Khaw Boon Wan
Singapore
“Motor vehicle dealerships and showrooms have been closed since the start of the circuit breaker. As COE bidding is done mostly by the motor vehicle dealers on behalf of prospective owners, the Land Transport Authority (LTA) suspended COE bidding for the months of April and May.”
“Though stressed by the financial pain, they press on with the immediate priority of fighting the virus and supporting essential services. Post-pandemic, we will see how public transport evolves. Will demand for public transport services simply return to the pre-pandemic level?”
“Under our rail financing framework, the Government fully pays for the cost of building new rail lines. In other words, we do not recover the cost of building the Cross Island Line (CRL) from commuters through fares. The CRL project is being implemented and the final costs will depend on tender bids.”
“There are around 5,000 private bus operators with a combined fleet of 13,500 private buses. As we do not track the number of private bus trips and passengers, we do not have data on their carbon emissions.”
“There are nursing rooms at 50% of our bus interchanges. We will provide nursing rooms at all new bus interchanges and integrated transport hubs. For the MRT network, we will provide nursing rooms at all new interchange stations. We will also explore providing such facilities when MRT stations undergo upgrading.”
“Over the last three years, Singapore carriers have reported a total of 20 incidents of food allergies on board their flights. None required the use of epinephrine or emergency flight diversions.”
The complete record
Every one of 2,685 lines we hold for Khaw Boon Wan, in date order, each linked to its source. Free to read, in full, without an account. Page 17 of 54.
“About 2,230 Executive Condominium (EC) units are currently unsold. EC applicants have to wait about three years on average, from the time of the sales launch to the issuance of the Temporary Occupation Permit. We last raised the income ceiling for ECs in 2011 from $10,000 to $12,000. We are in the process of reviewing the income ceiling.”
“First-timer families buying a resale flat to live with or near their parents or married child are eligible for the Higher-Tier CPF Housing Grant for Family of $40,000. The income ceiling of $10,000 is in place to ensure that housing subsidies are given to those who need more help. A higher income ceiling of $15,000 is set for extended families who buy a flat to live together. For families whose incomes have exceeded the limit but are in need of subsidised housing, we exercise flexibility and help them on a case-by-case basis. As income levels have risen, we are reviewing the current income ceiling. But we are mindful that we must always give priority to those who need help most.”
“Land use is strictly governed by the Master Plan which is a public document. To help potential flat buyers make an informed decision regarding their flat purchase, HDB’s sales brochures provide information on the proposed surrounding land uses and facilities, based on the prevailing Master Plan at the time of sale. The Master Plan is subject to regular reviews. In reviewing any proposed changes to land uses stipulated in the Master Plan, URA considers the compatibility of the changes with the existing surrounding land uses and developments. These considerations are particularly pertinent in the case of residential areas, such as public housing estates. Before amending the Master Plan, URA publishes a notice of the proposed amendments to the Master Plan in the local newspapers, Government e-Gazette website and URA’s website for public inspection. This process allows members of the public, including existing and future flat owners, the opportunity to be informed of proposed changes to land uses and provide feedback on them. The agency initiating the land use changes will also inform Members of Parliament (MPs) and constituency advisors of the development proposed on site before its implementation. This process allows MPs and Advisors to manage any queries or concerns from the local Page: 137 community about the proposed development.”
“Between 2012 and 2014, a total of: (a) 47 households booked 2-room Build-To-Order (BTO) flats for less than $40,000, of which 3 households did so for less than $20,000; (b) 283 households booked 3-room BTO flats for less than $120,000, of which 27 households did so for less than $100,000; and (c) 1,721 households booked 4-room BTO flats for less than $250,000. These prices were after subsidies given to eligible households which could enjoy up to $40,000 in Additional Central Provident Fund (CPF) Housing Grant and $20,000 in Special CPF Housing Grant. Page: 138”
“The data requested are collected by the Urban Redevelopment Authority and the Jurong Town Corporation. They cover private property transactions and Page: 135 do not include Housing and Development Board properties and executive condominiums. They are tabulated in Tables 1 to 4 below: Page: 136 Page: 137”
“Yes, indeed, the answer is yes. I try to give "yes" answers to most reasonable requests from Members of Parliament. As to the question, "Can we carry out a poll among residents to decide whether we do a SERS or not?", as I have explained, it must Page: 23 meet the three criteria, much of it is top down. It depends, for example, on viability. If the project is not viable, even if there is a bottom-up request for it, you cannot just finance it.”
“Madam, the Selective En bloc Redevelopment Scheme (SERS) allows optimisation of land use and revitalises such old estates through new developments. As the name suggests, the identification of suitable precincts for SERS is on a selective basis. First, it will depend on the availability of suitable sites for rehousing the residents together. This is important for preserving community ties and is especially valued by our senior citizens. Second, it will depend on the economic viability of the project. This takes into account the potential for redevelopment and land optimisation of a precinct and also the cost of acquisition. The latter includes the market compensation for the flat and reasonable expenses to cover removal, stamp and legal fees. The Government also gives generous rehousing benefits and grants which include the option of purchasing a replacement flat at a subsidised price. Third, it will depend on the availability of financial resources to fund the SERS programme.”
“Madam, I am sorry but my reply will contain a string of statistics. The number of BTO and SBF applications under the MCPS was about 14,000 in 2011, 18,100 in 2012 and 15,700 in 2013. There were 8,400 such applications between January and September 2014. The selection exercises after September 2014 are still in progress. The success rates averaged 59%. The number of successful applications was 7,500, 11,000 and 9,600 in 2011, 2012 and 2013 respectively. For the first nine months of 2014, 5,000 applications were successful. In particular, for BTO flats in non-mature estates, the proportion of successful MCPS applications increased from 67% in 2011 to 93% in 2014. So, it has become almost all successful. The average number of unsuccessful MCPS applicants per BTO/SBF exercise has dropped from 724 applicants in 2011 to 578 applicants in 2014. For applications under BTO exercises, the average number of unsuccessful MCPS applicants has halved from 511 applicants in 2011 to 241 last year. We have offered more than 100,000 new BTO flats between 2011 and 2014. This has cleared the demand backlog for first-timers. Today, almost all young couples, including those who apply under the MCPS, are successful in their first application for a BTO flat in the non-mature estates. Last November, we also converted the MCPS to a quota-based priority scheme, to give even greater assurance to families who wish to stay near or together. Page: 16 Besides the MCPS, we have the Higher-Tier CPF Housing Grant for resale flats to facilitate couples who wish to stay near or with their parents.”
“Madam, the couple of prices quoted by the Member are really apples and oranges. For a 2-room flat, where he quoted a very low price, these are for first timers. Because for the first timer, you are getting a subsidy; and there is substantial housing grant according to your income level. But in the case of a Studio Apartment, it was meant for largely second timers, or even private property owners. So, firstly, they are not entitled to the grant; and secondly, most of them, although being second timers, they would not have to pay a resale levy, which they are liable if buying a 2-room flat.”
“Madam, I thank the Member for her clarification. For computing of lease for the Lease Buyback Scheme, we rely on the professional valuers. As far as the profession is concerned, they typically look at the value of the plot based on what is the prevailing price. But for us to intervene to tell them that they should try to moderate by either averaging the last three or five years so as to squeeze out the volatility, I am not sure whether the profession will find it acceptable. We will take the idea back to them. Page: 33 The bottom line is that the Lease Buyback Scheme is one of several options that are open to them. The key is that, in Singapore, at least our seniors have options to consider, like having an asset, quite unlike many other cities. It is an idea which I think they should think through very carefully and consult widely. If they have a good MP, like the Member Ms Foo, who knows a lot about the market, do consult her as well.”
“Madam, there are three queries and Senior Minister of State Lee Yi Shyan will answer two of them. Let me take the one on Studio Apartments, whether there will be more Studio Apartments coming up in Yishun. We definitely will want to continue to build more Studio Apartments and 2-room flats. Yesterday, I spoke a little bit about the possibility of how to rationalise the two schemes because, indeed, the two now exist. Basically, they are the same, but the terms are very different. One is 30 years, one is 99 years, and that has, sometimes, caused some confusion on the ground. We are actively looking at how to rationalise, with the view to unify the two schemes into one, so that it can suit different needs of the population. But whatever it is, we will definitely be building more 2-room flats. Whether specifically in Yishun in the next few years, the details I do not know. But Yishun is a growing town, I am quite sure there will be a possibility.”
“Mr Deputy Speaker, I beg to report that the Committee of Supply has made further progress on the Estimates of Expenditure for the financial year 2015/2016, and ask leave to sit again tomorrow.”
“Sir, may I seek your consent to move that progress be reported now and leave be asked to sit again tomorrow?”
“The author expected the people to look to their government to fill the gap, but he warned "as the past century of social policy has demonstrated, government is a highly imperfect substitute for family – and a very expensive one". Highly imperfect, highly expensive. While the message is solemn, we should not despair. Instead, we should resolve to re-dedicate ourselves to the basic values of family ties and community spirit. As we adapt our policies to the new challenges, Singaporeans can find security and comfort in the constancy of my Ministry's commitment to not only provide good homes, but to enable homeownership for our citizens. We will continue to work with all Singaporeans to build their dream homes for their families and to weave strongly-knitted communities in our neighbourhoods and towns. Municipal Services Office (MSO)”
“Our HDB heartland defines the pulse of mainstream Singapore and reflects the shared daily life experiences of Singaporeans in all our diversity. We build flats, but it is never just about the hardware. It has always been about building the Singapore community, the larger Singapore family that the Prime Minister spoke about in his New Year Message. Let us rededicate ourselves to our values and social objectives, such as supporting family ties, building an inclusive community, fostering the "kampong spirit" and making Singapore home for all. We have achieved a lot, but we must not take our current success for granted. The future may not be plain sailing because the demographic challenges confronting us are severe. Last month, on 21 February, the Wall Street Journal carried a troubling article – "The global flight from the family" – running away from family, global flight from the family. It observed the continuing decline in marriage and drop in birth rates, not only in the West, but also in the East. It is a global flight from the family. The article warned of the dire consequences of this global trend. It named many countries where marriage is being postponed or, increasingly, forgone; where networks of extended kin are withering due to extreme sub-replacement fertility; and where Page: 136 childlessness is on the rise. Singapore is, unfortunately, not spared from the troubling list of countries listed by the author. He noted that the global flight from family will have "unforgiving implications for the vulnerable old". It went on to note the irony and to say that just when more care and support for seniors will be required, "family structures and family members will be less capable, and perhaps also less willing, to provide that care and support than ever before".”
“He also shared the good news that his parents have just moved in to their brand new 2-room flat but, this time, a flat of their own. They are new residents in Mr Liang Eng Hwa's ward. I visited them last week and I am glad that they are doing well. Their son was there, the daughter-in-law was also there. In fact, they told me they are recent proud owners of an EC in Punggol. I encouraged them to shoot for a Jubilee baby. He said, "Already March, you know." And I said, "You can do it. There is still time." Mr and Mrs Hew are HDB first-timers and they could benefit from the significant housing grants to make the transition from rental to homeownership. However, there are other rental tenants who have exhausted their housing privileges and no longer qualify for grants. Many wish they can turn back the clock, undo some of their bad decisions and be able to provide a better home for their kids. Mr Zainal Sapari offered some suggestions. The question is how can we help such families without creating a moral hazard? Can we formulate a scheme which requires the family to make serious commitment towards their children, for example, and, in return, we provide a small flat with a shorter lease? Minister of State Dr Maliki has been hand-holding such families in his ward and has helped some graduate into homeowners. It requires intensive counselling and nudging. The test is how to ensure that they do not end up losing the third flat and returning to apply for another public rental flat again? This requires careful thinking through. Mdm Chair, as we help Singaporeans move on to homeownership, let us remember the intrinsic value in life that comes with our home. We have formed our most cherished memories and our deepest bonds both within and beyond the walls of our HDB flats.”
“After divorce, Mdm Hui had the daunting task of raising two school-going daughters, even as she tried to rebuild her life. Her very first task was to secure a safe home and a stable environment for her kids. She took advantage of the ASSIST scheme – a new scheme introduced a couple of years ago, it is a scheme for divorcees with young children – and she successfully booked a 3-room flat, not on the first attempt, but on her second BTO attempt. Today, the courageous Mdm Hui is back on her feet as the breadwinner and as a mother and her kids are doing well in school. She will move into her new home in 2017, but most likely late next year. In reply to Er Dr Lee Bee Wah's query, about 400 flats were set aside under ASSIST last year. This was more than the number of applicants. So, we have enough ASSIST flats to assist. HDB does not track the waiting time because that would depend on the individual projects and the applicants' preferences, but the important message is that, with determination, anyone can start afresh and we will help you. I have heard Er Dr Lee Bee Wah's appeal for her resident, Mdm Ong, and I will look out for her Meet-the-People Session (MPS) letter. 5.45 pm Finally, from tenant to owner. So far, these stories are about families who have achieved homeownership. For some Singaporeans living in rental flats, homeownership may seem like beyond their reach. But we are keen to see them become home owners, too. Mr and Mrs Hew Kim Mee are examples of rental tenants who made the successful transition. In 1982, they were allocated a rental flat. They have a son who grew up in the rental flat. The younger Mr Hew recently wrote in to thank the Government for looking after his Page: 135 parents all this time. It was a very touching, moving email that he sent to me.”
“While marriage and parenthood will remain at the core of our housing policy, I recognise that we are more diverse today as a society with many Singaporeans remaining single. Although most live comfortably with their extended families, many will desire the privacy and stability of homeownership. Many singles are proud owners of resale flats, some with the help of substantial housing grants. Nevertheless, we recognise there is a limited supply of smaller flats in the resale market and not all can afford bigger resale flats. That is why in July 2013, we broke new ground when we allowed singles to buy 2-room BTO flats in the non-mature estates, if they have never bought subsidised HDB flats before. We also extended additional housing grants to support their flat purchase. And, of course, the response has been overwhelming; over 18,000 have Page: 134 applied and half have had the chance to book a flat. Mr Lim Sio Poh is one such happy beneficiary. Like many others, he received the Additional CPF Housing Grant (AHG) and the enhanced Special CPF Housing Grant (SHG). Mr Lim has just collected his keys and is moving to his new home soon. However, with high pent-up demand, Assoc Prof Muhammad Faishal Ibrahim noted that the queue is several thousand applicants long. To address this, we ramped up the supply last year and, this year, we will launch another 4,000 2-room flats. We will also raise the 2-room BTO flat quota for singles to 50%, starting from the next BTO exercise, which is coming up in May. This will help to provide greater assurance to singles and will reduce the backlog. Fourth, a new beginning. From time to time, we come across families who hit a rough patch, circumstances beyond their control. One example was Mdm Hui.”
“This will benefit families with children, who are looking for new flats, living in Toa Payoh and Potong Pasir. We are also building more 3Gen flats, including in mature estates, but I am not sure if it is feasible to add rooms to existing flats as suggested by Mr Gan Thiam Poh. We will need to add toilets, too, and that would be challenging, I think. Second, we give the Higher-Tier CPF Housing Grant for first-timers who buy a resale flat near or with their married children or elderly parents. Nonetheless, there are couples who had earlier moved away from their parents, but would now like to move back closer after they had their kids or when their parents needed more care. While they can apply for a BTO flat, there are limited new flats that HDB can launch in the mature estates. In addition, they would also have to pay the resale levy. Mr Png Eng Huat commented on the resale levy and mentioned his resident's case of having to fork out a resale levy computed at $180,000. We know the rationale for resale levy. The resale levy helps ensure a fairer distribution between first-timers who have never enjoyed a subsidy before and second-timers who have already enjoyed one. But on a needs basis, HDB has helped, for example, by including it as part of the flat price and allowing it to be paid via instalments. I am keen to help this particular case with the resale levy of something like $180,000. Please send the case to me and I will take a look. Meanwhile, we will study whether we can further help those who wish to buy a resale flat near their parents. Like Er Dr Lee Bee Wah, I am keen to foster strong families and allow family members to live near one another. Third, single and secure.”
“Er Dr Lee Bee Wah, Mr Hri Kumar and Mr Gan Thiam Poh asked if we could raise or even remove the HDB income ceiling. We increased it in 2011. I do not think we want to lift the ceiling completely because HDB flats are heavily subsidised and we should continue to target help at those who need help more. However, as the income level rises, we must be prepared to adjust the income ceiling. Anyway, I have noted the Members' call and I will mull over it. Second, one family, two flats. While Mr and Mrs Sarmani were happy with their first flat, there are many others who took two steps, two prudent steps, as they pursued their housing dream – a smaller flat and then a bigger flat. When Mr and Mrs Lim Bok Eng started out, they bought a 3-room flat; they were young and did not need such a large flat. But when the first kid came along in 1996 and then the second kid two years later, their priorities changed. They needed more space and they bought a 4-room flat in Ang Mo Kio from HDB. Capital gains from the sale of their first flat partly paid for the second one. Today, the family of four live happily in their 4-room flat. Mr Lim's mother is also happy. She stays with another son, also in Ang Mo Kio. It is like having one big family spread over two flats, secured by strong family bonds. I agree totally with Er Dr Lee Bee Wah that we should help more families Page: 133 like Mr and Mrs Lim live close together with their parents. First, we have recently converted the Married Child Priority Scheme (MCPS) into a quota-based scheme to benefit even more families. This applied to the BTO projects launched last year in Tampines North and will also apply to Bidadari this year when we launch the first BTO project there.”
“Page: 132 We do exercise flexibility in credit assessment as well as appeals for refund of deposits as HDB looks into the specific circumstances of each case. We now have a new procedure requiring BTO flat buyers who intend to take an HDB housing loan to get an HDB Loan Eligibility (HLE) loan entitlement letter before booking to help them better plan their finances. HDB needs to ensure that the buyer is able to finance the home and keep it for the long term. It is not in the buyers' interest to overstretch, only to run into problems later. Mr Gan Thiam Poh asked for higher priority or grants for couples with more children as a pro-family incentive. We do give priority for those with children or who are expecting a child, especially those with three or more children. Likewise, we have increased the Special CPF Housing Grant just recently to help couples buy their first home, but we have no plan to peg the housing grants to the number of children one has. I think it is better for the Government to support parenthood in other ways. Mr Hri Kumar felt that we should return to the basic aim of home ownership and de-emphasise the asset enhancement role of the HDB flat. Specifically, he asked that we further lengthen the minimum occupation period (MOP) for HDB flats. We have done some recalibration and it is a balance that we have to continue to strike. However, I would be against an "all home, no asset" approach. In other words, it should be just purely for home occupation and we should not allow this flat to have commercial value such that we forget about the asset enhancement role. If we do that, then home ownership would mutate into a permanent rental scheme. Many Singaporeans, including Mr and Mrs Sarmani, would not have had a nest egg had we chosen such an approach.”
“As not all BTO projects are fully booked at the time of initial launch, we have a natural inventory of unsold flats. We refer to them as balance flats and they come with a shorter delivery period. For example, currently, we have over 10,000 balance flats and they will come in handy for those with urgent housing needs. Every now and then, I receive appeals from Members because, for various reasons, some of their residents have desperate needs for a roof and they cannot wait for a BTO although they can ballot for a BTO. But they cannot wait. So, this buffer stock of surplus flats will come in handy. If Members come across genuine needy cases, do let me know so that I can show compassion. Separately, we have introduced the Parenthood Provisional Housing Scheme (PPHS) for those who are willing to rent while waiting for their keys to their BTO flats. PPHS has been very well received. It has benefited close to 1,200 families and happily produced more than 120 "PPHS babies" because they need to have babies or be pregnant to qualify for this scheme. To answer Ms Lee Li Lian's query, we are adding 800 more PPHS flats this year and we will spread them out – namely 3-room flats in various locations other than Jurong West, including Bukit Merah and Queenstown. The rentals will remain affordable because we impose a very substantial discount from the market rates. Mr Ang Hin Kee suggested that we help young couples with low or irregular income get a HDB loan by pegging their loan to their cohort's median income level. Dr Lily Neo asked HDB not to forfeit buyers' deposits when they are unable to get a sufficient loan to go through with their transaction.”
“The SA scheme, therefore, provided a smaller flat option for seniors who wanted to right-size. Today, we also offer new 2-room flats. 5.30 pm Mr Seah Kian Peng and Mr Gan Thiam Poh proposed that we introduce shorter lease tenures in some of our BTO projects. Mr Seah suggested this a few months ago and I have been mulling over this idea. We may be able to use this suggestion of shorter leases to rationalise the two schemes – the Studio Apartment and the 2-room flat schemes. For example, if we have a new 2-room flat scheme, offering varying lease tenures and lease terms, it may allow us to cater to different groups with varying needs and, in the process, unify both schemes. MND and HDB are working on this and we will also gather some inputs from the public. Page: 131 Singapore's home ownership policy has benefited two whole generations of Singaporeans, like Mr and Mrs Sarmani and, soon, their children. Our commitment is to their grandchildren, too, so that they can, in due course, own their own homes and raise a family. In 2011, many Singaporeans were swayed by the social media commentaries and worried that the Singapore Dream would not be available to future generations. We have proved through action that the worry was unnecessary. After four years of hard work, we have cleared the backlog and placed our home ownership policy on even firmer foundation. Every generation will be able to afford their own HDB homes. This is our promise. Mr Gan Thiam Poh asked that we build ahead of demand in a significant way so that flats are available on demand. No developers adopt such a model because the holding cost of keeping a large number of flats empty will be prohibitive. By building ahead of order today, HDB is actually building ahead of demand, but in a more measured way.”
“We are happy for Mr and Mrs Page: 130 Sarmani and we will do more for Singaporeans like them. First, from next month, that is, 1 April 2015, the new Lease Buyback Scheme (LBS) will take effect. Four-room flat owners will now be able to participate in LBS, too. Ms Foo Mee Har suggested that we use a more long-term property index, such as the past three-year average value of the flat, to determine the property price for LBS. Such an approach will benefit flat owners if prices are declining, but not if prices are rising. We are caught. How do you set a policy that benefits both sides? The only practical way is for HDB to adopt the current market value, as determined by professional valuers, to ensure that flat owners benefit at fair value based on prevailing market conditions. I thank Mr Chen Show Mao for his suggestions on how we can further adjust LBS. He has raised it in this House previously and I thought I had answered him already. Basically, if the children have plans to take over the property after their parents have passed on, then LBS is not the best option for the parents. What is the best option? Look after their parents when they are still alive. Then, there is no need for their parents to have to look to HDB for cash payments and then when they pass on, the flat is yours. But if you do not look after the parents, then you are forcing the parents to think of other monetisation options. Anyway, let us get the new LBS properly implemented first. We can make further adjustments in the light of experience. Second, now that we have enhanced LBS, we will also review the Studio Apartment (SA) scheme. The SA scheme was introduced in 1998. At that time, HDB had stopped building small flats.”
“Let me share, through the lens of several families, what we have achieved over 50 years of home ownership and what more we can do for them. This is a tale of five families. First, a home for life. HDB is both a home and an asset. But through Our Singapore Conversations (OSC), we found that many preferred "home first, then asset", because there are some things in life that money cannot buy. Mr and Mrs Sarmani's family epitomises this. They are my GRC colleague Senior Parliamentary Secretary Hawazi's residents. They bought their first 4-room flat in Marsiling directly from HDB in 1984 after they got married. They have stayed there ever since for the past 31 years. They are one of the half a million Singapore families who still live in their first HDB flat. They make up 60% of HDB households. Their first HDB flat is where they started their family, raised their children and built precious memories. When they moved out of their kampong into HDB flats, they thought they would lose the kampong spirit they used to enjoy. However, over the years, Mr and Mrs Sarmani have made many good friends in Marsiling. They know almost everybody. The old kampong spirit lives on and flourishes. Their daughters are planning to stay close and buy a flat nearby after marriage. Our Married Child Priority Scheme (MCPS) and the Higher-Tier CPF Housing Grant will help them do so. When Mr and Mrs Sarmani bought their flat in 1984, they paid $45,000. The flat has appreciated in value to more than $300,000 today. Some of their neighbours have moved out to realise the capital gains. However, for Mr and Mrs Sarmani, they are in no hurry to do so. They have chosen to stay put, because this is home and they have family and friends nearby. I visited them last week and we had a good chat.”
“In Singapore, home ownership is not a privilege of the rich only. The benefits of our home ownership policy have reached all income groups, including the lower income group. In January, in reply to a question, I told this House that 744 families in the $1,000 to $1,200 income bracket had booked 2-room or larger BTO flats launched between March 2012 and July 2014. This is 744 families – not a small number. The Member did not ask about those earning below $1,000 but let me provide the information. During the same period, another 1,491 families, almost 1,500 families with household incomes below $1,000 had also booked a flat – 2-room or larger. So, when we said that families with $1,000 household income could afford 2-room flats, we were not imagining things. Page: 129 This happy state is the result of a conscious effort to help make Singaporeans home owners. We strongly believe that home-owning families provide the stability for our society and offer the best environment to bring up children. As Mencius put it: strong family values and relationships are foundations of a stable society. “天下之本在国 ，国之本在家”, that is, the foundation of the world is the nation, and the foundation of the nation is a strong family. We set out as a national priority to give every Singaporean a home to start a family and a stake to prosper with the country's growth. Because of our Pioneers' foresight, we have achieved one of the highest home ownership rates in the world. There was a recent survey of what matters to Singaporeans, and HDB was high up the chart. And this is rightly so. HDB has transformed our lives in many wonderful ways. We have come across many heart-warming stories.”
“So, what is the correct answer? The average 4-room BTO price in non-mature estates last year was $295,000, and this was before housing grants. With housing grants, a young couple, earning $4,000 per month could get one for $260,000 on average, or about a quarter million dollars. The same survey also asked those intending to buy a flat, how much were they willing to pay. Their answers were: up to $300,000 for a 3-room flat; between $300,000 and $500,000 for a 4- or 5-room flat. And what is the actual situation? Last year, about 20,000 BTO flats were booked by Singaporeans. We sold 20,000 BTO flats. For 3-room flats, 90% – almost all – were sold below a quarter million dollars; 81% of 4-room flats were sold below $350,000, and 89% of 5-room flats were sold below $450,000. These are actual transactions. They paint a comforting picture of young Singaporeans being able to get their first BTO flat well within their expected budget. If we include housing grants, the picture looks even better. As far as housing is concerned, young Singaporeans are many times better off than their counterparts in London or Hong Kong. This is the reality. I would like BTO prices to be within four years of an applicant's annual salary. But this assumes that BTO applicants will be prudent in their choice of housing. An alternative to assess affordability is to see if a 25-year mortgage loan can be serviced mostly by monthly CPF contributions without much out-of-pocket cash payments. The Prime Minister in his 2013 National Day Rally speech used this approach and illustrated that families earning $1,000 were able to afford a 2-room flat; $2,000 for a 3-room flat and $4,000 for a 4-room flat. Of course, as income grows, then the income thresholds have to be adjusted accordingly.”
“Indeed, we should not overkill. The property market is in transition and it is a time that calls for vigilance and nimbleness. We will be careful. Let me share some data. The current property cycle picked up from its trough in 2009, which was six years ago. Between 2009 and 2014, HDB resale prices went up and reached the peak in 2013, but have since eased to 37% above the 2009 level. Over the same period, our median household income has caught up, rising by 38%; so, 38% versus 37%. If we look further back, the previous resale HDB market trough was in 2005, 10 years ago. This was two years after SARS. Comparing against this baseline, resale flat prices have gone up by 87% between 2005 and 2014. Over the same period, household income went up by 72%; so, 72% versus 87%. We are not yet at the 2005 affordability level; there is still a gap. Whether we use 2009 or 2005 as the base year, the situation today is very much better than in 2011. Our efforts in taming the housing market have seen results. BTO flat buyers who buy directly from HDB have benefited even more, as we subsidise new flats substantially. Between 2009 and 2014, BTO prices in non-mature estates grew by a smaller extent: 15% without grants, or a mere 6%, if you take into account the housing grants. Measured against the household income increase of 38% during that period, we can see that public housing affordability has substantially improved since 2011: 38% versus 6%. Unfortunately, not everyone knows how affordable our BTO flats are. Recently, we did a survey, in which we asked people, "How much do you think a four-room HDB BTO flat in a Page: 128 non-mature estate costs?" One third, a good 34%, admitted that they did not know. Five percent even said: more than half a million dollars!”
“Mdm Chair, recently, on 23 January, the UK newspaper The Independent had an article with this headline, "Londoners queue overnight in sub-zero temperatures to buy one-bedroom flat for £400,000". Four hundred thousand pounds is equivalent to about S$840,000. On the same day in Hong Kong, the South China Morning Post reported 130,000 applications for 2,160 subsidised flats in Hong Kong. The article's headline reads, "Only 1-in-60 chance to win in Hongkongers' rush for subsidised flats". The flats, which are roughly the size of our 2-room flats, are priced between HK$1.9 million and HK$3.3 million. This is more than four times our Build-to-Order (BTO) prices. Page: 127 5.15 pm These are sobering news about the acute housing situations in some cities. I think they put into better perspective our much more benign situation in Singapore. We did have a hot housing market in 2011, but it has cooled considerably since. After several years of increase, last year marked the first full year in which home prices fell. In 2014, the Resale Price Index for HDB flats fell by 6%, while the Property Price Index for private housing fell by 4%. All analysts expect the market to continue to fall this year. We want a soft landing for our housing market because a market crash benefits no one. Ms Foo Mee Har said that we should not go into overdrive and unwittingly undermine the retirement plan of our seniors who look to their housing assets for monetisation. I agree and that is why we have substantially reduced the supply of new flats. Ms Foo Mee Har and Er Dr Lee Bee Wah suggested that we adjust the Additional Buyer's Stamp Duty, especially for Singaporean buyers, when we are ready to unwind the cooling measures. I have also heard Dr Lily Neo's very thoughtful words of caution.”
“This rate is reflected in Page: 150 Tables 2 and 3 below. Page: 151 Page: 152 My Ministry did not have the MA contract that the former Aljunied Town Council signed with its MA, CPG Facilities Management. It is, in fact, in Aljunied-Hougang-Punggol East Town Council’s possession. Based on the Town Council's submission, the MA rates for residential units and commercial units are tabulated at Table 4 below. As explained in para 2, while Page: 153 FMSS’ 2011 MA fees appeared to be pegged to CPG’s second year contractual rates, they included separate MA fee components to cover the staff cost of all existing staff of the former Hougang Town Council, as well as the costs of new staff. This had effectively made FMSS’ 2011 MA fees 20% higher than CPG’s 2010 fees. The overpayment to FMSS has further grown, compared to other MAs. By 2014, the overpayment to FMSS was estimated at $1.6 million per year.”
“Not all Town Councils appoint Managing Agents (MAs). If they do, the Town Councils Act requires MAs to be selected via an open market tender. Before 2014, my Ministry had not required Town Councils to submit their MA contracts. As we did not have the pre-2014 MA contracts, the Ministry of National Development (MND) wrote to all Town Councils on 27 February 2015 to request submission. Based on the submissions received, we have tabulated the requested information in Tables 1 to 3 below). The information for 2014 is included for completeness. We should highlight that all MA contracts charge a clean MA rate for each property type, with the exception of FMSS’ 2011 MA contract with AHPETC. Unlike other MA contracts, the FMSS MA fee comprises three separate cost components: a) An MA rate of $6.37 for residential properties and $12.80 for commercial properties under the former Aljunied Town Council; b) A separate MA fee to cover the annual staff cost of all existing staff of the former Hougang Town Council (HGTC) as per HGTC’s accounts as at 31 March 2011, which was $1,114,283.02, subject to adjustments, if any, based on the final audited accounts; and c) An additional MA fee to cover the costs of new staff on a full reimbursement basis. As AHPETC’s submission did not include the quantum of the three MA cost components, it does not allow MND to compute the effective MA rate for the whole Town Council for 2011 and 2012. However, based on the Auditor-General's Office (AGO) report on the audit of AHPETC, FMSS' 2011 MA contract had a contract value of $432,319.91 per month, or $5,187,838.90 for one year. This would give an effective MA rate of $7.87 per unit, without making a distinction between residential and commercial units.”
“Through this extension, NParks provides technical advice to those who are keen to beautify and enhance the interior scapes of shared common spaces with greenery. When garden design competitions like Gardeners' Cup are staged during the biennial Singapore Garden Festival (SGF), private estate CIB groups are teamed up with CIB groups from other sectors – public estates, schools and companies – so that there are opportunities for cross learning and the formation of self-help networks. Outstanding CIB gardens are also Page: 130 recognised through the biennial CIB Awards.”
“Today, there are more than 850 Community in Bloom (CIB) gardens nationwide. Of these gardens, 81 are in private estates. They utilise mainly the roadside green verges, converting them into linear gardens. NParks has been encouraging the setting up of more CIB gardens in private estates by providing spaces, information, training and networking opportunities. In terms of space, NParks prepares roadside planting verges with suitable soil. This facilitates the start-up of community garden groups within private estates. For Neighbourhood Committees (NCs) which have larger community gardening interest groups requesting to start gardens, NParks provides community garden spaces in our Community Parks. This has enabled these CIB gardeners to grow a wider range of ornamental plants, vegetables and herbs. Currently, there are more than 20 community gardens started by NCs, located within our Community Parks. NParks also offers horticulture information, training, workshops and networking sessions for community gardeners to build their capability to grow and sustain their gardens. For example, NParks offers horticulture advice, such as garden design and plant selection, for interested residents who are keen to start roadside community gardens. NParks also invites successful private estate CIB groups to share their experiences with other private estate residents that want to start CIB gardens, at platforms, such as the quarterly Gardener's Day Out event held in Hortpark. In addition, NParks provides free access to more than 40 online gardening resources. To further encourage more CIB projects, NParks introduced the CIB Indoor initiative in August 2014 as an extension to the CIB programme, providing options to garden with family, friends and neighbours indoors.”
“There will be new development projects to improve the living environment for the residents. For example, the site next to Potong Pasir MRT station is being developed for mixed residential and commercial purposes. The stretch of Kallang River from Potong Pasir Avenue 1 to St Andrew's Junior School, and the drain along Lorong 8 are being enhanced under PUB’s Active, Beautiful and Clean (ABC) Waters programme. Meanwhile, more sheltered linkways, extending from Potong Pasir North-East Line MRT station, will be provided for commuters. Cycling paths connecting Potong Pasir MRT station to the nearby Kallang Park Connector are also being planned for short distance commute.”
“Madam, I am a reasonable man. I am also a generous man. I am also a very religious man. So, where possible, I will try to help, whoever. It does not matter whether you are PAP or non-PAP. The key point is: are you sincere in wanting to help your residents? If you are honest, if you are clean, I will do my best to help you. [(proc text) Question put. (proc text)]”
“This is a matter on which it is important for each one of us to take a stand explicitly. Mdm Speaker, this has been a very painful debate. But if our discussions have given us pause to reflect on our responsibilities as Members of Parliament and as Town Councillors, and strengthened our resolution and determination to do better, regardless of which party we belong to, then something good may yet come out of all this. Let us support the Motion. This Motion is not about PAP versus WP. This Motion is about Singaporeans. This Motion is about our residents. Let us do our very best to uphold high standards of governance, transparency and accountability so that we can protect their interests. Let us do our best to protect and safeguard all the public monies that have been entrusted to our Town Councils. Madam, I beg to move. Page: 78 5.30 pm”
“Regardless, we must not allow FMSS to profiteer from their incompetence. All the more when it is at the expense of residents and public monies. Even if it was not illegal, it is morally wrong. Mr Low should not condone this. He should hold his Managing Agent accountable. I expect him to take action against FMSS for their monumental incompetence. That would be the right thing to do. Mr Hri Kumar was helpful and described a road map forward for them Page: 77 to follow. Meanwhile, I welcome Mr Low's support of the Motion. But he must walk the talk. If I may borrow the Minister for Law, Mr Shanmugam's words, as he put it yesterday. It cannot be just lip service, a convenient way of sliding past this debacle, to live and fight another day. Demonstrate your sincerity through real actions. There is another Chinese saying for this: “听其言，观其行”, that is, "Watch his actions, even as you are listening to his words." How to show sincerity? (a) Take concrete steps to recover the losses that they have allowed to take place. Make restitution to the residents for the losses to their Town Council. (b) Submit a clean set of accounts for FY2013 to Parliament by 30 June this year. Submit your accounts for FY2014 on time, like all the other Town Councils, by 31 August this year. Account to Parliament, account to your residents, here, in this House. And these are not high hurdles. These are the basic requirements for any organisation, for anyone seeking to run for office in any organisation. Every Town Council has been able to do this, including those run by Opposition MPs in the past. This is what supporting the Motion means. Mr Liang Eng Hwa said that he would call for a Division when the vote on the Motion is taken. I support his call.”
“Instead of making such an assertion attributing a conclusion to the AGO audit which, in fact, the AGO had categorically rejected, Mr Low or Ms Sylvia Lim should just roll up their sleeves and do real work: mount a serious forensic investigation, as suggested by Mr Hri Kumar, into the records and pursue all the findings of the AGO report, clean up the accounts, correct the flawed structure, institute a robust system, discipline any errant officers, get the Managing Agent to return the money, explain to their residents. They have a lot of work to do. While the incompetence of FMSS, the Managing Agent, caused all these problems, it was, in the end, only the proximate cause. The primary cause was, unfortunately, the dereliction of duty by the Town Councillors, condoning this, allowing it to happen, and then making excuses for it when uncovered, instead of putting things right. Only they, the Town Councillors, can unwind the mess. If I may borrow another Chinese saying: “解铃还需系铃人”, that is, "Only he who attached the bell can remove it." The systemic failure at AHPETC resides in the arrangement that they have allowed – the de facto management of AHPETC being also the owners of the Managing Agent, resulting in the adverse outcome of over-charging and the obvious ineffectiveness of any oversight by the Town Councillors. The result is the deteriorating financial health of the Town Council, with all signs suggesting it is only going to get worse this year and the next. If a listed company had such an auditor's report, the Chairman of the company would be duty-bound to investigate and to satisfy himself and his shareholders whether fraud or criminal conduct was involved. In this instance, the ball is in the WP's court.”
“In short, FMSS and its owners who, de facto, run the Town Council have milked it, and residents' money and public funds have, in this manner, been abused. That was the conclusion and the statement by Minister Shanmugam. So, in this House yesterday, he asked the elected Members of Parliament whether they were aware of this governance structure and process. No answers, whether collectively or individually. Instead, we were inundated with speeches over several hours on minutiae details, details which are already recorded in the appendices of the auditors' report; minutiae details which they have also offered to the Auditor-General, and many of which had been rejected by them. But they recycled it here and conveniently kept silent on the key Page: 76 questions put up by the Minister for Law. WP MPs have made light of the AGO findings when they asserted yesterday that AGO had found no evidence of loss of money or fraudulent activity. But as we have now heard, this is a misrepresentation of AGO's conclusions. Mr Hri Kumar highlighted this point, too. AGO pointed this out in Appendix A of its report when the WP tried to put such words in AGO's mouth. AGO did not draw such a conclusion, that there was no loss of money or fraudulent activity. In fact, with so many documents missing, and the accounts unreliable, who can be sure that there was no wrongdoing?”
“And if my guess is correct, we can safely assume where the husband-and-wife team places their priority. To preserve the peace with the residents, they work on the visible aspects of Town Council work: cleaning the floors, maintaining the lifts. And in any case, such work is not done by them. It is outsourced to external contractors and, in fact, FMSS is paid to oversee them. As for the invisible aspects of Town Council work that residents do not get to see, like corporate governance, accounting procedures, timely payment into the Sinking Funds, and reducing operating deficits, they probably figure that such things, being out of sight, can wait. But this is also at the expense of the residents, though the effects may not be obvious immediately. It is only as a result of their own auditor's disclaimers, and now the deeper findings of the AGO audit, that we have sight of the mess that they have been hiding from all of us. Minister Shanmugam gave us a vivid analysis of the intrinsically troubling structure of FMSS and its relationship with AHPETC. He is our Law Minister. He said in this House that the structure is downright unlawful and that it is a serious breach of fiduciary duties for any Town Councillor to have approved such a process. Inflated fees were paid to FMSS, in return for gross incompetence, placing the Town Council's financial health at risk. The excess fees paid to FMSS, we have heard, were estimated at $1.6 million per year. So, in four years, it is $6.4 million; $1.6 million per year, $6.4 million for four years. In three short years, the Town Council's finances deteriorated from a $3.3 million surplus to a deficit of almost $¾ million.”
“The AGO audit findings confirmed the sad state of the situation at AHPETC. At the core of this tragic saga is the incompetence of its Managing Agent, FMSS. Its incompetence spawned the many symptomatic lapses that the Auditor-General had observed in the Town Council. FMSS, as we heard yesterday, is very highly paid. And what a sterling service the FMSS has rendered the Town Council! It cannot even deliver a competent reliable system and administration of accounts and records. Without a reliable accounting and financial management system, there will be financial and accounting lapses and opportunities for fraud, abuse and wrongdoing. And in such a setting, when wrong-doers dip their fingers into the pie, the acts may not be discovered for a long time. If I may quote another Chinese saying: “混水摸鱼”, that is, "When the water is murky, it is easier to fish." In other words, opacity creates opportunities for crooks to make money. Eventually, the financial health of the Town Council will be placed at risk. This can only be at the expense of the residents. Page: 75 That is why we require all organisations to prepare fully audited financial accounts, unqualified. Unfortunately, we all know now, the Town Council had not been able to do so for several years. I think Mr Liang Eng Hwa put it quite succinctly – FMSS has severely short-changed the Town Council. The residents there pay more and get less! Minister Shanmugam probed further and asked about the financial position of FMSS, and whether FMSS would publish its accounts. Minister Heng did the same thing just now. And, as we heard, there was no reply. But I bet that FMSS is one of those rare companies which are profitable from Year One.”
“Indeed, the AGO's conclusions are that until those weaknesses are addressed, AHPETC cannot safeguard public monies; its accounts are Page: 74 inaccurate and unreliable. In 1989, when we created the Town Councils, then-Deputy Prime Minister Goh Chok Tong explained in this House that the strategic intent was to empower elected Members of Parliament to be responsible for and be a part of governance of Singapore. It is to allow the Members of Parliament to demonstrate to the residents their ability to govern. All political parties, we assume, must aspire to eventually run the Singapore Government. Now, if they cannot even run a Town Council well, how can they be entrusted with the even more critical responsibility of running the whole country? By vesting the Town Councils with powers to manage the HDB estates, the Government hands over significant authority to the Members of Parliament: powers to set and enforce by-laws; powers to collect S&CC; and the authority to procure and deliver programmes and services for their residents. A dysfunctional Town Council can have grave consequences for the residents. In the past 25 years, there have been Town Councils run by PAP, as well as by Opposition Members of Parliament. While there were occasional hiccups, the Town Council framework has generally served us well. This is because there was a common understanding that each Member of Parliament would assume his duty of running a Town Council seriously. There was also a common understanding of the role of Town Councils that, while they exercise autonomy, they are not sovereign bodies above the law. They must work in keeping with national policies, national interests and the law. They are certainly not a local warlord, above the law and accountable to only themselves.”
“I listened very carefully to their speeches, hoping to find some trace of sincerity and genuine remorse. Sadly, I found none. Instead, there was a certain arrogance, a disdain for having to come and address this House to answer for the adverse findings of the AGO audit. Yesterday, Mr Pritam Singh's refusal to reply to our Law Minister Shanmugam's questions was classic: "Well, Minister, if you were a resident, I will answer your question"! If there is no remorse, there can be no genuine acceptance that one is at fault and that one is morally, if not duty-bound, to make things right. It reminded me of my days running hospitals. Often, I got to meet some diabetic patients at risk of further complications leading to blindness, organ failure. Some of them were able to avoid the complications by taking charge of their illness, changed their lifestyle, ate healthily, more brown rice, exercise regularly. But, unfortunately, for some, even as they assured their doctors of compliance – "Yes, I will do this; I will improve" – actually just lived in denial, only to see their health continually deteriorate. And because I stayed in the Ministry of Health for so many years, I got to see those patients eventually and, predictably, ending up with chronic kidney failure, as dialysis patients. It was very sad and could have been avoided. They only realised it when the organ finally failed, but it is too late. Madam, I would urge that AHPETC come out of denial and see the gravity of the situation for what it is. The AGO findings are not trivial. The lapses are symptomatic of a systemic failure: the failure to have proper controls and a reliable record and accounting system. This is the staple that every Town Council must have in order to operate. How else can you safeguard public monies?”
“He highlighted the potential risks of abuses that the Town Council was in, if its weaknesses are left unrectified. He and others wondered how the Members of Parliament there could have allowed such lapses to happen and to persist for so long. Indeed, it is sad reading the Auditor-General's report, especially the appendices where AHPETC was asked to respond. Not only are the AGO's findings troubling, but the defensiveness of AHPETC in response to these findings suggests that instead of just taking ownership and to resolve to rectify the problems uncovered, AHPETC is constantly looking Page: 73 for excuses to mitigate and rationalise the lapses. But it is sadder listening to their speeches yesterday and today. I was initially cheered by Mr Low Thia Khiang's declaration that WP would support the Motion. I thought, finally, they have acknowledged the mess they are in and their residents can now look forward to be eventually out of the hole. But my optimism was short-lived. He went straight into a political speech, playing the victim of an unfair political world created by the Government and calling for the depoliticisation of the transition process. And soon after, Ms Sylvia Lim and their other Members of Parliament spoke, repeating their objections to the AGO findings, objections which were already rebutted explicitly by AGO and documented in the AGO report. They were recycled in this House in the hope, I presume, that not many people would have read the appendices where such exchanges were recorded. This consistent pattern of evasive behaviour gives us cause to doubt the sincerity of AHPETC Members of Parliament when they come to this House to declare their support for the Motion and assure that they will make necessary changes. Madam, I am a forgiving man.”
“Mdm Speaker, over the last two days, we have heard several serious speeches on a serious topic. After all, this is the first time in our history that the Auditor-General had to conduct a special audit on a Town Council. Findings of incompetence and inadequacies in corporate governance were uncovered. The sorry state of affairs in the AHPETC's financial administration and its systemic nature bear grave implications not only for the residents but also for the sustainability and viability of the Town Council governance framework as we know it today. Institutions that collect and spend public money must always ensure a high standard of transparency and accountability. Institutions are not perfect and there is always scope to improve. Occasionally, they may even make mistakes. Where there is criminal intent, the law will take its course. When mistakes are made, we expect the leaders in charge to take ownership and admit them and to promptly institute changes to avoid any repeat. I thank Minister of State Sam Tan and Mr Liang Eng Hwa for reminding the House of the honour and privilege of being elected Members of Parliament, and of our duties and responsibilities as Town Councillors. As Members of Parliament, we set the tone and the standard of corporate governance in our respective Town Councils. As the Chinese saying goes: “上梁不正下梁歪”. If the top beam is not straight, the lower beams are bound to be crooked. If the leader sets a bad example, or condones bad behaviour by his senior staff, the other subordinates will likely follow suit. Mr Hri Kumar voiced his grave concerns over the poor state of affairs in AHPETC. He shared his years of experience dealing with wrongdoings in the commercial world and related them to the current saga.”
“Thank you. May I refer you to the AGO report, main report, page 3?”
“The number of unique BTO applications received from families was 17,900 in 2008, and 28,300, 48,400, 50,000, 55,000, 43,700 and 34,200 in subsequent years. Before the surge in demand in 2008, first-timer families could generally book a BTO flat in a non-mature estate within three applications. This rose to seven attempts in 2010. In response, HDB ramped up the BTO flat supply and offered more than 100,000 flats between 2011 and 2014. This has successfully cleared the queue and, today, almost all first-timer families are successful in their first application for a BTO flat in a non-mature estate. Applications for public rental flats are assessed and approved on a needs basis to safeguard rental flats for the needy. From 2008 to 2014, HDB received an average of 9,000 applications a year for rental flats. One-third of them were successful. The rest did not meet the eligibility criteria, as they had family support or were assessed to be able to buy a small flat. Nevertheless, where there are genuine hardship cases, HDB will exercise flexibility, even Page: 124 if they do not fulfil the eligibility criteria.”
“A total of 31,644 non-landed private residential units were completed in 2013 and 2014. Over the same period, 44,488 public housing units were completed: 43,307 units for sale and 1,181 for rental.”
“In accordance with LTA's requirements, HDB has engaged a Specialist Traffic Consultant to carry out a Traffic Impact Assessment for the new housing developments and to assess the adequacy of the road capacities. HDB will work closely with the agencies to ensure that the development of infrastructure and facilities keeps pace with that of new housing.”
“We plan HDB towns comprehensively to create a conducive environment for residents to live, work, play and learn. HDB works closely with the relevant agencies to ensure an adequate provision of the supporting infrastructure and facilities within our towns. The land use plan for Bukit Batok Neighbourhood 4 in the Member's ward was similarly formulated in consultation with the relevant agencies. In line with this plan, HDB has worked with URA to safeguard land for a comprehensive range of facilities, such as commercial centres, schools, parks and civic and community institutions. HDB has also launched several new BTO projects in the neighbourhood recently. The safeguarded facilities, such as childcare centres, Residents' Committee Centres and Senior Activity Centres, will be developed in tandem with the development of the BTO projects. This is closely coordinated with the relevant Ministries and agencies. Where possible, HDB will also provide commercial facilities, such as eating houses, supermarkets and shops, within the BTO developments. This was the case in West Crest @ Bukit Batok and West Valley @ Bukit Batok. We are mindful that the supporting infrastructure and facilities should be adequate for the growing population in Bukit Batok. Currently, the residents there are served by two MRT Page: 123 stations. This is complemented with a bus interchange at the Town Centre. Motorists can use the Pan-Island Expressway to get to their destination. The new road network in Bukit Batok Neighbourhood 4 is well connected with the existing Bukit Batok town as well as Bukit Batok Road.”