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

For many landed property owners in Singapore, one of the biggest decisions they face is whether to undertake Addition & Alteration (A&A) works or to go for a complete rebuild of their home. Each option comes with its own timeline, cost implications, and benefits. Understanding the differences is crucial for making an informed decision based on your goals, budget, and the condition of your existing property. What Is A&A (Addition & Alteration)? A&A works refer to renovation and upgrading done to an existing house without demolishing the main structural components. Common A&A works include: Adding new rooms or extensions Altering interior layout Constructing an attic or mezzanine Changing façade, roof, or staircase Upgrading plumbing or electrical systems Time Involved: 4 to 10 months, depending on complexity Faster approval process than a full rebuild Cost Estimate: $150 to $300 per sq ft (approx.) Total costs typically range between $300,000 to $800,000 Benefits: More affordable than rebuilding Retains part of the original structure (useful for properties with heritage or sentimental value) May qualify for lower property taxes during works What Is a Rebuild? A rebuild involves tearing down the entire existing structure and constructing a new home from scratch. This option allows homeowners to fully customise the design and layout of their new house, often optimising the use of land space under URA’s envelope control guidelines. Time Involved: 12 to 24 months, including design, approvals, and construction Longer due to full demolition and structural work Cost Estimate: $350 to $600 per sq ft (depending on materials and finishes) Total costs often range from $1 million to over $3 million, depending on house size Benefits: Total design freedom (within URA and BCA guidelines) New foundations and structure mean lower maintenance in the long run Increases property value significantly if done well Factors to Consider When Choosing Criteria A&A Works Rebuild Budget Lower Higher Time Required Shorter (4–10 months) Longer (12–24 months) Design Flexibility Limited to existing structure Fully customisable Approvals Needed Simpler, faster More extensive Property Age/Condition Suitable if structure is sound Ideal if house is old or poorly built Resale Value Impact Moderate uplift High uplift (new house appeal) Other Considerations Regulatory Approvals: Both A&A and rebuild works must be approved by URA and BCA, and may require submissions by a Qualified Person (e.g. architect or engineer). Temporary Accommodation: For rebuilds or major A&A, owners may need to move out for several months. Neighbour Impact: Heavy works like rebuilding may affect neighbours (noise, dust), so proper notification and coordination are recommended. Conclusion Whether you choose to go with A&A works or a full rebuild depends on your long-term goals, financial capacity, and the structural integrity of your existing home. If you’re looking for a cost-effective facelift and your house is still structurally sound, A&A is often sufficient. However, if you want a completely new design with modern features and higher resale potential, a rebuild offers more flexibility and long-term value. Before proceeding, consult a qualified architect or renovation professional to evaluate your options and guide you through design, approvals, and construction planning. Making the right decision today will ensure your landed property becomes a home that grows with your future.

On 26 June 2025, Minister for National Development Chee Hong Tat officially launched the Urban Redevelopment Authority’s (URA) Draft Master Plan 2025 (DMP2025), a forward-looking blueprint that outlines Singapore’s land use and development strategies for the next 10 to 15 years. Unveiled in conjunction with Singapore’s 60th year of independence (SG60), the plan serves as a milestone in our urban evolution—celebrating our progress, while charting the course toward a more inclusive, resilient, and liveable city. DMP2025 was developed through URA’s most extensive public engagement exercise to date, reflecting the voices, aspirations and concerns of nearly 220,000 Singaporeans. The resulting proposals encompass four major themes: Shaping a Happy Healthy City, Enabling Sustainable Growth, Strengthening Urban Resilience, and Stewarding Nature and Heritage. Building a Happy and Healthy City: Inclusive Living for All Central to the DMP2025 is the vision of a more inclusive and vibrant Singapore, with better access to housing, transport, and recreational amenities across the island. New neighbourhoods such as Dover-Medway, former Singapore Racecourse at Kranji, Sembawang Shipyard, Mount Pleasant, Pearl’s Hill, and Marina South will provide a variety of public and private housing options, embedded within well-connected and amenity-rich environments. These estates will integrate parks, pedestrianised streets, and cycling paths to promote active lifestyles and strong community bonding. In the city centre, developments like Newton Urban Village and Paterson Hub will bring new homes and mixed-use developments close to Orchard Road, enhancing vibrancy in the urban core. Existing towns such as Yishun and Pasir Ris will also be rejuvenated, while senior-friendly housing options—including Community Care Apartments and private assisted living projects like the one at Parry Avenue—will support ageing-in-place. Recreational accessibility is also a key focus. New community hubs in Woodlands, Yio Chu Kang, and Sengkang will offer integrated amenities, while underutilised spaces—like MRT viaducts and HDB carpark rooftops—will be repurposed for social and recreational uses. Meanwhile, the Round Island Route will be enhanced with a new pedestrian bridge linking Marina Centre and Bay East Garden by 2029. Enabling Sustainable Growth: Thriving Economy, Closer to Home The Draft Master Plan 2025 aims to decentralise economic activities, allowing jobs and amenities to be brought closer to where people live. It builds upon URA’s decades-long decentralisation strategy by reinforcing Northern, Eastern, and Western Gateways as key economic hubs. Key developments include: Woodlands Regional Centre, which will benefit from proximity to Johor-Singapore Special Economic Zone and the upcoming RTS Link. Changi Airport Terminal 5, expected to be operational by the mid-2030s, and Tuas Port, boosting Singapore’s aviation and logistics sectors. Town centres such as Bishan will undergo rejuvenation with new workplaces and pedestrian-friendly infrastructure. A new polyclinic and potential hawker centre, alongside an upgraded transport interchange, are also on the cards. In the city core, the Orchard Road transformation continues, with plans to merge Istana Park and Dhoby Ghaut Green into a new central park. Over at Marina Bay, expansions like NS Square, PAssion Wave Outpost, and Marina Bay Sands will reinforce Singapore’s position as a premier global city for events and tourism. At Jurong, an ideas competition for the former Bird Park and Jurong Hill showcased visions of a future mixed-use precinct blending innovation and leisure, while conserving Jurong Hill Tower as a symbol of Singapore’s industrial legacy. Strengthening Urban Resilience: Facing Climate Change with Innovation Recognising the existential threat of climate change, DMP2025 outlines strategies to mitigate rising temperatures and sea levels, while optimising land use both above and below ground. Technological innovations such as digital simulations of urban heat and wind conditions are being developed with local universities to enable more climate-sensitive urban design. One of the most significant long-term projects is ‘Long Island’ along East Coast—a multifaceted initiative that combines coastal protection, water management, recreation, and future land development. Public feedback is helping to shape its direction, as technical studies continue. Underground space will also be further leveraged. Beyond existing infrastructure like MRT tunnels and the Deep Tunnel Sewerage System, new deep cavern projects—such as the one proposed at Gali Batu—are being explored for materials storage and other infrastructure. Stewarding Nature and Heritage: A City Rooted in Identity The DMP2025 remains committed to balancing growth with environmental conservation and cultural heritage. Over the next five years, Singapore will see 25 new parks and 50km of park connectors, adding to the 130 hectares of green space developed since 2021. The upcoming Kranji Nature Corridor will bridge key ecosystems, enhancing ecological connectivity while offering more nature-based recreational opportunities. To preserve Singapore’s built heritage, URA is advancing a new thematic framework focused on key pillars of national development—Economy, Housing, Social, and Defence. Conservation proposals include: NatSteel Steel Pavilion Former Pasir Panjang English School Select buildings at Bukit Timah Turf City URA is also working with communities to enhance Identity Corridors—such as Historic East, Kallang River, and Inner Ring—by adding pedestrian malls and new parks. New identity nodes have been identified at Siglap, Moonstone Lane Estate, and Newton, complementing the 18 existing ones that preserve distinctive local character. Conclusion: A Collective Blueprint for Tomorrow The Draft Master Plan 2025 is not just a planning document—it is a vision shaped by the people of Singapore. Through extensive community participation, DMP2025 balances national priorities with local identities, ensuring a future where Singapore remains liveable, inclusive, resilient, and endearing for generations to come. As URA Chief Executive Officer Mr Lim Eng Hwee notes, “The Master Plan remains a living blueprint, rooted in our shared values and responsive to Singapore’s evolving needs.” Through this continued partnership between government and community, Singapore’s next chapter will be one of collective progress, shared ownership, and resilient growth.

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.