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.”
The complete record
Every one of 3,698 lines we hold for Desmond Lee, in date order, each linked to its source. Free to read, in full, without an account. Page 37 of 74.
“The Proximity Housing Grant (PHG) was introduced in August 2015 to encourage Singaporeans to live with or close to their parents or children for mutual care and support. All eligible resale flat buyers can receive the PHG once, regardless of the number of housing subsidies they have enjoyed, their household income or if they have owned a private property. Eligible families and singles who buy a resale flat to live with or near their parents or married child can receive a PHG for families and PHG for singles respectively. From 2017 to 2021, 2,034 single parents received the PHG for families, of whom 2,029 were divorced or widowed and five were unmarried.”
“The increased supply of flats will provide more housing options for Singaporeans. Our public housing policy continues to prioritise homeownership as a key tenet of Singapore’s social compact. The Government provides significant subsidies to ensure that homeownership remains attainable for Singaporeans. For those who are not ready for homeownership, other than the Public Rental Scheme, there is also the Interim Rental Housing (IRH) for lower-income households who are in the queue for rental flats or awaiting completion of their flats. IRH is offered on a case-by-case basis to those with no other temporary housing options. Other households awaiting completion of their flats can also apply for the Parenthood Provisional Housing Scheme (PPHS), for which HDB is doubling the supply over the next two years, or seek available options in the rental market. MND closely monitors trends and social norms to identify market gaps, and we are constantly studying how Singaporeans’ preferences and aspirations evolve over time. We will continue to develop our public housing programme and offerings, to ensure that public housing remains responsive to the changing needs of the population.”
“In 2021, HDB received 10,240 requests for rental flats, of which 3,230 or 32% were approved. The remainder comprised general enquiries on eligibility, incomplete requests where HDB is still waiting for a further response from applicants, and requests from applicants who did not meet the eligibility conditions. There are 1,800 approved applicants currently awaiting allocation of a rental flat, and the average waiting time is less than a year. While the total number of vacant rental flats exceeds the total number of approved applicants, a majority of the vacant rental flats need to be spruced up before they can be let out. Manpower shortages in the construction industry have resulted in a slightly longer wait for flats to be spruced up. Applicants will also need to be matched to the flat type and location they applied for. Flat types and application zones that are more popular tend to have a longer waiting time due to limited supply. HDB has taken steps to expedite sprucing works, such as engaging more contractors to complete the works, and to facilitate key collections as quickly as possible. For applicants who are in urgent need of a rental flat, such as those with medical grounds or other extenuating circumstances, HDB will prioritise and expedite flat allocation. In 2021, about 40% of approved applicants were given priority allocation. In terms of the overall housing situation, there is currently strong demand for public housing, as shared previously with this House. To meet this demand, HDB will ramp up the supply of BTO flats over the next two years, by launching up to 23,000 flats per year in 2022 and 2023. This represents a significant increase of 35% from the 17,000 flats launched in 2021.”
“This held up the claims process, as clarifications or requests for further documentation had to be made. As the SMM claims are collectively processed upon receipt of most TCs’ claims, TCs which submitted their claims earlier might have experienced a longer period between claims submission and disbursement. To streamline the claims process, MND transited to a subvention model for SMM funding in August 2021. TCs now no longer need to provide supporting documents when submitting their claims to MND. Instead, TCs’ SMM expenses and the supporting documents will be audited by each TC’s external auditor, as part of the annual financial statements audit. This will expedite the reimbursement process and shorten the interval between claims submission and reimbursement. TCs can expect to receive payment for the FY2021 claims before end-March 2022. For TCs that have submitted late or incomplete claims, their claims will be processed at the next payment cycle.”
“MND has been providing funding support to Town Councils (TCs) for the implementation of safe management measures (SMMs) at TC-managed hawker centres, wet markets and market produce shop clusters since 7 April 2020 when SMMs came into effect. This funding support is subject to cost caps, based on the Government’s assessment of the operational requirements TCs would need to put in place as a result of the prevailing SMM guidelines. MND regularly reviews the cost caps and has increased the cap several times to reflect the additional requirements expected of TCs, as the COVID-19 situation and SMM guidelines evolve. The cap was last increased on 1 December 2021, when TCs were additionally required to implement Vaccination-Differentiated Safe Management Measures (VDS) at TC-managed hawker centres. For FY2020, TCs submitted claims amounting to $1.38 million in total, and MND disbursed $1.24 million in funding. As at 31 December 2021, TCs have submitted total claims of $4.66 million for FY2021, of which $4.65 million has been approved. The difference between the claimed and disbursed or approved amounts is due to claims that exceeded the cost caps set or claims for non-claimable items. TCs’ SMM claims are collectively processed in batches, upon receipt of most TCs’ completed claims for the stipulated period. This is to facilitate analysis of trends, and comparison of claimable items across TCs so that MND can exercise due diligence and seek clarifications if there are anomalies, before disbursing the funds. Typically, upon receipt of most TCs’ claims, it would take about one month for the claims to be verified and for payment to be credited to TCs’ accounts. However, there were cases of late claims submissions, and claims which contained errors or incomplete documentation.”
“I will just say in response to that, Mr Speaker, that the Committee did not rely purely on contemporaneous messages. It looked at the whole suite of action or inaction, that is quite plain from the Report. Be that as it may, all the evidence submitted by all witnesses was placed before the Committee, was referred to, we assessed the evidence, we came to our conclusions and we placed it into the Report. But all materials, including materials that the relevant witnesses, including from the Workers' Party leadership, had submitted would be placed before the PP for consideration.”
“While I agree with it, I can empathise with it, I don't think it is at all fair to let party members think they have a say in this process. If this is done as a mock consultation exercise, then party members will be unhappy their opinions weren't really considered. If it is not a mock exercise, then they will likely ask Raeesah to resign when they do not have the full facts. I welcome the DP to be transparent and share the involvement in this, their findings barring personal information, so the party can make an accurate decision."”
“Just to confirm before this House, Mr Singh was not referring to any drafts or reference to earlier drafts. No? Thank you. Sir, can I just take the second clarification that in his speech, Mr Singh had said that the Committee of Privileges Report somehow was incomplete or inaccurate because it does not reflect all the evidence that was submitted. There was voluminous material submitted to the Committee and transcripts running to the thousands of pages, which we took time and care to go through. He, in particular, said that the report did not reflect or did not capture or did not include or did not annex Ms Loh Pei Ying and Mr Yudhisthra Nathan's contemporaneous views about the formation of the DP as one example of his sense that the COP was not complete in its findings. Mr Singh had cited a few lines from what Ms Loh Pei Ying and Mr Yudhisthra Nathan had sent in via WhatsApp. And Members had heard the exchange earlier, their responses to him when he messaged them about the DP hearing. What Mr Singh omitted to mention were two points. First, that Ms Loh Pei Ying had messaged him to express grave reservations about the DP, as well as Mr Singh's suppression of material facts concerning his involvement to the DP. And I would like to read to Members because the Report annexes all of these. On 10 November, I quote, Pei Ying tells Mr Singh: "Hi Pritam, I've tried to reserve my comment on the Disciplinary Panel so far, but I just saw the message that was sent out to everyone. I feel that it's plain as day to me and people involved in her apology that this is a little backwards paddling. Clearly, the party didn't anticipate the backlash despite warnings, and it's trying to do something to quell people's anger.”
“Mr Speaker, I would like to return to the earlier clarification that I sought. And the Leader of the House mentioned that after the Prime Minister's speech, he would let us know where he saw in the Report the reference to that specific term "weaponised". I asked because it is a very specific word, it is a very specific way of characterisation. And this is important for the integrity of the COP process. The initial draft read as follows: "Mr Singh essentially weaponised unsubstantiated allegations that Ms Khan was unstable and unreliable and that she was prone to lying because of her mental health and this was connected to her being a sexual assault victim." But in the Report before this House, which is the only public report put out, at page 58, paragraph 176(4), it says: "Mr Singh then alleged that Ms Khan had mental health problems and suggested that she was predisposed to lying", so on and so forth. So, that phrase was debated in Committee and we decided to remove it. And this is what you see. So, Mr Pritam Singh would not have reference to the specific term unless somehow earlier drafts were shared with him. So, can he confirm or deny that people told him about the drafts? So, that is my first clarification. I have a clarification to make after this.”
“Mr Speaker, I ask because "weaponise a condition" was a very specific term which was used in a draft of the Report's findings but which was subsequently taken out when the Committee discussed this in secrecy. And, so, it does not appear anywhere in the Report. So, I would like to ask the Leader of the Opposition, who told him about the use of the term "weaponised" with respect to Ms Khan's mental health condition?”
“Mr Speaker, just to clarify, is Mr Singh saying that he saw the word "weaponise" in the Report and he referenced it in his speech earlier?”
“Mr Speaker, a clarification for the Leader of the Opposition. As a Member of the Committee of Privileges, I heard Mr Singh say earlier, very specifically, that, I quote, "I had somehow weaponised her condition", referring, I presume, to the Committee of Privileges' findings on what he had said about Ms Khan's purported mental health conditions; "weaponised her condition". Perhaps I can ask the Leader of the Opposition where in the Report he sees us use that term.”
“Public rental flats are intended to provide highly-subsidised rental housing to low-income and vulnerable citizen households who have no other housing options. HDB carefully assesses every request for a rental flat to understand each household's budget and circumstances, such as whether they can afford to buy a flat, rent from the open market, or stay with their family. HDB does not reject requests based on income alone and will assist households with a rental flat if they have no other housing options. Hence, we do not track the number of divorcees whose requests for public rental were rejected because of their income, and are unable to provide the number of those who cannot afford an HDB flat on the open market.”
“No legislation or public agency explicitly and specifically targets the use of CCTV cameras installed on private residential properties. But other laws may apply, depending on the circumstances. For instance, private property residents may look to the Community Disputes Resolution Act (CDRA), which sets out the standards of conduct between neighbours. Under CDRA, a resident must not unreasonably interfere with his neighbour's enjoyment or use of the neighbour's place of residence. This includes interference through the surveillance of the neighbour or the neighbour's place of residence, where the surveillance is done at or in the vicinity of that place of residence. If both sides are unable to resolve the matter through direct discussions, his neighbour may attempt community mediation or, as a last resort, file a claim before the Community Disputes Resolution Tribunals.”
“Taken together, the suite of demand and supply measures will support a stable and sustainable property market in the medium-term. The Government will continue to monitor the housing market conditions closely to ensure that housing remains affordable and accessible to all Singaporeans, especially for those planning to purchase their first home.”
“In December 2021, the Government announced a set of measures to cool the private residential and HDB resale markets. Specific to HDB flat buyers, the Loan-to-Value (LTV) limit for housing loans from HDB was reduced from 90% to 85%. For those taking housing loans from the financial institutions, the Total Debt Servicing Ratio (TDSR) threshold was also reduced from 60% to 55%. These measures are intended to encourage greater financial prudence among homebuyers, providing an additional buffer against potential income reductions or interest rate increases. Nevertheless, we recognise that there is, currently, strong demand for public housing from homeseekers. This strong demand is partly driven by marriage and family formation, and changing social norms and aspirations having resulted in a growing trend of smaller households. This may also possibly be fueled by COVID-19-related factors, such as the construction delays caused to both private and public sector construction projects, including BTO projects. To meet the strong demand for public housing, the Government has also announced alongside these cooling measures that we will ramp up the BTO supply to launch up to 23,000 flats per year in 2022 and 2023. The BTO supply for 2022 and 2023 is an increase of 35% from the 17,000 flats launched in 2021. For new and ongoing BTO projects, we strive to keep waiting times as short as possible without compromising safety and quality, and have rolled out extensive measures to help contractors complete their ongoing projects in a timely manner. These measures will need time to take effect and we will monitor the market closely. We are prepared to launch up to 100,000 flats in total from 2021 to 2025, if needed. We will calibrate this based on prevailing demand.”
“Developers and building owners can meet these requirements by adopting designs that facilitate natural ventilation and the use of natural lighting and installing renewable energy solutions, such as solar photovoltaic systems. BCA's Green Mark scheme recognises buildings that exceed the minimum environmental sustainability requirements. For example, the Green Mark Platinum Super Low Energy certification recognises buildings that achieve at least 60% improvement in energy efficiency over 2005 baseline levels and demonstrate exemplary standards in other aspects of sustainability, such as maintainability and climate resilience. Buildings that meet these standards enjoy the benefits of reduced energy and water consumption and, hence, reap net savings over their lifecycle. Under the Built Environment Transformation GFA Incentive Scheme, URA will grant up to 3% additional GFA to private developments that meet the Green Mark Platinum Super Low Energy standards, among other requirements. In addition, all new public sector buildings and all developments on Government Land Sales sites launched from 2Q 2022 onwards will also be required to meet these standards. We will continue to engage Singaporeans and study new planning concepts and design ideas to support the evolving needs of our residents and contribute to a more sustainable future.”
“We take a holistic view towards providing a liveable, sustainable and quality environment for all to live, work and play in. We are also monitoring the evolving trends in society and the economy as we study how we can improve the planning and design of our built environment to future-proof our city. As a major provider of public housing in Singapore, HDB has continually reviewed the design and layouts of HDB flats to keep pace with changing demographics, social trends and lifestyle needs, including concerns over sustainable living. HDB continues to build and offer a wide variety of flats to cater to different household sizes and budgets. For example, HDB offers different flat types from 2-room Flexi to 3-Generation (3G) flats to cater for different lifecycle needs. HDB flats are also designed to give residents flexibility to reconfigure the space in their homes to meet their needs, including working from home. For example, columns in new flats are pushed to the edges, where possible, to better accommodate changes in layout. To promote and enable sustainable living, HDB has embarked on various initiatives to develop estates that provide eco-friendly and smart features. For new developments, these include solar-ready roofs for easier installation of solar panels and rainwater harvesting system to reduce the usage of potable water. For existing towns, through the Green Towns Programme, we have introduced initiatives aimed at reducing energy consumption, recycling rainwater and cooling HDB towns. BCA requires new building developments with a gross floor area of 5,000 square metres or more to achieve at least 50% improvement in energy efficiency over 2005 baseline levels and meet other environmental sustainability requirements.”
“In 2020, HDB received about 2,500 cases of feedback per month relating to noise from residents' activities, including renovation noise. Such feedback increased by about 25% in 2021 to 3,200 per month. The increase is likely due to work-from-home arrangements, coupled with the resumption of renovation activity in June 2020. Over the years, HDB has made improvements in the construction materials used for better sound insulation. For example, since the mid-1980s, the walls between two flats are made with 100-millimetre reinforced concrete, instead of the hollow blocks used in older flats. In addition, for flats built since 1995, the floor slabs are made of at least 150-millimetre thick bare concrete, which provide better impact noise insulation, compared to the 125-millimetre bare concrete used in older flats. More recently, since February 2017, buyers of Build-to-Order (BTO) flats can also choose to have vinyl strip flooring in their bedrooms, which further reduces sounds from impact. These improvements help to reduce noise transmission within and between HDB flats. HDB has also taken proactive design measures to minimise noise disturbances, such as situating or orientating HDB blocks away from noise sources and locating multi-storey car parks next to expressways to act as noise buffers. HDB will continue to explore practical solutions to mitigate noise. At the same time, it is important for residents to do their part by showing consideration for their neighbours, such as by keeping the noise level down when going about their daily activities, especially late at night, so as to provide a pleasant living environment for all.”
“Enforcing the breach of a covenant under the lease agreement entails compulsory acquisition of the flat, as highlighted to the Member previously. This is a punitive measure that is not undertaken lightly. HDB exercises the right of compulsory acquisition sparingly and as a last resort. Moreover, should a flat be compulsorily acquired, the flat owners and occupants of the flat, such as their family members, will need to relocate and find a home elsewhere. If the underlying issues are not resolved, the issue will just be brought over to another community. Hence, the approach to manage disamenities and disputes between neighbours is for neighbours to come together to try to resolve the matter amicably, with assistance by grassroots leaders or at the Community Mediation Centre (CMC) where required. Where necessary, a Joint Advisory on Smoking in Homes will be issued by agencies to the residential unit reported to be emitting second-hand smoke, encouraging considerate behaviour and emphasising the negative impact that second-hand smoke may have on their neighbours. In intractable cases, the affected neighbour may file a case with the Community Disputes Resolution Tribunal (CDRT). If the respondent is shown to have caused unreasonable interference to the affected neighbour, then the CDRT may make a range of orders against the respondent, including requiring the respondent to cease or refrain from carrying out certain acts. We will continue to study how we can better manage neighbour disputes arising from disamenities.”
“Hence, there are opportunities for TCs to surface potential maintenance issues upstream, so that they can be addressed at the design or construction stage. If TCs have further comments, HDB will review the design and make reasonable adjustments before handing over completed projects to the TCs. Upon project completion, HDB will also conduct site walks with TCs and, for developments with special features, brief TCs on how to maintain such features. As TCs manage and maintain the common property in HDB estates, they would have their own estimates for the maintenance cost for typical common property items. HDB's estimates may not be reflective of the eventual costs borne by TCs as TCs might enjoy economies of scale as their maintenance contracts are typically grouped together in larger zones. To ensure that maintenance costs remain reasonable, HDB regularly reviews the design and provision of features and landscaping when new technology to aid maintenance becomes available and in response to Town Councils' feedback.”
“The designs and specifications for HDB Build-To-Order (BTO) projects, including the features and landscaping in common areas, do factor in considerations on sustainability and maintainability. For instance, for features in common areas, such as furniture and murals in community living rooms, HDB assesses the durability, ease of maintenance and cost of replacement when developing designs. As for landscaping, HDB considers the ease and frequency of maintenance and replacement when determining the planting design and choice of plant species. Irrigation systems are also provided for skyrise greenery to minimise downstream manpower costs and planting replacement costs. Besides maintenance and cost considerations, HDB also takes into account the environmental and social benefits of the features and landscaping provided, to enhance the quality of living environment for residents. For example, in designing the landscaping in new HDB estates, HDB adopts biophilic design principles through incorporating natural elements, such as flora and fauna, as well as human interaction patterns, in its design to promote a greater sense of place and enhanced quality of life for residents. Similarly, roof gardens above Multi-Storey Car Parks (MSCPs) are designed not just for aesthetic purposes, but as community spaces for residents to enjoy and to serve important environmental functions, such as reducing stormwater runoff from concrete roofs and reducing the urban heat island effort for a more comfortable living environment. HDB consults Town Councils (TCs) on the choice of plant species, irrigation systems and any special features in new developments at multiple junctures, for instance, before calling for tender, commencing construction and/or after project launch.”
“For HDB flat rental transactions facilitated by property agents, CEA's regulatory guidelines require property agents to be sensitive to the multiracial, multi-religious and multicultural nature of Singapore's society. Property agents who fail to comply with these guidelines can be issued a written warning or be subject to disciplinary action which may result in financial penalties, suspension or revocation of their licence or registration. Members of the public can lodge a complaint with CEA if they come across any potentially offensive or discriminatory advertisements by property agents. Nonetheless, the rental of residential properties in the open market is, ultimately, a private agreement between the property owner and the tenant. Similar to how a tenant has the freedom to choose his accommodation, a landlord has the right to decide whom he would like to rent his property to. While we have a framework that protects the rights of all Singaporeans, we cannot rely on the law in every instance and will need to continue to deepen mutual understanding and empathy across different groups to build mutual trust, respect and understanding in our community. The Ethnic Integration Policy (EIP) limits are applied at the block and neighbourhood levels. These EIP limits do not differ according to the number of units in each precinct. The sale of all new BTO flats is also subject to the EIP limits to ensure that HDB neighbourhoods continue to have a balanced ethnic mix even as new projects are added to the neighbourhood.”
“Individuals who wish to register as real estate salespersons (RESs) are required to fulfil the registration criteria, which include having a minimum of four GCE “O” Level passes or the equivalent as determined by the Council for Estate Agencies (CEA). This is to ensure that RESs have basic literacy skills to understand the laws and procedures on property transactions and are hence able to provide accurate advice to their clients to safeguard consumer interests. Individuals without the relevant educational qualifications can take the Workplace Literacy and Numeracy (WPLN) assessment by registering with the British Council. The assessment is highly subsidised for Singaporeans and Permanent Residents and can also be paid for using SkillsFuture Credits. CEA accepts a grading of Level 5 and above for the WPLN assessment in lieu of the four GCE “O” Level passes. In 2020 and 2021, a total of 227 applicants who successfully registered as new RESs fulfilled the educational qualifications criteria based on their WPLN assessments. The breakdown by decade of age is provided in the table below:”
“Between 2017 and 2021, 18 cases were prosecuted for the illegal trade of endangered species under the Endangered Species (Import and Export) Act. Of these, one case was prosecuted for illegal transit through Singapore. The remainder were prosecuted for illegal import into Singapore.”
“As part of our greening efforts, we have safeguarded approximately 7,800 hectares of nature reserves, parks, and park connectors in Singapore. In the next 10 to 15 years, we will add another 1,000 hectares of green spaces. Of these, more than 200 hectares will be set aside for new nature parks, which serve as important buffers to protect our core biodiversity sites. Some of these nature parks are located near residential estates, such as Bukit Batok Hillside Nature Park and Khatib Bongsu Nature Park. Besides extending our network of nature parks, we also plan to bring more green spaces into our neighbourhoods. By 2030, every household will be within a 10-minute walk from a park. In planning for our green spaces and identifying suitable plots of land that can be converted into parks, we take into account other land-use needs such as community facilities, public amenities, and infrastructure, and seek to balance the demand for green spaces with these needs. We also consider factors such as ecological significance and connectivity, as part of our science-based approach towards nature conservation. In line with this approach, NParks launched the island-wide Ecological Profiling Exercise (EPE) in February 2021, to map the ecological profile of green spaces in Singapore, in consultation with the nature community and experts. Findings from the exercise will guide our long-term land-use plans in identifying key biodiversity sites for conservation and support our greening efforts.”
“The Prime Location Public Housing (PLH) model was introduced to ensure that HDB flats, even in prime and central locations, remain affordable and accessible over time. The pilot site was launched at Rochor, located in the Central Area during the November 2021 BTO sales exercise. The current intent is to apply the new model to selected public housing projects in central locations such as the city centre and surrounding areas, including the Greater Southern Waterfront, that have very high market values and would require significant additional subsidies to keep flats affordable. There is currently no defined boundary as MND and HDB will consider a range of factors, such as the project’s locational attributes and market values, before deciding whether to apply the PLH model to a particular site. The PLH model is still new. As with all our housing policies, we will monitor and review the parameters of the scheme over time. I also wish to assure the Member that the restrictions under the PLH model will not be retroactively applied to existing HDB flats, regardless of the proximity to PLH flats.”
“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, HDB has adopted innovative technical solutions and conducted pilot trials to explore options to bring direct lift access to such blocks. Some examples of solutions that have been successfully implemented include lifts that do not have a machine room at the top of the shafts (i.e. machine room-less elevators) and bubble lifts. Through these various efforts, the vast majority of the 5,300 blocks have benefitted from LUP. There remain about 150 blocks, with about 2,000 units without direct lift access, where it is not feasible to implement LUP due to high cost, or existing technical and site constraints. For such blocks, HDB will continue to explore new methods to bring down LUP costs and alternatives to improve accessibility for residents living in flats without direct lift access, such as powered stair climbers to enable wheelchair users to move up and down staircases. 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. As of December 2021, HDB received 35 complete applications for the Lift access Housing Grant. Of these, 28 applications were approved, while two are under evaluation.”
“With the COVID-19 (Temporary Measures) Act, or COTMA, the government has put in place unprecedented legislation that addresses contractual obligations that have been significantly impacted by the COVID-19 pandemic. We do not take decisions to intervene in private contracts lightly. Construction material prices fluctuate for a variety of reasons other than COVID-19, such as changes in global demand and export tariffs. In this regard, it is not appropriate to expand COTMA to cover such existing business risks. Firms should negotiate in good faith and leverage their own contractual mechanisms to manage such material price fluctuations between contract parties. For example, public sector construction contracts include a fluctuation clause that allows contract prices to be adjusted according to the prevailing material price indices of key construction materials. On assisting firms with issues relating to COTMA, BCA has conducted a series of industry webinars, and published detailed COTMA guides and claim templates since the commencement of COTMA. Firms can direct COTMA-related queries to BCA or trade associations such as the Singapore Contractors Association Ltd and the Specialists Trade Alliance of Singapore. However, BCA would not be able to provide legal advice to firms on their rights under COTMA for specific projects. Firms should seek their own advice from the relevant professionals.”
“We will continue to work with firms to bring in workers safely to meet the needs of the industry in the coming months. We encourage firms to take this opportunity to transform their businesses and work processes, such as by adopting automation and digitalisation to improve productivity and reduce reliance on labour intensive methods of construction. Firms can tap on available incentives such as BCA’s Construction Productivity and Capability Fund and Productivity Solutions Grant.”
“The Government has put in place a wide range of support measures to help construction firms cope with the disruptions brought about by COVID-19, particularly those related to manpower shortage. These support measures are available to all construction firms, including sub-contractors and specialist builders. For instance, the Government recently announced that the $250 Foreign Worker Levy rebate for all Work Permit Holders in the Construction, Marine Shipyard and Process (CMP) sectors will be extended until 31 March 2022. In addition, the waiver of Foreign Worker Levies for all migrant workers during their entry Stay-Home Notice period and the residential onboarding programme at MOM’s Migrant Worker Onboarding Centres will be extended until 31 December 2022. The Government has also extended the relief period under Part 10A of the COVID-19 (Temporary Measures) Act until 31 March 2022. This allows contractors to seek a determination from an Assessor to adjust their contract sums to address the increase in foreign manpower salary costs due to COVID-19. These support measures are meant to be temporary and will be reviewed as the sector continues to recover and as we shift towards living with COVID-19. In this regard, we are encouraged to see signs of recovery. For instance, BCA has observed that industry-level certified progress payments have almost reached pre-COVID levels. The manpower situation has also been improving. In November and December 2021, a monthly average of about 18,000 S Passes and Work Permit Holders from the CMP sectors entered Singapore, compared to a monthly average of 3,000 CMP workers between May and October 2021 when travel restrictions and tightened entry approvals were in place.”
“MND is committed to enabling public rental tenants to achieve their aspiration of owning a home. Hence, HDB has various measures to support them to buy a new flat from HDB or a resale flat. These include generous subsidies through various housing grants, priority in sales exercises through the Tenants’ Priority Scheme, and personalised guidance from HDB’s Home ownership Support Team. With these measures in place to help them buy new or resale flats, HDB currently has no plans to allow public rental tenants to buy over their rental flats. In addition, helping tenants to move out from rental housing into their own homes will maintain the rental flat supply for households who have no other housing options.”
“We have been able to keep the pandemic-induced delays to our BTO projects to a year or less, except for one project which had already experienced project difficulties unrelated to the pandemic. As for newly launched BTO projects, the waiting times have not been significantly affected, and are quite similar to what they were in the past. In fact, the median waiting time of BTO projects launched in 2021 was 3.8 years, which is lower than the 4.5 years for BTO projects launched in 2020. Barring further disruptions caused by the pandemic, and any specific site or contractor’s issues, HDB is working hard with its consultants and contractors to try and shorten the delays for ongoing projects wherever possible. Nevertheless, we recognise that homebuyers want to move into their new homes and settle down as soon as they can. Since 2018, we have introduced BTO flats with shorter waiting times of around three years or less. This is achieved by bringing construction forward for specific sites that have no existing encumbrances and are ready for development. Where possible, we will continue to launch more of such flats with shorter waiting times, to better meet the needs of home seekers, even as we ramp up the BTO supply.”
“Looking ahead, we will continue to monitor demand taking into account long-term demographic and population trends, to ensure that the supply of public housing remains responsive to the housing needs of the population. We are prepared to launch up to 100,000 flats in total from 2021 to 2025, if needed, subject to prevailing demand. Mr Liang asked if the longer construction times arising from the COVID-19 pandemic have reduced the usefulness of the BTO system in meeting the housing needs of first-time home buyers in a timely manner. Mr Sharael suggested that HDB could build ahead of demand. Since May 2011, HDB has called for and awarded the construction tenders for the vast majority of BTO projects ahead of the outcome of the flat selection, which takes place about three to seven months after the launch of the BTO projects. Hence, HDB is already building ahead of demand or actual bookings, where possible. However, how early the construction tenders can be launched depends on a variety of factors, such as readiness of sites, status of the planning approval and design development process, among others. We recognise that the delays to the completion of BTO flats due to COVID-19 have caused inconvenience to flat buyers and affected their life plans. HDB has leaned forward and rolled out extensive assistance to help contractors complete ongoing projects in a timely manner, to mitigate the pandemic’s impact on our public housing programme. As shared earlier with Members of the House, this has allowed us to keep the waiting times for ongoing BTO projects to between 2.1 to 5.5 years, averaging at around 4.3 years.”
“Nevertheless, we recognise that there is currently strong demand for public housing. The strong demand is partly driven by marriage and family formation. In the near term, we expect more demand from the larger "Echo" Baby Boomers cohorts, or those born in the late 1980s and 1990s, as they reach marriageable age. In addition, changing social norms and aspirations have resulted in a growing trend of smaller households. This may also be possibly fuelled by COVID-19 and the resultant constraints from the ongoing work-from-home arrangements. Today, more young couples, singles, and parents with adult children choose to have their own flats instead of living together as a larger family unit in the same flat. We see this in the average HDB household size which has fallen from 3.45 in 2010 to 3.13 in 2020. The raising of the monthly household income ceiling, most recently in 2019, which have allowed more applicants to qualify for BTO flats, and the current low interest rate environment, have also contributed to the increased demand. To meet the strong demand for public housing, HDB will ramp up the supply of BTO flats over the next two years, by launching up to 23,000 flats per year in 2022 and 2023. This represents a significant increase of 35 per cent from the 17,000 flats launched in 2021. Apart from the BTO exercises, there are two Sales of Balance Flats (SBF) exercises each year, which supplements the total number of new flats on offer. The increased supply of flats will provide more housing options for young couples in their marriage and parenthood journey, as well as for second-timer families, multi-generation families, the seniors, and singles, even as we prioritise to meet the housing needs of the first-timer families.”
“Members have asked about the current Build-To-Order (BTO) flat demand-supply situation, what we intend to do to meet the strong housing demand, and whether the BTO model remains relevant in addressing the housing needs of Singaporeans. The overall number of applications received per BTO flat has increased from 2.6 times in 2018 to 5.8 times in 2020, before tapering slightly to 5.5 times in 2021. Beyond providing an indication of housing demand, the higher flat application rates also reflect the popularity of the location of some of the flats on offer, with higher application rates observed in recent projects with more favorable location and design attributes. In the past two years, application rates varied significantly among BTO projects, with higher application rates observed for BTO projects with favourable locational attributes, such as those in mature estates nearer to the city center, and also those in non-mature estates located near to MRT stations and amenities. The applications received at different quarterly BTO launches are also not unique. The total annual BTO applications contain a number of repeat applicants. These include applicants who have not been successful in the earlier BTO launches in a year. They also include those who have been successful but are waiting for their flat selection appointments, as we do allow applicants to apply in consecutive BTO launch exercises so that they would not miss out on the next BTO launch, in case they are unable to select a new flat in the earlier BTO exercise. In addition, a sizeable proportion, or 40% of successful applicants between 2018 and 2020 were given a chance to select a flat, but decided not to do so for a variety of reasons. These applicants are likely to add to the number of repeat applications.”
“Ceiling leaks that occur in HDB flats are generally a result of wear and tear over time. In such cases, the responsibility for repairs is shared jointly between the upper- and lower-floor flat owners. Both upper- and lower-floor flat owners should jointly investigate and carry out the necessary repairs. In most cases, ceiling leaks can be amicably resolved when flat owners exercise mutual understanding and cooperate with one another for investigation and repairs. In cases where the leak is caused by wear and tear, HDB may offer assistance to residents via the Goodwill Repair Assistance (GRA) scheme, where HDB co-pays 50% of the repair cost, with the remaining 50% co-shared equally between the upper and lower-floor flat owners. HDB has been exploring new technologies to improve current repair methods for toilet ceiling leaks and has identified two new repair methods – nanotechnology waterproofing system and overlaying waterproofing membrane system. These technologies provide alternative repair options for residents who do not wish to hack their toilet tiles or who prefer to keep their existing finishes in their toilets. The nanotechnology waterproofing system is similar to chemical infusion, where the repair method involves an application of chemical solutions onto existing tiles to prevent the penetration of water. Such repair works are currently offered under the GRA scheme. HDB is assessing the effectiveness of the overlaying waterproofing membrane system in resolving ceiling leaks and whether it will be offered under the GRA scheme, the assessment is expected to be completed by year end.”
“NParks conducts regular inspections on dog farms and pet shops to ensure compliance with licensing conditions. From 2019 to 2021, NParks conducted around 2,000 inspections on these entities and took enforcement action on 110 cases of non-compliance with licensing conditions. Actions taken included issuing warning letters, composition notices and prosecution in court for serious cases. To prevent unlicensed backyard breeding and sale of animals in Singapore, NParks carries out investigations and takes enforcement action against illegal home breeding activities. Investigation efforts include conducting surveillance, interviewing eyewitnesses and checking CCTV footage, where offences are suspected. In October 2021, NParks also announced tightened licensing conditions for pet boarders and breeders to raise industry standards and improve the health and welfare of animals. We are also reviewing the penalties under the Animals and Birds Act, to ensure that they remain effective in deterring acts of animal cruelty and abuse. The review will take into account feedback from consultations with the relevant stakeholders and the public. NParks will continue to work closely with stakeholders to safeguard animal health and welfare in Singapore, and to raise public awareness on responsible pet ownership and animal care.”
“Table 1 shows the numbers of BTO flat applications from unique first-timer families and first-timer singles, and the number of these applicants who had been invited to book a flat from 2011 to 2020. The ratio of BTO flat applications to flat booking invitations for first-timer families has increased in recent years due to strong demand for public housing. There are various reasons for this, such as an increase in family formation rates and social trends toward more nuclear families over three-generation families. To meet the strong housing demand, we will be increasing the BTO supply to up to 23,000 each year in 2022 and 2023, and are prepared to launch up to 100,000 flats in total from 2021 to 2025, subject to prevailing demand.”
“Between 2017 and 2021, 18 cases were prosecuted for the illegal trade of endangered species under the Endangered Species (Import and Export) Act. None of the persons prosecuted have been found to be associated with organised crime in Singapore or overseas at this point in time.”
“HDB has studied the feasibility of installing foldable wheelchair lifts at staircases of HDB blocks where some flats still do not have direct lift access. It was found to be unfeasible due to fire safety considerations. Staircases at HDB blocks serve as escape paths in the event of a fire and a minimum clearance width of one metre needs to be maintained at such staircases in accordance with the Fire Code. Installing foldable wheelchair lifts at staircases would encroach into the escape path, impeding the safe evacuation of residents during a fire. Furthermore, the installation of wheelchair lifts would introduce electrical systems that may pose fire risks, counteracting the purpose of HDB staircases being fire escape paths. HDB is currently exploring the use of powered stair climbers as an alternative. These devices can be attached to a wheelchair to enable it to traverse up and down staircases, with assistance from another person. HDB is pilot-testing different models of the device with a few volunteer HDB households, to assess if the device is feasible and cost-effective, and if it can be implemented on a wider scale. Through HDB’s efforts, the vast majority of the 5,300 HDB blocks without full direct lift access have been able to benefit from the Lift Upgrading Programme (LUP). For the 150 or so remaining HDB blocks, which do not have direct lift access to every flat, HDB will continue to explore new methods to bring down lift upgrading costs as well as alternatives to improve accessibility for residents with mobility needs. Residents living in these blocks who are in urgent need of direct lift access due to medical or mobility issues can also apply for the Lift access Housing Grant (LHG) of up to $30,000 when they buy another flat with direct lift access.”
“In August 2021, HDB announced that it will increase the supply of PPHS flats by 800 units over the next two years, almost doubling the 840 flats under the scheme then. To give priority to families who are less able to afford alternatives such as renting a flat on the open market, the household income ceiling of $7,000 was introduced. As the PPHS supply remains limited, HDB has no plans to increase the income ceiling, which was only put in place recently. From August to December 2021, HDB offered 150 PPHS flats to applicants. Over the same period, 85 appeals for PPHS from households whose income exceeded $7,000 were rejected, as there were no clear extenuating factors. Nevertheless, households with income above the income ceiling who have high monthly expenses for exceptional reasons, such as medical needs, may approach HDB if they need help with temporary housing. HDB will consider their applications on a case-by-case basis.”
“HDB seeks to prioritise public rental flats for low-income families who are without family support and other housing options. It adopts a holistic and needs-based approach when assessing requests for public rental flats. The income guideline of $1,500 is thus not a hard ceiling and no applicant will be rejected solely based on their income. All applicants will be assessed based on their households' circumstances, including their housing budget and options. Applicants who do not have other housing options will be assisted with a public rental flat.”
“In fact, more than nine out of 10 buyers who took an HDB housing loan in 2020 had an LTV of 85% or less and would not be affected by the reduction in LTV limit. This includes young couples, gig economy workers and the self-employed. Looking more specifically at households with an income of $7,000 or less, only 1% would be affected. For reference, $7,000 is half the current income ceiling of $14,000 for families to purchase a subsidised flat. To complement the cooling measures which are targeted at moderating demand, we will increase the supply for private and public housing. We will ramp up BTO supply to launch up to 23,000 flats per year in 2022 and 2023, an increase of 35% from the 17,000 flats in 2021. For private housing, we will have around 2,800 units on the Confirmed List for the GLS programme in the first half of 2022, with another 3,700 units on the Reserve List. This is a 40% increase for the Confirmed List from the previous GLS Programme in the second half of 2021. We will step up supply even further if demand remains strong. Taken together, the suite of demand and supply measures will help to support a stable and sustainable property market in the medium term, and ensure that housing remains affordable and accessible for all Singaporeans, especially for those planning to purchase their first home.”
“The adjustments to the Total Debt Servicing Ratio (TDSR) threshold and Loan-to-Value (LTV) ratio for HDB-granted loans were part of a package of cooling measures introduced in December last year to promote a sustainable property market, housing affordability and financial prudence. Specifically, the tightened TDSR threshold aims to protect home buyers and ensure that they can continue to service their mortgages over the medium-term. This is because interest rates are likely to rise in 2022 and beyond, and a combination of rising property prices and higher interest rates will risk a significant increase in mortgage costs for buyers. The tighter TDSR threshold will encourage financial prudence among home buyers. The vast majority of first-time home buyers are unlikely to be affected by the tightening of the TDSR threshold from 60% to 55%. HDB buyers are already subject to the stricter Mortgage Service Ratio (MSR) of 30%, which was not changed in the latest round of cooling measures. The tightened TDSR will encourage prospective first-time owners of private properties to right-size their intended purchases and mortgages, without overstretching themselves, so that they can better service their debt obligations. The reduction in LTV limit for HDB housing loans from 90% to 85% is not expected to significantly affect first-timers taking an HDB loan. First-timers receive generous grants for their HDB flat purchase. They are also required to use all their CPF Ordinary Account savings, except for up to $20,000 per buyer, when they buy their flat. The significant grants, coupled with the use of CPF savings, reduce the loan amount that HDB first-timers need to take.”
“The site bounded by Tampines Expressway, Loyang Avenue and Blocks 143 and 149 of Pasir Ris Street 11 is zoned Residential in the Master Plan 2019 and safeguarded for future residential developments. Government agencies are currently working on future plans for the site and will share more information with the public when ready.”
“HDB strives to install solar panels on as many HDB blocks as possible, subject to factors, such as the availability of roof space and whether the roofs are free from any shading effects. To date, HDB has called or awarded tenders for a total solar capacity of about 330 megawatt-peak (MWp), covering about 7,000 HDB blocks, and installation has been completed on around 2,700 of these blocks, or close to 40% of the total number of committed blocks. Solar panels for the remaining HDB blocks will be progressively installed in batches over the next two to three years. HDB will continue to call more tenders for the installation of solar panels on HDB rooftops across Singapore in the coming years, as well as employ higher efficiency panels to optimise the use of HDB rooftop space. Solar energy generated is first used to power common services in HDB estates, such as lifts and lights. Any excess solar energy will be channelled to the grid. Town Councils managing these HDB blocks will enter into a service agreement with the solar vendor to pay for the solar energy consumed, at a preferential rate not higher than the retail electricity tariff rate. This may help the Town Councils in mitigating the rising cost of energy.”
“From 2019 to 2021, HDB received about 61,000 applications on average each year for an HDB Loan Eligibility Letter. Of these applications, an average of about 4,600, or 7.5% of all applications, were unsuccessful each year. About half of the applications were unsuccessful as the applicants were unable to fulfil HDB’s credit assessment criteria. For instance, applicants may not have met the minimum employment period. The remaining applications were unsuccessful either because the applicants were ineligible for an HDB housing loan or ineligible to purchase an HDB flat. For instance, they may have already taken two HDB housing loans or their household income may have exceeded the income ceiling.”
“The number of first-timer families who bought new and resale flats in the past three years is tabulated below.”
“HDB resale flats are transacted at prices mutually agreed upon between flat sellers and buyers. Eligible first-timer families who buy a resale flat can enjoy up to $160,000 in housing grants, comprising a CPF Housing Grant of up to $50,000, an Enhanced CPF Housing Grant of up to $80,000 and a Proximity Housing Grant (PHG) of up to $30,000. Between 2019 and 2021, the prices of resale HDB flats bought by Singaporean first-timer families are tabulated below. While second-timer families do not receive the CPF Housing Grant and Enhanced CPF Housing Grant, they may be eligible to enjoy a PHG of up to $30,000 and/or a Step-Up CPF Housing Grant of $15,000. The Government will continue to monitor the housing market conditions closely and ensure that Singaporeans have access to affordable public housing.”