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

Spalling concrete is a common maintenance issue faced by residents of older HDB (Housing and Development Board) flats in Singapore. While it may initially appear to be a cosmetic problem, it can indicate deeper underlying issues if left untreated. This article aims to explain what spalling concrete is, why it occurs, how it can be managed, and what residents should do when they encounter it. What Is Spalling Concrete? Spalling concrete refers to the flaking, cracking, or breaking away of the concrete surface, typically on ceilings or walls. It is often accompanied by rust stains, exposed steel reinforcement bars (rebars), and chunks of dislodged concrete. In HDB flats, spalling concrete is usually observed on ceilings of bedrooms, kitchens, bathrooms, and sometimes corridors. Causes of Spalling Concrete The primary cause of spalling concrete in HDB flats is the corrosion of embedded steel reinforcements. Several factors contribute to this: Moisture Ingress: Over time, moisture penetrates through hairline cracks or porous concrete and reacts with the steel rebars, leading to rust. As the rebars corrode, they expand and exert pressure on the surrounding concrete, causing it to crack and fall off. Age of the Building: Flats that are over 20 years old are more susceptible due to natural wear and tear, especially if maintenance has been neglected. Poor Construction Practices or Materials: In some cases, the use of poor-quality concrete or improper cover depth over rebars may accelerate deterioration. Environmental Factors: High humidity, especially in bathrooms or kitchens, can speed up the corrosion process. Is It Dangerous? Spalling concrete is not a structural defect and does not compromise the overall safety of the building. However, if ignored, it can worsen over time and lead to falling debris, water seepage, and further deterioration. More importantly, untreated spalling can lead to costlier repairs later on. What Should Residents Do? If you notice signs of spalling concrete, you should: Report Early: Notify HDB or your Town Council if you live in a rental flat. For sold flats, you may need to engage a contractor or apply under the Home Improvement Programme (HIP) if your block qualifies. Engage Professionals: Only trained contractors should handle spalling repairs. The repair process involves removing loose concrete, treating the corroded steel, applying anti-rust coatings, and patching the surface. Preventive Measures: Residents can help prevent spalling by ensuring proper ventilation to reduce humidity, avoiding drilling near ceilings unnecessarily, and performing regular maintenance checks. HDB’s Role and Assistance For owner-occupied flats, HDB provides a 10-year goodwill repair period from the date of completion. Beyond that, flat owners are responsible for the upkeep. However, under the HIP or Neighbourhood Renewal Programme (NRP), repairs may be subsidised or carried out as part of estate upgrading initiatives. Conclusion Spalling concrete in HDB flats is a manageable and fixable issue when detected early. While it may be unsightly and inconvenient, it is not structurally dangerous. With timely maintenance and awareness, residents can maintain the comfort and safety of their homes, ensuring that their flat remains a valuable and durable asset for years to come.

Singapore's real estate agency industry has reached a new milestone in public perception, with the 2024 Public Perception Survey (PPS) conducted by the Council for Estate Agencies (CEA) revealing record-high consumer satisfaction. According to the survey results, a staggering 92% of property consumers were satisfied with the services provided by property agents — the highest level recorded since the survey’s inception in 2012. Direct Engagement Drives Positive Ratings The survey assessed consumers’ views on the professionalism of property agents across five attributes: knowledge, quality of service, competence, trustworthiness, and ethics. Consumers who had direct interactions with agents gave significantly more favorable ratings than those who had not yet engaged one, underscoring the value of firsthand experience in shaping perceptions. Why Consumers Value Property Agents The top reasons consumers continue to engage property agents include: Faster transactions through agents’ networks (45%) Help with paperwork and procedures (44%) Ability to secure better deals on sale or rental prices (42%) When selecting an agent, consumers placed strong emphasis on the reputation of both the agent and the agency (45% each), followed closely by online reviews (44%) and recommendations from friends and family (43%). Awareness and Transparency on Commission and Contracts There is growing awareness among consumers regarding commission negotiations and formal agreements: 79% of consumers knew commissions are negotiable, and 85% of them negotiated. 82% were aware of the CEA Prescribed Estate Agency Agreement (EAA), with 88% asked to sign it—65% even before the agent began work. Areas for Improvement Despite the high satisfaction, consumers expressed rising expectations. Key areas where agents could improve include: Understanding client needs and providing tailored advice (43%) Ensuring transactions comply with laws and regulations (40%) Negotiating better terms and prices (38%) To address these gaps, Project ADEPT, a CEA-industry workgroup launched in 2021, has rolled out initiatives to enhance Continuing Professional Development (CPD) for agents. These include increased training requirements and improved course standards to raise industry professionalism. Embracing Digital Tools The industry’s digital transformation is gaining momentum. Consumers reported increased exposure to property tech, such as: Online listings and market trend platforms Financial calculators and pricing tools CEA’s collaboration with the SMEs Go Digital Programme has helped over 180 property agencies adopt digital solutions in operations, marketing, and HR management. Evolving Consumer Expectations The 2024 survey also explored consumers’ views on industry practices. Notably: 74% believe agents should handle at least one transaction annually to stay updated. 70% used the CEA Public Register to verify agent credentials—an important safeguard against rental scams. Looking Ahead CEA Executive Director Chan Khar Liang highlighted that while agents are increasingly valued, the demand for professionalism and current knowledge is growing. “CEA will continue working closely with industry stakeholders to raise standards and ensure consumers have confidence when working with property agents,” he said. As Singapore's property market evolves, these findings affirm that quality service, ethical practices, and digital readiness will remain central to building consumer trust in the real estate agency industry.

The Singapore Government has unveiled the Government Land Sales (GLS) Programme for the second half of 2025 (2H2025), reinforcing its commitment to maintain a high and steady level of private housing supply. This strategic initiative aims to ensure a stable and sustainable property market while meeting the diverse housing needs of the population. Nearly 10,000 Private Homes to Be Launched in 2025 The 2H2025 Confirmed List will see the release of 4,725 private residential units, including 990 Executive Condominium (EC) units from two sites. Combined with the 1H2025 figures, the total supply on the Confirmed List for 2025 will amount to nearly 10,000 units, marking one of the highest annual supply levels in recent years. Notably, the EC supply in 2025 will hit 2,000 units, the highest since 2014. With sites spread islandwide, the programme offers a variety of residential options catering to a range of buyer preferences, from private condominiums to ECs designed for the "sandwiched class." Expanded Pipeline to Support Medium-Term Housing Needs Together with units from the Reserve List and sites pending planning approval, the total pipeline of private residential units – including ECs – now stands at approximately 56,700 units. This healthy inventory is expected to meet medium-term demand for both owner-occupiers and renters, helping to moderate property price momentum, which has already slowed to 3.9% in 2024, down from 8.6% in 2022. In 1Q2025, private home prices rose by just 0.8%, a further sign of market stabilisation. Details of the GLS Programme The 2H2025 GLS Programme comprises 22 sites – 10 on the Confirmed List and 12 on the Reserve List – which can collectively yield: 9,200 private residential units 178,315 sqm of commercial space 880 hotel rooms Of the 10 Confirmed List sites, most are located in residential hubs such as Bukit Timah, Bedok, Woodlands, Dairy Farm, and Lentor. Sites at Dover Road and Dunearn Road include a commercial component, adding 4,515 sqm GFA of commercial space to enhance liveability and convenience for residents. Strategic Reserve List for Market Responsiveness The Reserve List, comprising six private residential sites, one commercial site, three White sites, and two hotel sites, provides flexibility. Developers can trigger these sites for sale when they assess sufficient demand, enabling supply to better align with market needs. Key highlights include: Marina Gardens Lane and Holland Plain, offering high-end and centrally located living. Jurong Lake District and Woodlands Avenue 2 White sites, supporting decentralised commercial growth. Media Circle parcels and Cross Street, designated for long-stay serviced apartments, contributing to the rental housing ecosystem. Boosting Office and Retail Space Three commercial and mixed-use sites – Jurong Lake District, Woodlands Avenue 2, and Punggol Walk – will be carried over from 1H2025 to the 2H2025 Reserve List. These sites are positioned to support future office and retail demand in emerging regional centres. Adding Hotel Capacity for Future Tourism Growth To support the hospitality sector, the 2H2025 Reserve List introduces a new hotel site at Telok Ayer Street, designated for mixed-use with hotel rooms, serviced apartments, and retail space. Together with the River Valley Road hotel site, the two parcels can deliver up to 880 hotel rooms, enhancing accommodation supply in prime areas. Sites Closer to Nature The Ministry of National Development (MND) will also release a private residential site of up to 500 units near Dairy Farm Nature Park and an Executive Condominium (EC) site of up to 430 units at Miltonia Close, which overlooks a golf course and the Lower Seletar Reservoir. These upcoming developments are likely to appeal to homebuyers seeking a more nature-centric living environment. Smaller, More Manageable Sites Likely to Attract Developer Interest A key draw of the latest 2H2025 Confirmed List is not just its variety of attractive locations, but the fact that most sites are relatively modest in size, making them more financially manageable for developers. Unlike previous tenders featuring mega sites capable of up to 1,000 units, the current slate avoids such large-scale commitments. In fact, six out of the ten plots are expected to yield not more than 500 units each—making them more accessible to a wider pool of developers. The largest site of approximate 1.35 hectare, located along Dover Road, could produce up to 625 units. Its appeal is further enhanced by its proximity to the one-north MRT station and a cluster of reputable schools, including Fairfield Methodist School (Primary), Anglo-Chinese Junior College, and tertiary institutions like INSEAD and Singapore Institute of Technology @ Dover. This strategic mix of well-located, mid-sized parcels is designed to encourage robust developer participation in state tenders.  Government’s Commitment to a Balanced Market The sustained supply under the GLS Programme is a deliberate policy response to Singapore’s evolving housing, commercial, and hospitality needs. By maintaining a robust pipeline of private housing and providing land for flexible use, the Government aims to keep the property market resilient and responsive to demographic and economic trends. Authorities have reaffirmed their readiness to adjust land supply as needed, based on close monitoring of market dynamics, to support national objectives of affordability, inclusivity, and economic vibrancy.

Boutique property developments refers to small-scale, curated housing projects of not more than 85 residential apartments. They have gained popularity for their exclusivity, aesthetic appeal, and marketing buzz. Typically offering fewer units, designer finishes, and an emphasis on lifestyle, they are often marketed as premium investment opportunities. However, behind the glossy brochures and luxury finishes lie several risks and limitations that can make boutique property developments a poor investment choice. Here’s why: 1. Limited Market Demand and Liquidity Boutique developments cater to a narrow segment of the market, often targeting affluent buyers or tenants looking for something “unique.” This exclusivity can become a liability when it comes time to sell or rent. A limited buyer pool means reduced liquidity—making it harder to offload the property quickly or at a desirable price. In contrast, mainstream properties attract a wider demographic, improving resale potential and rental stability. 2. Overpricing and Low Rental Yields Developers often charge a premium for boutique projects due to the “luxury” branding, custom architecture, and perceived scarcity. While this might appeal emotionally to buyers, the underlying value rarely justifies the higher price tag. When compared to similar properties in the same area, boutique developments can suffer from poor rental yields and longer vacancy periods—especially if tenants are unwilling to pay more for features that don't significantly enhance livability. 3. Higher Maintenance Costs For Limited Facilities Boutique properties frequently include bespoke finishes, customized fixtures, or unusual architectural features. These non-standard inclusions can lead to increased maintenance costs and challenges with repairs. When a building has only a handful of units, costs for common areas and repairs are split among fewer owners—meaning each individual bears a higher burden than in a larger development. Boutique projects typically have limited facilities, reflecting their small number of units and intimate scale. A small swimming pool between 10 meters to 25 meters long often designed more for relaxation. A small gym with a compact fitness space for just 3 or 4 machines. Some projects do not even have an air-conditioned gym. Instead, you will find an outdoor fitness corner which resembles HDB flats community. No security officer / No guardhouse. The entry is operated by automatic gate through a vehicle transponder. A mechanical carpark due to a small land size.  4. Developer Risk and Inexperience Because boutique developments are smaller in scale, they’re often undertaken by less experienced or smaller developers. These projects can be more susceptible to cost overruns or construction delays. Without the backing of a major developer or reputable brand, investors carry a higher risk that the finished product may not meet their expectations. 5. Poor Scalability and Portfolio Weakness Property investors often aim to build scalable, diversified portfolios. Boutique developments are typically not conducive to this approach. Their high entry costs, inconsistent returns, and idiosyncratic nature can make it difficult to predict performance or align them with broader investment strategies. This lack of uniformity weakens portfolio cohesion and increases exposure to asset-specific risk. 6. Resale Complications and Capital Growth Limitations Unlike established residential areas or larger condominiums developments where data is abundant and comparable sales are easy to find, boutique properties often lack clear benchmarks. This makes them harder to value accurately and can deter lenders, agents, and potential buyers. Without reliable data, capital growth prospects become uncertain—undermining the long-term investment thesis. 7. Regulatory and Compliance Uncertainty Investors in boutique developments may face issues related to strata management, or defects—problems that may not be immediately obvious but can have long-term financial consequences. With few contributors, each owner bears a greater financial load for upkeep — repairs, pool maintenance, or lift servicing — which can lead to disputes over funding. One non-compliance (like a noisy neighbor or a failure to pay maintenance fees) can affect the overall financial health and livability of the community much more than in larger developments. 8. What are some of the boutique residential developments in Singapore? Ardor Residence / The Hillshore / Straits at Joo Chiat (Districts 15 & 16) 9. How do property developers sell boutique developments?  Developers are aware that boutique residential apartments can be a tough sell. To help move these units, they often offer generous commission rates — usually ranging from 3% to 8% — to motivate property agents to bring prospective buyers to their showrooms and close sales. Has your agent been urging you toward a boutique project?  For comparison, the standard commission for a large new launch condominium consisting of more than 300 units is 1.8%. Conclusion While boutique property developments may appeal to lifestyle buyers or owner-occupiers seeking something special, they rarely make sense as robust, long-term investments. Between limited demand, poor scalability, and elevated risk factors, investors would do better to focus on proven markets, well-located assets, and developments backed by strong fundamentals—not aesthetics alone. In the end, what makes a property unique doesn’t always make it profitable.

On May 8 this year, the High Court dismissed a lawsuit filed by beauty salon operator Crystal Beauty against property agent Jasmine Xu and her agency, ERA Realty Network. The salon had alleged that Xu and ERA misrepresented the size of a commercial unit the company purchased. Crystal Beauty’s director, Madam Pan Ying, claimed she was misled into buying the unit under the impression that it was larger than it actually was. However, she discovered the discrepancy only after taking possession and commissioning renovation work, when measurements revealed the usable floor space was significantly smaller than expected due to unusual upward-sloping walls in the unit. As a result, Mdm Pan said she was forced to continue operating from her original unit alongside the new one, rather than consolidating her business in a single space. Both units are located at D’Leedon condominium. The salon sought S$591,255.38 in damages, citing fraudulent, negligent, and/or innocent misrepresentation. It also argued that ERA Realty Network was liable as Xu’s employer. The claimed amount included rental costs for the original unit and wages for four employees who continued working there. Background of the Case Crystal Beauty began operations at D’Leedon in 2019, where Xu was a customer. The two women became acquainted as their children attended the same kindergarten. In September 2018, Mdm Pan expressed interest in purchasing the unit opposite her salon to expand the business. Her first attempt fell through due to financing issues. A second effort was made in January 2020, while the unit was still occupied by a clinic. Following negotiations, the asking price was reduced from S$1.57 million to S$1.49 million (excluding GST). The clinic continued to occupy the premises until late 2021, even as the sale went through. Throughout the process, Mdm Pan and Xu relied on information from property portals, as well as a title search, all of which listed the unit’s size as approximately 818 square feet. However, in late 2021, an interior designer hired for renovation work measured the unit and found the actual usable space was just 619 square feet—only marginally more than the 603 square feet of the original unit. The shortfall was attributed to the unusual shape of the property, which featured upward-sloping walls. As Judicial Commissioner Mohamed Faizal explained in his ruling, the title documents and property listings reflected the ceiling area—818 square feet—not the floor area, which is typically the usable space. This configuration is rare and led to a misleading impression of the unit's size. In contrast, Mdm Pan’s original unit had downward-sloping walls, resulting in a larger floor area relative to the ceiling. She argued that the reduced space in the new unit hindered her expansion plans, forcing her to eliminate one treatment room and a planned manicure/pedicure area, and requiring continued use of the original premises. Crystal Beauty also brought claims against three other parties: the seller of the new unit, PLS Holdings; the seller's agent, Eric Kwek; and his agency, PropNex Realty. The case against PLS Holdings was dropped after the company was struck off, while Kwek and PropNex reached a confidential settlement with Crystal Beauty. High Court’s Findings To assess the responsibilities of property agents in such scenarios, the court appointed Adjunct Associate Professor Tay Kah Poh from the National University of Singapore’s Business School as a joint expert.  Judicial Commissioner Faizal concluded that Xu had acted reasonably, performing the standard due diligence expected of an agent, including cross-referencing property data from multiple sources. Given the unusual shape of the unit, he questioned what more Xu could realistically have done. “This case was a perfect storm of rare and unusual circumstances,” said the judge, adding that even the expert, Prof Tay, admitted to never encountering a similar situation. There was no evidence that Xu knew the usable area was less than stated, nor that she made any false representations. The judge also criticized the damages sought by Crystal Beauty as "considerably inflated" and lacking clear proof of actual financial loss. In his concluding remarks, Judicial Commissioner Faizal noted that the disparity between floor space and the listed strata size caught all parties by surprise. He said that in Singapore’s property market—characterized by transparency and consistency—such ambiguities are rare. “Once in a while, a case arises that defies the norm. When it does, the responsibilities of property agents and agencies are put to the test,” he said. “But in this instance, there was little more a diligent agent could have done.” Caveat Emptor Buyers are advised to conduct property research and analysis before purchasing the unit. So that you pay for the recent transacted resale price based on the given floor area. The facing and frontage can affect the footfall of a commercial business.