BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

The final Build-To-Order (BTO) launch of 2025 has drawn strong interest, with 31,095 applications received as of 5pm on Wednesday (Oct 22) — more than three times the 9,144 flats available. In a Facebook post, National Development Minister Chee Hong Tat said the ongoing sales exercise, which began on Oct 15, will close at 11.59pm on Wednesday. The Housing and Development Board (HDB) launched 10 projects in this round, including the first flats in two new estates — Mount Pleasant in Toa Payoh and Berlayar on the former Keppel Club site in Bukit Merah. Other launch sites include Ang Mo Kio, Bedok, Bishan, Redhill, Jurong East, Sengkang and Yishun. Rising Interest and Application Rates Compared to July’s BTO exercise — which attracted about 22,000 applications for 5,547 flats — demand in October rose sharply. As of Wednesday evening, HDB data showed the median application rate for three-room and larger flats stood at 1.7 for first-timer families and 14.8 for second-timers, up from 1.4 and 11.7, respectively, in the previous round. Property analysts attribute this rise to the increased quota for second-timer families introduced in July and the presence of projects in highly desirable mature estates such as Bishan, Bukit Merah and Toa Payoh. Bukit Merah, Bishan and Toa Payoh are popular for its million-dollar resale flats. The BTO buyers might be hoping for a windfall when they sell it after 5-years MOP. Prime BTO Locations See Healthy Demand Four-room flats at Bishan Terraces and Mount Pleasant Crest emerged as top choices among first-timer families, with application rates of 3.1 times. Both are Prime Location Public Housing (PLH) projects with subsidy clawback rates of 10 and 12 per cent, respectively. Similarly, the Prime projects Berlayar Residences and Redhill Peak in Bukit Merah recorded a combined first-timer application rate of 2.9.  Berlayar Residences carries the highest clawback rate to date — 14 per cent — which may have moderated demand. Standard Projects and Singles’ Demand In Yishun’s Chencharu Grove, a Standard project, five-room flats saw first-timer application rates of 3.4, likely driven by larger flat sizes and proximity to an upcoming mixed-use development near Khatib MRT station. Minister Chee highlighted that most three-room and larger flats have first-timer application rates of 2 and below, meaning “many first-timers have a good chance of securing a flat.” Median application rates for first-time families this year have generally moderated, ranging between 1.1 and 1.7 — lower than 2024’s range of 1.6 to 2.6. Meanwhile, strong demand persisted among singles for nearly 3,000 two-room flexi flats. At Teban Heights in Jurong East, the median application rate reached 18.6, fuelled by its proximity to the future Pandan Reservoir MRT station on the Jurong Region Line. Overall, however, the median rate for singles fell to 7, down from 8.8 in July. Family Care Scheme and Upcoming Launch The October exercise also marked the debut of the Family Care Scheme (Joint Balloting), allowing parents and their children — regardless of marital status — to jointly apply for two flats within the same project offering two-room flexi or three-room units. The next BTO launch will take place in February 2026, featuring about 4,600 flats across six projects in Bukit Merah, Sembawang, Tampines and Toa Payoh. Around 3,000 Sale of Balance Flats (SBF) will also be released. “We will continue to provide a strong supply of flats and a good mix of housing options to meet the needs of Singaporeans,” Minister Chee said.

Resale flat prices in Singapore rose by 0.4 per cent in the third quarter of 2025 — the slowest quarter-on-quarter increase since the second quarter of 2020, according to flash estimates released by the Housing and Development Board (HDB) on Wednesday (Oct 1). The resale price index climbed from 202.9 to 203.7, marking the 22nd consecutive quarter of growth since prices began rising in mid-2020. However, this also represents the fourth straight quarter of slowing price growth, reflecting a gradual cooling in the market after several rounds of housing measures introduced between 2021 and 2024. Cooling Market Amid Softer Economy HDB noted that the broader economic environment remains challenging, with Singapore’s gross domestic product growth expected to moderate in the second half of 2025. The agency also observed “early signs of moderating labour demand” and urged households to exercise prudence when purchasing properties and taking on mortgage loans. Resale transactions fell notably, with 7,157 flats changing hands as of Sep 29 — 10.9 per cent lower than the same period last year. Property analysts say the slowdown reflects both macroeconomic uncertainties and buyers holding out for upcoming public housing launches. October BTO Launch May Divert Demand The final Build-to-Order (BTO) exercise of the year will see more than 9,000 flats launched across Ang Mo Kio, Bedok, Bishan, Bukit Merah, Jurong East, Sengkang, Toa Payoh and Yishun. The October BTO launch could divert demand away from the resale HDB market, especially as new projects offer “early mover opportunities” in emerging estates such as Mount Pleasant and Berlayar. HDB Resale Price Forcast  Demand typically falls during the final quarter of the year as market activity slows during the holidays Fewer flats reaching their minimum occupation period (MOP) in 2025 — less supply leads to less sale transactions Resale prices to stay largely stable or see a slight dip in the fourth quarter. Demand for 5-room flats in mature estates is likely to remain resilient given limited supply. Outlook: A Calmer Year-End for the Resale Market With a combination of cooling measures, slower economic growth, and expanded BTO offerings, analysts agree that the public housing market is entering a period of price consolidation after years of sharp increases. While demand remains healthy, particularly for well-located and larger flats, the broader trend points toward a more balanced and sustainable resale market heading into 2026.

The Housing and Development Board (HDB) will selectively acquire privately owned HDB shops if necessary and increase the overall supply of commercial units it leases out, said Senior Minister of State for National Development Sun Xueling in Parliament on Wednesday (Sep 24). With this move, a higher proportion of shops will be directly rented out by HDB, where rents have remained stable in recent years. Ms Sun was responding to parliamentary questions about rising rents for HDB commercial units in heartland areas. There are about 15,500 HDB shops across Singapore, of which roughly 8,500 are privately owned and 7,000 are leased by HDB. “We are aware that per square foot rents for privately owned HDB shops have seen a steep increase recently,” said Ms Sun, noting that rents for privately held units have more than doubled over the past year, while HDB shop rents have remained largely stable. Ms Sun explained that the rise in rents coincided with more rental transactions involving smaller shop units, which generally command higher per-square-foot rents. About 740 privately owned HDB shops were sold on 30-year leases, over 80 per cent of which have less than 10 years remaining. These units will progressively revert to HDB ownership and be tenanted out. Another 7,700 shops were sold on 99-year leases, most with more than 30 years left. Since 1998, HDB has stopped selling shops to private owners and now rents them directly to businesses. Going forward, the agency will expand the supply of HDB rental shops, and “inject new retail supply to meet demand in existing estates when necessary”, said Ms Sun. This may include “selectively acquiring privately held HDB shops if needed”. Mr Henry Kwek (PAP–Kebun Baru) asked if such interventions would target essential trades like cooked food stalls, given their impact on living costs. Ms Sun replied that while the government allows market forces to play out, it would “take a more critical look” at essential sectors such as food and medical services. Mr Ang Wei Neng (PAP–West Coast–Jurong West) then questioned the conditions under which HDB would consider acquiring privately owned shops, noting that some owners lease their units at high rents, leading to an “undesirable business mix” in neighbourhoods, such as spas or moneylenders. Ms Sun said acquiring privately owned shops transacted at high prices would not be “a good use of taxpayers’ money”. However, HDB could consider acquiring nearby shops around high-rent units if necessary to stabilise the business mix. Stable Rents for Shops Leased Directly by HDB For shops rented directly by HDB, Ms Sun said “various measures are in place” to keep rents stable. HDB shop tenancies typically last three years, and renewal rents are determined by professional valuers based on recent rents of similar premises and current market conditions. Under this approach, rents for 90 per cent of HDB rental shops have not increased in the past five years. Over the last three years, average rents rose at a “moderate pace” of between 1.3 per cent and 3.3 per cent per year, she said. Sublet of HDB Shops Regarding the rental of sublet units, Ms Sun explained that HDB does not track such data, as these arrangements are private agreements between tenants and their subtenants. “We recognise concerns that sublet rents may have risen more sharply than the rents HDB charges its main tenants,” she added.

The upcoming Berlayar housing estate — located on the former Keppel Club golf course site in Bukit Merah — will offer about 10,000 homes, comprising 7,000 public flats and 3,000 private units, according to the Housing and Development Board (HDB). This marks an increase from the 6,000 public flats initially planned, following detailed planning and environmental studies of the 48-hectare site. Berlayar will be the first new estate launched under the Greater Southern Waterfront (GSW) initiative — a landmark project to rejuvenate Singapore’s southern coastline from Marina East to Pasir Panjang into a dynamic district for living, working, and leisure. Berlayar Residences: The First BTO Project The estate’s debut project, Berlayar Residences, will be offered in the October Build-to-Order (BTO) exercise. It comprises 870 two-room flexi, three-room, and four-room flats across four blocks ranging from 19 to 46 storeys, along with 200 public rental units. Conveniently located between Telok Blangah and Labrador Park MRT stations, the development will include amenities such as preschools, supermarkets, and eating houses. Given its prime city-fringe location, property analysts expect Berlayar Residences to be classified under the Prime category — part of HDB’s new classification framework that subjects such flats to longer minimum occupation periods (10 years) and resale subsidy clawbacks. A Green and Sustainable Urban Oasis Berlayar has been carefully designed to balance urban development with environmental conservation. Following an Environmental Impact Assessment and extensive engagement with nature groups, HDB has integrated several ecological features into the estate’s masterplan. About 10 hectares — or 20 per cent of the site — will be dedicated to green spaces, equivalent to roughly 18 football fields. The estate will feature four green corridors, each 30 to 60 metres wide, linking natural habitats between Labrador Nature Reserve and the Southern Ridges. The Henderson corridor was redesigned to guide bird movement safely, while the Berlayar corridor will help protect the mangrove habitat at Berlayar Creek and connect to a future Berlayar Creek Nature Park. A knoll of mature trees will also be preserved as a resting area for migratory birds. Beyond parks, residents can look forward to roof gardens, skyrise greenery, and bioswales that help manage stormwater and enhance biodiversity. Design Inspired by Nature and Heritage Architecturally, Berlayar’s design draws inspiration from the surrounding hills and coastlines. HDB flats will feature staggered building heights mirroring the slopes of Bukit Merah, oriented to offer scenic views of the Southern Ridges and waterfront. In keeping with its maritime setting, buildings will be painted in white and blue tones, with artistic motifs of local fauna such as the long-winged tomb bat, mangrove horseshoe crab, and smooth-coated otter appearing in community spaces and signage. Sustainability and Mobility Aligned with Singapore’s push for eco-friendly living, Berlayar will be a car-lite estate, with a comprehensive walking and cycling network connecting residents to transport nodes and nearby amenities. HDB also announced that all new developments in Berlayar will feature smart lighting, energy-efficient designs, and cool roof coatings to combat the urban heat island effect. National Development Minister Chee Hong Tat, unveiling the masterplan at the annual HDB Awards, described Berlayar as “an exciting first step towards realising our vision for urban living along the Greater Southern Waterfront.” “More than just a housing estate,” he added, “Berlayar will be a vibrant waterfront community where nature, heritage and modern living come together.” With its mix of modern homes, rich biodiversity, and sustainable design, Berlayar estate signals a bold new chapter in Singapore’s urban development — one that harmonises people, nature, and the city’s evolving southern skyline.

An executive HDB flat at 850 Woodlands Street 82 was just sold for a record-high of $1.27 million ($667 psf). The lease of the 1,905-sq ft flat started in 1995, leaving it with a remaining lease of 68 years. The flat is located on the 10th to 12th storey range. The recent transaction surpassed the previous record high for resale executive flats in Woodlands. In October 2025, an executive at 834 Woodlands Street 83 was sold for $1.24 million ($607 psf). That flat measures 2,034 sq ft and is located on the 4th to 6th storeys. However, the flat at Block 834 has a shorter lease of 67 years, as its lease started in 1994. These two resale transactions surpassed last year’s record high of 1.16 million ($606 psf), which was set by a flat that is located at 816 Woodlands Street 82. That unit was sold in October 2024. The flat measures 1,905 sq ft. It is located on the 10th to 12th storeys and it has a remaining lease of 69 years. You can check all the HDB resale transactions (and more) for executive flats in Woodlands using our property research tools. The flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Woodlands Primary School, Greenwood Primary School, Riverside Primary School, Evergreen Secondary School, Ahmad Ibrahim Secondary School and Orchid Park Secondary School. Nearby subway stations include Woodlands, Woodlands South and Admiralty. Shopping can be done in places like FairPrice Woodlands 888, Sheng Siong Supermarket and Giant Supermarket Woodlands Mart.