delays to the completion of flats have caused inconvenience to flat buyers and affected their plans. To minimise the impact of the delays on flat buyers, HDB has been providing extensive assistance to help contractors complete ongoing BTO projects in a timely manner, without affecting safety and quality. First, to help with the higher cost of materials, HDB has extended the period of protection against steel price fluctuations and supplied contractors with more concreting materials at protected prices. Second, to tackle manpower shortages, HDB has worked with firms to safely recruit workers from various countries and co-shared the cost of bringing in these migrant workers. Third, to strengthen the resilience of our public housing programme, HDB has worked with its contractors to enhance their existing stockpiles of building materials by procuring them in advance to mitigate potential disruptions.”
“The Council for Estate Agencies (CEA) has been working with Government agencies and the real estate agency industry to inform and educate consumers on how to protect themselves against scams involving individuals impersonating property agents. CEA has advised consumers to verify the identity of the property agents via the CEA Public Register before entering into any dealings with such individuals and not to pay to secure viewings. The industry and consumers should also file a Police report if they believe that they have been victims of scams. To further raise awareness of these safeguards and best practices, CEA partnered Government agencies, such as HDB and the Singapore Police Force (SPF), the five largest property agencies in Singapore (PropNex, ERA, Huttons, Orange Tee & Tie and SRI) to disseminate the information via their respective social media and communication channels. CEA also shared the information with the Consumers Association of Singapore (CASE) and property portals, that is, 99.co and PropertyGuru which published related consumer education articles. CEA collaborated with SPF to feature rental scams on the current affairs programme, "Hello Singapore", with the relevant episode aired on 13 April 2022. The episode featured messages on how consumers can protect themselves against scams. CEA will also be broadcasting these messages on HDB's digital displays at lift landings around Singapore for one week in end-May 2022. CEA will continue to leverage these partnerships and channels to keep consumers abreast of any issues that may impact consumer interests.”
“SERS was introduced in 1995 as part of our estate renewal strategy for older HDB estates. It allows us to optimise land through the redevelopment of selected HDB precincts which have high development value. SERS involves compulsory acquisition and is, therefore, highly selective. The identification of suitable sites and the pace of SERS require careful site-by-site evaluation of various factors, including the redevelopment potential of the site, the availability of suitable replacement sites to rehouse the flat owners involved and the Government's financial resources. While the age of the precinct is a consideration, there is no fixed age criterion to determine if a precinct is suitable for SERS.”