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.”
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“Madam, I used to carry such figures at the top of my head, but now I am unable to recall them. We have largely cleared the queue for first-timers. But the objective to satisfy every second-timer's demand for a new flat is a commitment I cannot make. I have the responsibility to try to meet the demand from first-timers as much as we can. However, for second-timers, they have options. They already have a flat and they have choices. They can take their time to buy another one, from resale or some other accommodations. As we clear the queue for first-timers, the opportunity to satisfy other applicants with other needs has enhanced. Page: 35”
“Madam, we do give priority to families with children in their flat applications through two schemes. First, under the Third Child Priority Scheme, HDB sets aside up to 5% of the flat supply for families with three or more children. Second, under the Parenthood Priority Scheme, HDB sets aside 30% and 50% of the public flat supply in Build-To-Order and Sale of Balance Flats exercises respectively for first-timer families with at least one young child, or who are expecting a child. Under both schemes, a fixed quota of flats is set aside for these families. This ensures a better chance of success, as compared to giving them more ballot chances. HDB also does not restrict the priority given to families with children to only 4-room or larger flats. This is to allow them to choose the flat type that best suits their budgets and needs.”
“The key is to allow the retirees to age in place without having to move out of the community and often they want their children to be near them too, so that they do not have to move out. I spent some time discussing that just now and it is something I wanted to put my energy into, to try to realise as much of that aspiration as possible. Much more than hardware, it is the whole community support – the software. I can create all the facilities, all the public spaces – will they come out to use them? Will neighbours come and take part in activities? We shall also get relevant social enterprises to come and support the right kind of activities. Those are the type of experiments that I am trying out in my own constituency and in a few of the constituencies that some of the Members have volunteered to join in. I am hopeful that we can have some breakthroughs there. Perhaps, in Yishun South, too.”
“I thank Ms Foo Mee Har for her clarification. Indeed, I did not mishear you. I said that you commented that it was a commercial success for the developer but whether it will end up a successful retirement village from the viewpoint of the retirees, I think the jury is still out. We ourselves are watching over this experiment that URA has done. But I note her suggestion that in future – for such land sites sale – we may want to put in more Page: 154 conditions to better ensure that the outcome will be what we desire. Indeed, when URA first formulated the tender specifications, they were quite tight. We did a lot of consultations and along the way as we consulted both the retirees and the developers, the final tender terms were as what were included in the Hillford tender. Whether there are better ways of doing it are things that we will certainly look into. As I stressed just now, my priority is to the 80% of Singaporeans who live in HDB. I believe in retirement or ageing in place; I believe in village life, meaning kampung spirit. Whether one should design and build a retirement village purely for retirees only, with no young people and no other inhabitants, I am not so sure. I believe in ageing with a lot of young people around you and I think life should be that way. Within HDB towns, I am doing my best to create this kind of retirement villages but with young people. We are doing a lot of experiments in my own constituency for example. The project I am doing, just behind Admiralty MRT station, will be such an experiment. Several Members have expressed interests and, in fact, we are working with them too.”
“Chairman, the first and the last queries on whether MND will work with MOM to look into the two aspects, the short answer is, of course, yes. As for Studio Apartment, I thought I should explain a little bit. What is this Studio Apartment concept? A Studio Apartment was conceptualised to help owners of larger flats right-size and then convert that into some cash for their retirement needs. That is why there is no need for loans or to tap into your CPF Account. In fact, by right-sizing, you will be freeing up part of your assets as cash and then we further incentivise through the Silver Housing Bonus to encourage you to put some of the money into CPF LIFE. That is the intent of the Studio Apartment which I hope the Member can appreciate. 6.15 pm As for HIP and EUP, Dr Maliki looks after this upgrading programme, I will ask him to address the specific query. On the issue of dumping ground, I think we have discussed this in Parliament previously. Because we stepped up so much construction activities, and especially with the MRT tunnelling work, much excavated materials were generated. There was, in fact, a jam caused by the trucks. We have worked – though I cannot quite recall the technicalities of what we did but we have done a lot – to shorten the queues. What I am told is it is not as if there is long waiting throughout the day. It is only during the peak hours or a couple of hours a day. So, if you schedule your work and avoid those two hours, there is no waiting. For example, if you were to go and dump now, I can guarantee you, there is no waiting.”
“During Our Singapore Conversation last year, an overwhelming 97% of Singaporeans said "yes" when asked if home ownership was important to them. But while we can provide a solid foundation for Singaporeans to start a family, the Singaporean way of life is ultimately determined by ourselves. While we can build a flat, it truly becomes a home only when we put our hearts into it – taking pride in the ownership and sharing life's ups and downs as a family together. While we can build a most liveable estate, a community comes alive only when shared experiences forge strong bonds, and a sense of rootedness grows out of shared memories and personal attachment to the estate. 4.45 pm The last three years have been very busy and I want to thank the many officers in MND, and especially HDB, who have worked tirelessly to tackle the public housing situation. This year, I want to do more for the elderly, the vulnerable groups and help extended families live near one another. We will push the limits, do our best and try to realise some of the Members' wish lists. Lift Upgrading Programme (LUP)”
“The best strategy going forward is to focus on the basic values and work on the priorities. What are they? Get our young to marry and have babies; get extended families to live near one another; forge the kampong spirit among neighbours; help vulnerable families to stand on their feet again; leave no one behind. In Singapore, if you work hard, you will earn yourself a brighter future. This is our promise and I will do my part. Since Independence, the Government has made the building of good affordable homes a national priority. We bring home ownership within the reach of every citizen and his family. Over the years, HDB has produced Page: 118 increasingly better homes, upping our quality of life. Just last month, we marked the 50th anniversary of the Home Ownership for the People scheme. This is a major milestone on a journey launched by Mr Lee Kuan Yew, driven by his vision to make Singapore a nation of home owners. At The Pinnacle@Duxton's ceremony, Mr Lee recalled: "When I got HDB to launch the home ownership scheme in 1964, there were many sceptics. We had little reserves then. Singapore was still in Malaysia. Our future looked bleak. The post-war baby boom and the high unemployment added to our pressures. Our construction industry was low in skills and lacking in building management. Few believed a home-owning Singapore was possible. Against the odds, through grit and determination, we housed the nation progressively and systematically." Fifty years ago, we were an island of squatters and slums. Fifty years later, the third generation of Singaporeans is now embarking on their own home ownership journey. We inherited all these. I think it is our job to build on this.”
“Miss Penny Low suggested that any enhanced scheme or greater priority given to those who wish to live closer to their elderly parents should not neglect the singles, the unmarried. Mr Gan Thiam Poh felt that the BTO system could also be refined to better gauge and respond to demand. I will also bear these points in mind. Finally, some Members commented on the housing difficulties faced by families with very complex social challenges. Some may have sold their flat because the family broke up or because of poor financial management. Others are unable to afford their next flat because they do not have a steady job to qualify for a loan or a grant. And public rental may not be the best solution for those households, especially over the longer term. So, what more can we do to help such families progress to home ownership? How do we ensure that they will continue to sustain their home to ensure a good living environment for their children? Even as we continue to support marriages and families, and reward self-reliance, how can we, in housing, build a social compact that is more inclusive and provide greater support to divorcees and unmarried parents with kids? I intend to further engage Singaporeans on the relationships and values we hold dear as a society, and how housing policies can better support them. Our Singapore Conversation has demonstrated its usefulness and we will do similar engagements this year. Madam, I believe I have addressed almost all the comments raised by Members, but a few outstanding ones on the construction industry and estate upgrading will be addressed by my colleagues later on. Mdm Chair, our housing market is turning the corner. There are dangers ahead of us, as there will be surprises.”
“Before then, and where possible, we shall revitalise old estates through SERS. But SERS is selective and dependent on the potential for land intensification. SERS also assumes that the Government's finances are healthy to fund it. In short, for as long as our economy is strong, and our Government competent and well supported by the people, we will have many options to address such challenges. In the last 50 years, we have housed a nation, but our public housing programme is more than just providing a shelter. It is about forging relationships in our families and communities. It is these intangible aspects of the HDB flat and HDB town that make it an endearing home. HDB estates provide a unique Singapore way of life which we all share as a people. Our housing policies must continue to enable those relationships. Beyond the hard infrastructure, it is the mutual care and support within the extended family that people most value – be it support for parenthood or care for the elderly. Mayor Teo Ho Pin has made the point convincingly. I agree fully with his sentiments. Many young married couples want to live near their parents, especially after they have kids. Likewise, many elderly parents wish to live close to their children and grandchildren. The presence of family nearby is particularly reassuring and comforting for the elderly. We must do our best to meet such aspirations. It is not difficult in non-mature towns where we are still building new flats. It is more challenging in mature towns where the opportunity to build new flats is less. Nevertheless, I want to push the limits to enable extended families to live near one another. So, I will study Dr Teo's and Page: 117 Er Dr Lee Bee Wah's suggestions, and we will think out our own ideas as well.”
“Mr Laurence Lien painted a dark scenario of housing prices spiralling downwards, not as a cyclical phenomenon but a permanent trend due to structural changes. He worried that the ageing of our population might cause such a scenario. The future is, of course, full of uncertainties, and anything is possible. But we know that property prices are correlated with economic growth. If Singapore's economy were to decline permanently, all assets, including properties, will decline in value. That is why it is so important to ensure that our economy remains dynamic and vibrant. Underpinning that must be a healthy population growth and a productive workforce. These were the critical issues that the Population White Paper highlighted and we discussed at length in this House. Page: 116 Our demographic challenges are serious, but we can overcome them. We have done well in the last 50 years and we believe the best is yet to be. The key is to ensure that we have an honest and competent Government that continues to plan ahead for the long-term interest of our people, and our people are solidly united behind the Government. Then we can avoid such a dark scenario. Mr Gerald Giam asked again in this House about HDB flats at the end of their 99-year leases and the role played by the Selective En bloc Redevelopment Scheme (SERS). Like all leasehold properties, HDB flats will revert to HDB upon expiry of their leases. HDB will, in turn, surrender the land to the state. Hence, everything else being equal, properties with shorter remaining leases should have lower value than those with longer remaining leases. Buyers of short remaining lease properties buy with such an understanding and price in such an outcome, that upon expiry of a lease, the land will revert to the state.”
“I accept Er Dr Lee Bee Wah's suggestion that we should revise the Electronic Parking System (EPS) parking rates for motorcycles and begin to charge on a per-minute basis. In addition, we will introduce an enhanced Season Parking Ticket that allows motorcyclists to park in all HDB and URA carparks for a flat monthly fee. Right now, it is not. For HDB carpark and URA carpark, you have to pay separate rates. We will make sure the monthly rate will remain affordable. HDB and URA will work out the details and implement them as soon as possible. As we rein in our property market, some Singaporeans have turned to investing in foreign properties. The Government does not interfere with such investment decisions, but I do share the concerns of Mr Seah Kian Peng and Mr Liang Eng Hwa. I echo their words of caution. Property markets move in cycles. For foreign properties, there are additional risks and complexities, because their legal and regulatory frameworks governing the purchase and their financing agreements are all different from ours. And they may change suddenly when domestic politics push for a change in policies. So, do go in with your eyes open. The Council for Estate Agencies (CEA) will launch an online guide to provide some general tips to consumers who are thinking of buying a foreign property. Do read it, exercise due diligence, caution and good judgement before you invest. There are no sure-wins in property investments, whether here in Singapore or overseas. CEA will also step up its effort to regulate estate agents marketing overseas property developments here. Members of the public should report to CEA any marketing activities by unlicensed foreign estate agents so that we can investigate and take appropriate action.”
“Last year, we reserved a 5% quota for divorcees or widows with young children applying for 2- or 3-room flats in non-mature estates. They get priority. In fact, they get very high priority. This has helped 60 such families get a flat. The number sounds small because the number of applicants was also small. We were able to satisfy almost everyone's needs. If Members come across cases in your MPS that have seemingly dropped through the net somehow, let me know. We will take a look. 4.30 pm We have also shortened the debarment period and 120 divorcees have gotten to buy a flat earlier as a result. The question is: what else can we do? I am open to suggestions. This afternoon, we heard two suggestions: Er Dr Lee Bee Wah suggested that we remove all forms of waiting periods for divorcees with children; Mr Seah Kian Peng suggested that we get the local Community Development Council (CDC)'s inputs when we evaluate an applicant's housing needs. We will study both suggestions. Meanwhile, we will continue to exercise flexibility and compassion whenever we receive worthy cases from Members. Many have, in fact, been helped. Beyond housing, we also offer practical help to the lower income, particularly those who work hard to better their lives. Er Dr Lee Bee Wah highlighted one specific group, the despatch and delivery riders. Today, motorcyclists using HDB and URA carparks are charged a flat rate of 65 cents for either a day or a night session in the same carpark. This is inexpensive, but those who use multiple carparks in a day, such as despatch or delivery riders, may still chalk up considerable parking charges. Apparently, they bear such Page: 115 costs, not their employers.”
“Along the way, we will also see if the Lease Buyback Scheme can be further improved, as suggested by some Members here, to be extended to larger flat types. Er Dr Lee Bee Wah, Assoc Prof Muhammad Faishal and Mr David Ong suggested that just now. We will also study how we can make our options more readily available and easier to understand, so that the elderly can make informed choices when they need to tap on their flat for retirement income. Ms Foo Mee Har noted the commercial success of The Hillford but wondered if it would really become a good retirement village. I think the jury is still out. The success of such a development can only be seen several years later when it is completed and when residents have moved in. Meanwhile, URA is in no hurry to push out other sites until we are clear about the outcome. With 80% of Singaporeans living in HDB, our priority is to make sure that the vast majority of seniors can age-in-place in HDB towns with strong community and neighbourly support. We shall leave the market to cater to the high-income Page: 114 segment of our population. Er Dr Lee Bee Wah has reminded us that a home offers basic security for divorcees and their children. Mr Seah Kian Peng spoke very passionately on the housing needs of vulnerable segments of our society, including divorcees, single parents and ex-convicts. He felt that many were victims of circumstances and deserving of society's support. Now that the market is stabilising, both Members suggested that we shift our priority to the vulnerable families. I agree. Now that we have cleared the backlog for newlyweds, we have begun to focus on helping the vulnerable groups, especially divorcees with children. These eye bags would not go away.”
“They can rent out a room; they can switch to a smaller flat or they can take up our Lease Buyback option. In the last three years, 5,600 elderly households booked Studio Apartments. Another 390 took up the Lease Buyback Scheme. Since 2013, 70 topped up their CPF Retirement Accounts when they Page: 113 right-sized, which means, moved into a smaller flat. They received a Silver Housing Bonus of up to $20,000 in cash. When we engaged the elderly in Our Singapore Conversation last year, we discussed, in fact, the low take-up of the Lease Buyback Scheme. Many told us they want two things: age-in-place and also they want to have an asset which they can bequeath to the family. Along the way, some suggested that we offer them reverse mortgages. Reverse mortgages are loans taken up by the owner using his property as collateral, and repaid with interest upon termination or death, typically from the sales proceeds. Like Lease Buyback, reverse mortgage is a form of equity release that enables the owner to age-in-place while unlocking some of the equity. Reverse mortgage has been tried before in the past by NTUC Income, but it did not quite take off. As our population ages, retirement adequacy and how equity release can help enhance it is, indeed, an important issue. We have to spend time thinking about this. We have had some experience now with Silver Housing Bonus and the Lease Buyback Scheme. Now, with a better understanding of our seniors' preferences, it is timely to revisit reverse mortgage as an additional option for our seniors. My Ministry has begun a serious study of this option. We hope to formulate a practical scheme for our elderly.”
“Er Dr Lee Bee Wah has suggested that the HDB resale market follow the practice in the private housing market. I agree with this. With COVs now hitting zero or negative, now is a good time to make the adjustment. I have asked HDB to move on this. HDB will rationalise the process of price negotiations and restore the original intention of valuation, which is to help buyers get a housing loan. In parallel, HDB will publish daily – not monthly but everyday – prices of resale transactions as soon as they are registered. This way, buyers and sellers can refer to latest market information during their negotiations. Negotiating based on price rather than COV will take some getting used to. However, it is a useful move for long-term market stability. Er Dr Lee Bee Wah, Mr David Ong, Ms Foo Mee Har and Assoc Prof Muhammad Faishal have all spoken on the housing needs of our seniors. Our priority is to help our elderly retire comfortably with security. With a large supply of new flats, their married children are now spinning off to their new flats. We meet many of them in our house-to-house visits; a big flat but just an elderly couple staying there. Most seniors are happy to stay where they are, although some find it bigger than they need, but they are comforted that they are sitting on a valuable asset. Nearly 220,000 HDB flats are owned by Singaporeans aged 55 and above, and with the mortgage fully paid up – 220,000 such flats. This is more than 20% of the HDB's stock. We should reflect on this number and be proud of this achievement. Most seniors have strong family support and healthy savings. However, for some who want to convert part of their housing asset into cash, they have options.”
“Given our limited resources, let me prioritise and give greater priority to the married couples first. As the market is at a turning point, there are, not surprisingly, opposing views on the way forward. Developers are calling for early removal of the cooling measures. Many Forum page letters argued for the cooling measures to stay. As noted by Mr Dhinakaran, the Government's cooling measures have been necessary to ensure that prices move in line with our economic fundamentals. With prices still rising, though tepidly in some market segments, it is premature to withdraw these measures. While we have re-tilted the balance between buyers and sellers, we are not yet at the optimal state. We will continue to watch the market closely. On the supply side, we are moderating both the BTO programme and Government land sales. Meanwhile, both buyers and sellers have to be realistic in their expectations. One evidence that the resale market is turning the corner is the declining trend in the cash-over-valuation (COV). Nearly 40% of resale transactions last month were priced below valuation, a negative COV. In fact, the market has coined a new term – CUV, or cash-under-valuation. Whether it is COV or CUV, Page: 112 the practice of bargaining based on this, rather than the total price of the flat, is an anomaly unique to the HDB resale market in Singapore. How did it come about? Currently, most flat sellers would obtain a valuation report for their flats, which they then use as a base price and negotiate with buyers based on COV. Contrast this with practices in the private market. Negotiations there are, rightly, based on recent transaction prices and are typically carried out before buyers request for valuations.”
“Some key data to help us appreciate how far we have come in the last three years. We launched over 77,000 BTO flats: 14,000 units were completed last year and handed over. This year, double of that – 28,000 completed units will be handed over. These decisive steps have helped many young families, our top priority. In three years, we helped 80,000 households book their HDB flats; 60,000 of them were young families; 10,000 enjoyed priority because they had kids or were expecting; 8,000 benefited from the new income ceilings; 800 are now staying in our rental flats while they wait for the keys to their flats; 250 will Page: 111 move into 3Gen flats, the first batch in Yishun South, to be precise. These are significant numbers of beneficiaries from the new housing policies. Mr Gan Thiam Poh and Er Dr Lee Bee Wah suggested that we lift the HDB and EC income ceilings immediately. I have no plan to do so immediately. But put in the appeal and I will look into each individual case. We have helped many vulnerable families who cannot as yet afford homeownership. Five percent of HDB flats – that is about 50,000 units – are now available for public rental housing. Another 10,000 units are at different stages of construction. They will raise our proportion of rental flats to 6% of our total public housing stock. We broke new ground with helping the singles buy new HDB flats: 1,400 have benefited from this new policy. Many more – quite a few thousand – will benefit this year as we ramp up the supply of 2-room BTO flats. Miss Penny Low shared the wishlist for singles – I have heard them – including the suggestion that we extend the scheme to larger flats. I have no plan for such a change immediately.”
“Madam, our housing market is turning the corner. The HDB Resale Price Index has turned negative last year, for 2013, the first time in eight years. The Private Property Index has also fallen for the first time in seven quarters. All property analysts and developers are projecting a softening market ahead. They only differ on the speed of softening. In last year's MND COS, I "suffered" 40 COS cuts. This year, there were only 27. Clearly, our efforts to cool the housing market are producing results. Madam, I was going to say that even my eye bags have shrunk. But I checked in the washroom just now; they have not. I must place on record my thanks to our fellow Singaporeans for your patience and understanding over the last three years. I thank Members of this House, particularly GPC Chair Er Dr Lee Bee Wah, for your many feedback and suggestions. Many of your ideas, I have put them into practice. In previous COS sessions, we had to be hyper-active and we made many big moves on housing: we ramped up the BTO flat construction programme; we raised the HDB and EC income ceilings; we delinked BTO pricing from the resale market; we allowed singles to buy new BTO flats; we built more HDB rental blocks; we stepped up Government land sales for housing; we introduced property cooling measures. They were urgent, they were necessary. For this COS, we can maintain a calmer stance, taking a deliberate and targeted approach, as we negotiate the turn. We must be mindful that as the market turns the corner, the way forward is not straightforward. As 孫燕姿, local singer Stephanie Sun, cautioned in one of her songs,“向左，向右，向前看” or turning left, turning right or go forward, have a care. Be hopeful but do not be hasty.”
“The Orphans Scheme is meant to provide a housing option for the remaining Singapore Citizen (SC) offspring living in an HDB flat, after the parents have died. If the parents were not SCs or Singapore Permanent Residents, they would not have been able to buy or rent HDB flats to begin with. Nevertheless, for SC orphans with deceased non-resident parents, we are prepared to help them on a case-by-case basis. They can also buy HDB flats like any other household when they get married, or on their own as singles when they are at least 35 years old. Page: 154”
“MND will make public its concerns and observations so that residents are informed and can hold the Town Council to account, in line with the objectives for setting up Town Councils. To encourage strong corporate Page: 15 governance and promote greater public accountability, MND regularly publishes the Town Council Management Report so that residents know how their Town Councils are performing. While the Town Councils Act may have limited enforcement powers, the actions of Town Council officials as individuals are, of course, subject to the laws of the land beyond the Town Councils Act, no different from any other person. Criminal and civil liabilities apply when their actions amount to transgressions of such laws. The Town Councils Act was drawn up to allow MPs latitude and autonomy so that they can be directly accountable to their constituents for their performance. While residents can hold their Town Councils to account in areas such as cleanliness and maintenance of the estate, it is difficult for residents to exercise effective oversight in other areas of Town Council operations, such as financial management. Town Councils are entrusted to deliver essential municipal services and also manage large sums of public monies. MND is studying the framework to see what can be done to ensure better protection of public funds.”
“Mdm Speaker, Town Councils were set up in 1989 by an Act of Parliament to serve two objectives. Firstly, Town Councils were set up to give authority and responsibility to elected Members of Parliament (MPs) to take charge of their constituents' estate and to allow each Town to develop its own distinctive character under the MPs' leadership. Secondly, Town Councils, so set up, made MPs accountable to their voters for the running of the estate, as these voters can take the MPs' performance into account when they next go to the polls. In line with these objectives, the Town Councils Act and the Town Councils Financial Rules give the elected MPs much latitude to run the Town Councils within broad and general rules of governance. For instance, there are only three offences in the Town Councils Act. These relate to the misuse of Town Councils' funds, contravention of the Town Council - Lift Upgrading Programme (LUP) rules, and the wilful withholding of information required by an auditor without reasonable cause. These attract fines. In extremis, should the Town Council fail to maintain the estate properly or if there is a need to remove any imminent danger to residents, the Minister for National Development can intervene in the operations of the Town Council and to appoint someone else to perform the Town Council's duties. In general, the Town Councils are expected to manage their own affairs and to be accountable to their resident-voters. Town Councils are required, for instance, to keep proper accounts, which must be audited annually. The audited reports must be promptly submitted by the Town Councils to MND for tabling to Parliament.”
“The way to ensuring supply resilience is source diversification. We import granite and sand from several overseas sources. Together with our national stockpile, this diversification strategy buffers us against any supply disruption from any particular source. In this way, we minimise impact to our construction activities. Meanwhile, we will help the industry to ramp up supply from these diversified sources, and to identify new sources. In addition, we will continue to promote the use of steel, drywalls and recycled concrete aggregates, so as to rely less on natural aggregates.”
“Between October 2012 and September 2013, there were 3,700 second-timer applicants who applied for Build-To-Order (BTO) flats in the non-mature estates but did not have a chance to select a flat. We do not have the average waiting time for second-timer applicants, as this depends on various factors, such as the applicants' preferences and the popularity of their preferred project. In general, applicants should have a better chance of securing a flat if they apply for a project with lower application rates. Page: 162 Over the last three years, we have ramped up the supply of BTO flats to meet the housing needs of Singaporeans. In March 2012, HDB tripled the allocation quota for BTO flats in the non-mature estates for second-timers from 5% to 15%. In May 2013, the allocation quota for 2-room and 3-room flats was further increased from 15% to 30%. Second-timer application rates have fallen from 14.9 times the supply in January 2013 to 2.7 times in November 2013. As we clear the backlog of first-timers, second-timers will have better chances of getting a flat.”
“Home owners are responsible for the maintenance of the fixtures and fittings in their flat. They have to ensure that their air-conditioners are properly secured and in good working condition so as not to cause any inconvenience, such as leaks or noise disturbances, to their neighbours. Upon receiving feedback on poor maintenance of air-conditioners, HDB will investigate and inform the lessee to rectify the problem. If lessees are uncooperative, HDB may issue warning letters and summons. The number of feedback received by HDB on disamenities caused by poor maintenance of air-conditioners is low and residents would generally rectify the problems upon receiving HDB's advice.”
“Developers can already build private retirement housing on any site zoned for residential use. These sites are available through private sources, as well as the Government Land Sales programme. Nevertheless, in response to requests from developers for a suitable site to be offered for retirement housing, URA released a site in Jalan Jurong Kechil through the reserve list of the Government Land Sales programme in 2006. To spur market interest by reducing the upfront cost of development, it was offered on a shorter lease tenure of 30 years initially, but later extended to 45 or 60 years. In addition, URA offered developers a gross floor area (GFA) incentive scheme to encourage the provision of elderly-friendly medical and communal facilities. The site was eventually triggered for tender and sold in 2012. The site has since been launched by the developer, which has marketed it as a "retirement resort". Whether this development proves successful as a retirement village will only be clear when it is completed and residents have moved in. Meanwhile, our priority is to enable the vast majority of Singaporeans who live in HDB estates to age in a senior-friendly and familiar environment. We have implemented many measures to facilitate this, including the upgrading of lifts, rejuvenating of older neighbourhoods, installation of barrier-free ramps and retrofitting of flats through the Enhancement for Active Seniors (EASE) scheme. Seniors also have the option to move into purpose-built studio apartments. We will continue to provide more care and support services and facilities so that our seniors can age in place, within a familiar community. Page: 154”
“In precincts where there are fewer numbers of shops, HDB will manage the shop mix to ensure that residents are adequately served by essential trades, such as medical clinics, bakeries, hair salons and so on. In neighbourhood and town centres where there is an ample supply of shops, HDB generally does not limit the number of shops for each trade. It allows the market to determine the trade mix as long as they do not create disamenities to residents. The licensing of moneylending establishments and pawnshops is under the purview of the Registry of Moneylenders and Pawnbrokers, which is overseen by MinLaw. MinLaw is currently reviewing the moneylenders' regulatory regime. If the Registry subsequently introduces measures which require HDB's cooperation, HDB will act accordingly.”
“As part of our construction productivity drive, we have regulated the demand for foreign workers by progressively reducing the Man-Year Entitlement (MYE) quota for new projects, and raising foreign worker levies. We have announced these measures in advance so that builders can factor these changes in their bids for new construction projects. Our intention is to price the workers right so that builders will deploy more skilled workers and use more productive technologies to raise construction productivity and reduce our reliance on foreign workers. Singapore is experiencing a tight labour market across all economic sectors. For the built environment sector, this affects both private and public sector projects. To address this, contractors who need more workers beyond the MYE quota can apply through the MYE-waiver tier, but would have to pay higher levies. We have also set up the Construction Productivity and Capability Fund to help firms defray the cost of mechanisation uptake and raise their workers’ skill levels. Besides the tightening of labour supply, there are many other reasons for project delays, such as ground problems at the worksite; diversion of roads and services; and poor site management and safety practices. Currently, there are standard contractual provisions which allow builders to submit requests for time extension to complete the projects so long as these are justified. Our agencies will evaluate such requests on a case-by-case basis while not letting up on our objectives of boosting construction productivity and reducing our Page: 147 reliance on foreign workers.”
“Divorcees with children under their custody, care and control form a family nucleus. They can apply for a BTO flat as a first-timer Page: 144 or second-timer household, depending on their housing history. As for divorcees who have no children under their custody, care and control, HDB treats them as singles. If they have not received a housing subsidy before, they are eligible to buy a two-room BTO flat in a non-mature estate. If they have received a housing subsidy before, they can buy a resale HDB flat. We do not extend BTO flats to them at this point in time, because we would like to first meet the housing needs of first-timer singles who have not enjoyed a housing subsidy before.”
“We introduced the Rent & Purchase (R&P) Scheme in 1999. After we resumed the building of 3-room flats in 2004 and 2-room flats in 2006, and introduced substantial CPF housing grants to help low-income working households own their first home, the demand for the R&P Scheme dropped significantly. For example, in 2008, there were only two applications. The scheme was, therefore, suspended in 2009. We have no plans to revive the scheme at this point in time.”
“HDB implemented a Non-Citizen (NC) subletting quota in January 2014 to maintain the Singaporean character of our HDB heartlands while balancing the subletting and housing needs of citizens and foreigners in Singapore. Two neighbourhoods and 112 blocks have reached this quota. The neighbourhoods are located in the central and western areas, while the 112 blocks are spread across Singapore.”
“The 25 blocks of flats built before 1986 at Lorong 8 Toa Payoh have undergone various upgrading programmes over the years. Eleven blocks have undergone the Main Upgrading Programme. The other 14 blocks have been announced for the Neighbourhood Renewal Programme. Of the 14 blocks, 12 are undergoing the Lift Upgrading Programme and eight have been selected for the Home Improvement Programme. Future plans for the precinct will be announced when ready, and the residents will be informed individually. The local Town Councils are responsible for maintaining and carrying out replacement works for the water riser pipes at the common areas of the blocks. If the Member has any feedback on rusting water pipes, she can direct them to the relevant Town Council.”
“The Gardens by the Bay is a national public garden to provide quality and accessible leisure options for Singaporeans and visitors in the new Marina Bay Downtown. The development of the Gardens was funded by the Government. It currently funds 50% of the Gardens' annual operating expenses for the outdoor gardens. The remaining operating expenses, which include the full cost of the two Conservatories' operations, are recovered from admission collections, commercial leases, rental of event spaces, and sponsorships. As the Gardens is still in its initial years of operation, the Government will continue to review the funding framework in enabling the Gardens to meet its objective as a national public garden and remain accessible to all Singaporeans.”
“The Selective En bloc Redevelopment Scheme (SERS) is part of the Government’s estate renewal strategy for older estates. It allows intensification of land use and revitalises such estates through new developments. At the same time, it offers an opportunity for flat owners to buy a new replacement flat with a fresh 99-year lease. In the last 10 years, SERS has benefited the owners of about 18,000 flats. As the name suggests, the identification of suitable precincts for SERS is selective. The selection of sites and pace of SERS will depend on factors such as their redevelopment potential, and the availability of replacement sites for rehousing and other resources. Currently, there are about 300 HDB blocks with 31,000 flats which are more than 40 years into their 99-year flat leases. Page: 150 Like all leasehold properties, HDB flats will revert to HDB, the landowner, upon expiry of their leases. HDB will, in turn, surrender the land to the state.”
“HDB is on track to increase the stock of public rental flats from the current level of 50,000 units to 60,000 units by 2017. New units will become available progressively as the projects are completed. HDB blocks on the Selective En bloc Redevelopment Scheme (SERS) will be demolished once vacated as the land they occupy is earmarked for redevelopment. If redevelopment is not imminent, we can put the vacated blocks to interim use, such as under the Interim Rental Housing scheme.”
“These are four-storey executive maisonette blocks, with only four units per block having no direct lift access. This has pushed the estimated cost of lift upgrading beyond our budget. HDB will continue to look for new technology solutions to overcome the current technical and cost constraints. Meanwhile, residents there who require direct lift access due to their medical conditions can approach HDB for special assistance.”
“We do not plan to build rental flats for singles to stay on their own. The current arrangement of requiring two singles to pair up allows us to maximise the use of heavily subsidised rental flats. This enables us to help as many as possible, within our limited resources. Page: 135”
“Over the last two years, HDB received 737 appeals from Singaporeans with non-Singaporean spouses to keep their overseas property in their purchase of HDB flats. Of these, 482 were approved. The main reasons for granting such exemptions were that the overseas properties were not of substantial value, and were housing extended family members of the couple. The nationality of the non-Singaporean spouse is not a consideration in HDB's evaluation of an appeal. Among the couples granted exemption, 74% have Malaysian spouses, 10% are Chinese, 4% are Indians and the rest from several other countries.”
“Of the 257 precincts with lift upgrading project (LUP) construction work in 2012, 18 precincts (7%) were completed after the Estimated Completion Date (ECD). Another 43 precincts (17%), where works are now on-going, are expected to be delayed past the ECD. There are three main reasons for the delay. First, there were delays in the diversion of underground services such as water, electricity and telephone services. LUP works could only commence after the service providers completed these service diversions. Second, residents or the Working Committees in some precincts have requested for design changes, such as the widening of lift lobby landing and the provision or non-provision of privacy fins. These requests consequently required new consensus surveys from the residents, as well as the redesign and resubmission to the authorities. Third, poor planning or shortage of manpower by the contractor affected the progress of works. HDB is mindful of the need to speed up the LUP works, so that residents can enjoy the benefits of direct lift access as soon as possible. Where the LUP works were delayed due to slow progress on the part of the contractor, HDB would impose liquidated damages on them. Page: 132”
“For the port at Tuas, we expect the first set of berths to be operational in about 10 years' time. We are also ramping up our healthcare infrastructure to serve the needs of our ageing population and allow Singaporeans to have better and more convenient access to healthcare. By 2020, we would have added about 4,100 hospital beds, comprising around 2,200 acute hospital beds, a 30% increase from today; and about 1,900 community hospital beds, more than triple the beds we have today. Major developments include the new Ng Teng Fong General Hospital and Jurong Community Hospital which will open in late 2014 and 2015 respectively; and Sengkang General Hospital and Sengkang Community Hospital in 2018. We will also be enhancing our existing polyclinics and building new ones. Six new polyclinics are planned to be built by 2020, starting with Jurong West and Punggol by 2017. In the intermediate and long-term care sector, we are building various eldercare facilities, including 17 new and replacement nursing homes by 2016. Three of these nursing homes have been completed and another new nursing home at Buangkok will be ready by the end of this year. With the foreign worker tightening policy measures, such as the reduction in the man-year-entitlement (MYE) quota for new projects and the increase in foreign worker levy, in place to help steer the industry to improve productivity and reduce its reliance on foreign workers, there could be some impact on construction time and costs during this period of adjustment. We are closely monitoring the industry's ability to cope. While some contractors have requested for more workers, we will continue to press on firmly with improving productivity of our construction sector. Page: 130”
“The Government is committed to improve public infrastructure and, where possible, build them ahead of demand. Above all, we want to ensure that Singapore remains an endearing and liveable home, where Singaporeans can have good jobs. For public housing, HDB is on track to complete and deliver 13,600 new flats this year. Next year, HDB's target is to complete more than 28,000 new flats, double this year's number. For private housing, including executive condominiums, around 17,800 units will be completed this year and about 21,200 units are expected to be completed next year. By 2016, some 200,000 new housing units will be constructed. This is equivalent to four Ang Mo Kio towns. Similarly, our road and rail network development plans are progressing well. Our plans to intensify our MRT network, from 178 km today to about 360 km by 2030, and increase the capacity of existing rail lines by buying more trains and improving the signalling system are continuing apace. The Downtown Line will be opened in stages over the next few years, while the Thomson Line and the Eastern Region Line will be completed in stages over the next 10 years. Major road projects, such as the Marina Coastal Expressway and upcoming Page: 129 ones, such as the North South Expressway, are proceeding as planned. We are also undertaking developments to increase our airport and port capacities to augment our position as a regional hub. For civil aviation, Terminal 4 and Project Jewel are expected to be operational by 2018. Terminal 5 and a three-runway system will likewise be operational around 2020 and mid-2020s respectively. On the maritime front, Pasir Panjang Terminal Phases 3 and 4 are expected to be completed by 2020.”
“This is, indeed, the case. HDB residents who acquire their first vehicle under a long-term car leasing agreement will enjoy the same first priority in the purchase of season parking tickets as those with first-owned vehicles.”
“All infant formula and infant food sold in Singapore must comply with stringent labelling requirements which are in accordance with Codex standards. Codex is an international food standards setting body established by the World Health Organization and the United Nations' Food and Agriculture Organization. In addition, infant formula must be labelled with detailed nutritional information and handling directions as set out in the regulations under the Sale of Food Act. AVA has put in place import control measures and a testing system to ensure the safety of all infant formula and infant food. They are inspected and sampled for laboratory testing prior to release for sale. AVA also checks the product labels to ensure compliance with legislated labelling requirements during the inspection and testing process.”
“Currently, Town Councils manage the general Repair & Redecoration (R&R) works for the residential blocks in their respective towns, while HDB manages the R&R works for all HDB Multi-Storey Car Parks (MSCPs). It is a good idea to coordinate and synchronise the R&R works. One way is for HDB to outsource the R&R works for the MSCPs to the local Town Councils, with funding from HDB. This way, the Town Councils can better synchronise the works in their towns, achieve a coordinated look for the precinct and minimise inconvenience to residents arising from different contractors carrying out the works at different periods. HDB welcomes interested Town Councils to participate in such an approach.”
“Madam, managing the property market is both an art and a science, which also requires a heavy dose of good luck. I would say the outcome in the last two and a half years has been "so far so good". There is not really a single measure or a silver bullet that will solve the problem and deliver a particular outcome. Even the Australian model that the Member talked about has its fair share of property bubble. Currently, in fact, they are still trying to sort things out there, with much difficulty. We do require a basket of measures and calibrate them in a way to achieve a particular outcome. I certainly share the same wish as the Member to achieve a sustainable, perhaps, even boring, property market. But for a small Singapore market that is plugged into the global system, we face many factors which are Page: 37 completely outside and beyond our control. That is why, although the Member in his question referred to our measures as ad hoc, I am afraid that this is part and parcel of managing our property market, that we have to be nimble and we have to try to anticipate and make certain projections but we can never be sure. And, therefore, for some measures after we have done it, we still have to re-calibrate the quantum. As I said, "so far so good"; I am seeing more light at the end of the tunnel but we are still in the tunnel. So, we continue to have to watch carefully over the market. At the same time, we wish for good luck too but, so far so good. As you can see, I am now more relaxed. My hair has even turned black.”
“Mdm Speaker, the cooling measures have, as intended, dampened foreign demand and reduced speculation. Since 2011, foreign buying in our private housing market has shrunk, both in proportion and in absolute numbers. Page: 36 The proportion of purchase by foreigners has fallen from 17% in 2011 to 7% in the third quarter of this year. Over the same period, the number of purchases by foreigners has fallen from about 1,400 per quarter to 330 in the third quarter of this year. As for property speculations, sub-sales, as a proportion of all private housing transactions, have dropped from 7.6% in 2011 to 4.6% in the third quarter of this year. In absolute numbers, sub-sale transactions have fallen from about 670 per quarter in 2011 to 181 in the third quarter of this year. Our priority is to support home ownership for Singaporeans. This is reflected in our policies. Only citizens are allowed to buy new HDB flats and provided grants to purchase resale HDB flats. Almost all landed housing can only be purchased by Singaporeans. The private condominium market allows foreigner buying and the cooling measures have moderated their impact. The resultant trend is encouraging but we continue to closely monitor the market and we will not hesitate to act further when necessary.”
“The data is tabulated below. Page: 186 Page: 187”
“Between 2008 and 2012, a total of 50,841 non-landed private residential units were completed. Over the same period, 47,273 dwelling units were completed by HDB, comprising 40,128 flats for sale and 7,145 flats for rental.”
“Between 2008 and 2012, URA granted planning approval for development of (a) non-landed private residential units on 385 hectares (or 53%) of land, and (b) public housing units on 338 hectares (or 47%) of land. The Government allocates land to HDB for public housing developments and releases state land through the government land sales programme for private housing developments. Supply is calibrated based on the projected housing needs, buyer preferences and prevailing property market conditions. (The supply of land for private housing stated above includes land from private sources.) Page: 185”
“The "Art Incentive Scheme for New Developments in the Central Area" was implemented between 2005 and 2012 to encourage developers to incorporate and integrate public artworks in their development projects. Under the scheme, the URA would grant additional gross floor area (GFA) for these developments, commensurate with the value of the art work. Between 2005 and 2012, 36 artworks in nine private developments were approved under this scheme. Page: 184 The URA assessed that the scheme had succeeded in catalysing the provision of public arts along activity corridors in the area. Many developers have, without applying for these incentives, started to install good artworks within their developments. Examples of these include the "Nutmeg and Mace", and "Urban People" in front of Ion Orchard, "Reclining Woman" in front of St Regis Hotel and "The Bull" at OUE Bayfront. We will continue to encourage and support efforts to make our public spaces more vibrant and inclusive. GFA incentive in return for arts installation is not the only measure. One example of an alternative measure is NParks' installation of "Playsets of Yesteryears" at Raffles Place. Completed with swings, seesaws and a merry-go-round, it was very well received by office workers and visitors and added a local touch to the area.”
“Over the past 12 months, HDB received 27 cases of feedback on hoarding in HDB flats. Upon receiving feedback, HDB officers will go down to the flat to inspect. If there is excessive hoarding, HDB will advise the residents on their responsibility to upkeep and maintain their flats. Most residents are cooperative. In some cases however, the residents suffer from compulsive hoarding, which is a behavioral problem, and require professional help. HDB will then work with the social workers, the local grassroots leaders and in some instances, the Singapore Civil Defence Force to provide counseling and help.”