Singapore Property News
PropKaki's commentary on the news that moves Singapore property — what happened, why it matters, and what it means for you — plus the latest curated headlines for agents, buyers, sellers and investors.
PropKaki News Commentary
Our take on the latest Singapore property news — what happened, why it matters, and what it means for buyers, owners, sellers and agents.
A Condo Chairman Sued His Successor for Flagging His Links to Two Contractors, and Lost. What Every MCST Council Must Declare
A former council chairman at Yew Tee Residences lost a defamation suit after a court found he had not properly disclosed his links to two firms that billed the 139-home estate 19 times. The law makes council members declare any direct or indirect financial interest, and counts a spouse's interest as their own. Most of Singapore's condo estates are smaller than this one.
A Boon Keng Flat With 83 Years Left Just Sold for $1.64 Million. Here Is Who Held the Record Before
A five-room DBSS flat at City View @ Boon Keng sold for $1.64 million, beating a Kallang Trivista flat's record from a month earlier. Over the past year, City View's five-rooms sold at a median $1.42 million. The town's other five-room flats sold at $928,000.
Two Votes Short, Then Through: What Tiong Bahru's HIP Re-Poll Says About Small Blocks
Two 1949 Tiong Bahru blocks with 24 and 15 flats missed HIP's 75% vote by two votes and one, then passed a re-poll. In a 24-flat block, one household is worth 4.2 points. 717 HIP-age blocks have 30 flats or fewer.
Tampines Has the Most People, Punggol the Newest Flats. What a Young or Ageing Town Means for HDB Buyers
Tampines had 296,060 residents in June 2026, The Straits Times reported. It also holds the most HDB homes of any planning area: 87,410. But 61% of Punggol's HDB units were built in 2012 or later, against 6% in Ang Mo Kio, and the age of a town shows up in the lease you buy and the supply that is coming.
Maju Forest and Gillman Barracks Now Have Numbers: 11,000 Homes, More Forest Kept, Site Works From 2027
HDB's revised plans keep about 45% of Maju Forest and 60% of Gillman Barracks' greenery, and still plan about 11,000 homes. The 9,500 public flats among them are 1.2 times the 7,915 BTO flats HDB launched in Bukit Merah, Clementi and Queenstown across its last six exercises.
URA's Warning on Unauthorised Works Is Really About Roof Terraces, Patios and Lofts
URA says suspected unauthorised works in strata homes are a persistent trend: lofts, enclosed roof terraces and walled-in patios. Our floor-plan library shows which homes carry those spaces, why most of them were built before 2018, and what a buyer inherits if the last owner built without approval.
Latest News
Malaysia's IOI Properties launches $515.7 million share sale of property trust
IOI Properties Group launched an IPO for its REIT to raise about 2.1 billion ringgit ($515.7 million). It would be Malaysia’s largest REIT IPO and is set to list on Bursa Malaysia on November 25. The trust is valued at about 5.3 billion ringgit and holds nine properties, including IOI City Mall.
Australian home prices fall for seventh month
Australian home prices fell again in October, the seventh month in a row. The downturn is the steepest in about 40 years, with prices 1.2% lower on the month and 6.7% below the peak. A likely RBA rate hike could add more pressure, though most borrowers would still have positive equity.
Commentary: What revised Maju Forest plans could mean for future development decisions
HDB revised plans for Maju Forest and Gillman Barracks, cutting about 1,200 homes and keeping six more hectares of greenery after feedback. The commentary says this is not about winners and losers, but about collaborative, evidence-based planning. It calls for earlier engagement and design that supports nature in new housing.
Over 1,300 BTO flats with shorter waiting time of under 3 years to be offered in Sembawang in November
HDB will launch 1,310 BTO flats in Sembawang in November with waiting times under three years. Bayshore and Tengah projects will also offer flats with waits of about three years, bringing the total to 2,875 shorter-wait flats in this exercise. This supports HDB’s plan for more short-wait homes and keeps it on track for its 2025 to 2027 target.
Plans for new development to form a 'second heart' for Toa Payoh: Chee Hong Tat
Singapore will develop Toa Payoh West into a “second heart” with more homes, green spaces, and amenities near Caldecott MRT. A 1,600-flat Toa Payoh Hillside BTO in Nov 2026 will anchor over 6,000 new homes, including rental units and Community Care Apartments for seniors, with eligibility from age 55. Residents can view the plans and give feedback.
Why Singapore is exploring Build-To-Rent housing models
Singapore is exploring build-to-rent housing to offer more flexible, longer-stay rentals. It aims to help young people and others who want independence or are waiting for BTO flats, while keeping home ownership as the main goal. Experts say the model must be affordable and predictable to work.
HDB
Rare, roomy and pricey? Inside Singapore's niche jumbo HDB flat market
Jumbo HDB flats are rare, very large homes made by merging two units, and some now carry very high price tags. HDB is reviewing the conversion scheme amid such prices, as demand is niche and sales are limited by short leases and financing rules. Owners value the space and flexibility, but resales can be hard.
Queenstown 5-room HDB flat with 94 years left on lease sold for record S$1.818 million
A five-room HDB flat at SkyParc @ Dawson in Queenstown sold for S$1.818 million, a new record. The high-floor 1,195 sq ft unit has about 94 years left and beat the S$1.728 million mark at City Vue @ Henderson. Authorities say million-dollar resale flats remain rare.
Increase in retained green spaces in Maju Forest & Gillman Barracks with construction to start in 2027 & 2028 respectively: HDB
HDB revised plans for Maju Forest and Gillman Barracks to keep more green space after public feedback. About 11,000 homes will still be built, with site works starting at Gillman in late 2027 and at Maju in early 2028, and the government will build taller to save greenery. Retained green space will rise to about 45% at Maju and 60% at Gillman, with slightly fewer units than first planned.
Two Tiong Bahru HDB blocks to proceed with HIP upgrading after successful re-poll
Two HDB blocks in Tiong Bahru will get Home Improvement Programme works after a successful re-poll. Blocks 34 and 35 met the 75% vote threshold, and works will start in November and finish by end-January 2027. HIP proceeds only when at least 75% of eligible households vote in favour.
Forum: Take a balanced approach to HDB corridor clutter
The writer calls for a balanced approach to HDB corridor items, not a blanket ban. Corridors can be used in limited ways if clear passage and safety are maintained. Hazardous or blocking items should be removed and penalized, while residents’ space limits are recognised.
HDB replies to YouTuber's complaints of 'tiny' Tengah BTO flat kitchen, says it's meant to be 'open-concept' & flexible
HDB replied to a YouTuber’s complaint about a “tiny” Tengah BTO kitchen, saying the units use an open-concept layout. It said the wet and dry kitchen areas together are about 10 sqm, similar to newer BTOs since 2018, and are meant to be flexible for owners to configure. Some people online still raised concerns about space and the lack of a separate service yard.
Condominiums
Condo chairman loses defamation suit over undisclosed links to contractors hired by estate
A former condo council chairman lost his defamation suit against his successor. The court found he failed to properly disclose his links to two firms that worked for the estate, including his wife’s company. The judge said her remarks were defamatory but justified by evidence, including his vote to award a contract to his wife’s firm.
Sengkang condo resident allegedly slaps security officer's arm after being told to wear shoes in gym
A security officer at The Luxurie condo in Sengkang was allegedly slapped after she told a resident to wear shoes in the gym. CCTV recorded the incident, and a 62-year-old woman is assisting police for voluntarily causing hurt. The condo manager said abuse is not condoned, and investigations are ongoing.
Can't live with co-living? Residents at one condo raise issues about security, crowding and maintenance
Residents at Parc Palais in Hillview say co-living units have brought many unfamiliar users to the pool and gym, causing crowding and upkeep worries. Co-living allows several unrelated tenants per unit, with URA rules of up to six, or up to eight in larger homes under a relaxed cap until end-2028. The model is growing as owners seek more rental income.
Condo chairman ordered to pay $100k for defamation claims
A Singapore court ordered condo chairman Tan Eng Huat to pay $100,000 for defaming CWL Facilities Management and its executive director. The judge found his Facebook posts and email were defamatory and not opinion, and rejected his defences. The court awarded general and aggravated damages, but did not link CWL’s termination to the posts.
'Feels more of a hotel, less like a home': Why residents at this Hillview condo are unhappy with co-living setups
Residents at Parc Palais in Hillview are unhappy with new co-living units. They say shared facilities are now crowded and the condo feels less like a home. Co-living is growing as owners seek rental income, with URA rules allowing up to six unrelated tenants, or eight in larger homes until end-2028.
4 condominium units seized in S$3b money laundering case sold for more than S$16m
Singapore sold four seized condos from the S$3 billion money laundering case for S$16.28 million. Most other units got no bids or were withdrawn. More than 80 seized properties will be sold through mid-2027.
Property Market & Finance
Global property markets: wealth, wages and housing risk
Global housing markets are diverging. Wealth from equities and AI lifts some cities, while high rates hurt affordability for most buyers. UBS’s index shows highest risk in Zurich and Tokyo, rebounds in Seoul and Hong Kong, weakness in London and Sydney, and stability in Singapore, as higher bond yields still curb what buyers can afford.
Home buyers using more cash and CPF for down payment even as mortgage loans rise
Home buyers in Singapore are using more cash and CPF for down payments as prices rise. Loan sizes are growing more slowly than home prices, and fewer buyers are taking the maximum loan. Yet mortgagee-sale listings are at a six-year high due to earlier stress and higher rates, and auctions are expected to stay active.
Epochs of Singapore real estate: From nation builder to future city artisan
Over six decades, Singapore’s real estate has done more than provide homes, driving industry, finance and household wealth. It now also supports social cohesion and major sustainability goals. The next phase will be intelligent, flexible and climate resilient, using AI and regenerative design.
How to buy and renovate your dream retirement home
The article shows how retirees can downsize and plan early for a resale flat that suits ageing. It stresses choosing a convenient location and an adequate lease, then adding subtle safety features, storage, and good lighting. The goal is a smaller home that is easy to maintain, safe, and still stylish.
CNA Explains: Will Singapore home loan rates rise after the Fed's rate hike?
Singapore home loan rates may edge up after the US Fed’s 0.25-point hike, mainly for floating loans tied to SORA. Any rise will not be automatic or immediate, and depends on funding costs and bank competition. Fixed-rate borrowers and those with smaller loans are less affected.
Malaysian developer Eco World tops bids for Sin Ming area housing plot with $1,612 psf ppr bid
Malaysian developer Eco World won the Lorong Puntong/Sin Ming Avenue site with a $208.1 million bid, or about $1,612 psf ppr, topping six other offers. The small plot near Bright Hill MRT can yield about 140 homes. Strong bidding shows rising land costs that may push up future launch prices.
Urban Planning & Land Use
New mall, parks and plans for a new school under Toa Payoh West masterplan
Over the next decade, Toa Payoh West will get over 6,000 new homes, more parks, and the town’s first mall. A new school is being studied, and a mixed-use hub will link to Caldecott MRT with green spaces. The Toa Payoh Hillside BTO will include assisted living flats and other amenities.
Tampines is Singapore's most populous planning area, but Punggol and Sengkang are growing faster
Tampines remains Singapore’s most populous planning area in 2026. But Sengkang and Punggol are growing faster and climbing the ranks. Newer towns have more children, while older central areas have more elderly residents.
Beauty World Plaza up for collective sale for third time at S$165 million
Beauty World Plaza is up for collective sale for the third time at S$165 million. The mixed-use, 999-year site next to Beauty World MRT is zoned for commercial and residential use. It has in-principle approval for serviced apartments, and the tender closes on Nov 19.
Beauty World Plaza up for collective sale at $165m
Beauty World Plaza is up for collective sale again at $165 million, after failed attempts in 2018 and 2019. ETC is marketing the mixed-use site, which has preliminary approval for serviced apartments and potential for hospitality or co-living. The public tender closes on Nov 19.
URA flags "persistent trend" of suspected cases of unauthorised works in residential units
URA warns of many suspected unauthorised works in strata homes and is taking enforcement action. Such works need approvals from the MCST, agencies and a qualified person, and they can affect safety, insurance and equity. Owners who do not remove or regularise them face fines of up to $200,000 and possible prosecution.
From developer to city shaper: IOI Properties' vision for Singapore's downtown
Grade A office space in Singapore’s CBD is tight and rents are rising, as the area shifts to mixed-use under URA plans. IOI Properties is building a clustered portfolio in the Downtown Core that links offices, homes, hotels, and public spaces. The goal is a more connected and active city centre beyond office hours.
Retail & Mixed-Use
Boon Keng flat with 83 years left on lease sells for S$1.64 million
A five-room HDB flat at City View @ Boon Keng sold for S$1.64 million, setting a new resale record in Kallang/Whampoa. The 1,259 sq ft DBSS unit is on a high floor and has about 83 years left on its lease. Officials say such million-dollar resale flats are rare, with most transactions at lower prices.
IOI Properties eyes Singapore property deals
IOI Properties is in exclusive talks to buy Singapore’s Chijmes and the Capitol Kempinski hotel. The Malaysian developer has expanded fast with debt and now plans a private fund to bring in investors and cut leverage. It aims to revamp the assets and keep pursuing more Singapore deals.
Frasers Property acquires Cuppage Terrace in Orchard Road
Frasers Property bought Cuppage Terrace on Orchard Road for $175 million. The 17 conservation shophouses sit next to The Centrepoint, which Frasers owns, and have 62 years left on a 99-year lease. The deal helps Frasers coordinate upgrades and boost long-term value across its Orchard Road assets.
Sustainability & Buildings
Retain ECP's recreational value, minimise impact on nature, among feedback for Long Island works
Public feedback urges keeping East Coast Park’s recreation and protecting marine life during Long Island works. HDB says it will keep disruption low, work at least 130m offshore, monitor impacts, and study new habitats and coral or seagrass moves. The 800ha project will protect low-lying coasts and add land and a reservoir.
'Nothing is cast in stone': MPs pledge to raise concerns on Maju Forest, Gillman Barracks
MPs said plans for Maju Forest and Gillman Barracks are not final and they will raise public concerns. Residents questioned transparency and whether the social value of the forests was considered. The push follows petitions and echoes the Dover Forest case where plans were revised.
Free morning off-peak train rides in northeast Singapore reduced crowding by 9%: Jeffrey Siow
Free morning off-peak train rides in northeast Singapore cut peak-hour crowding by 9%, said acting Transport Minister Jeffrey Siow. The pilot began in December 2025 on selected NEL and Sengkang-Punggol LRT stations, and fares have stayed the same as the government monitors costs.
30% of secondhand smoke feedback cases in 2025 came from repeat complainants
The NEA got about 600 home secondhand smoke complaints in 2025, and 30% were from repeat complainants. Agencies send advisories and promote mediation, and most cases do not recur. Tougher rules on home smoke are hard due to privacy, and no formal health guidelines are planned.
Other News
A home care nurse on finding his calling: 'I treat every senior as I would a member of my family'
After caring for his father at home, R. Subramaniam became a community nurse with Methodist Welfare Services. He provides home nursing and hospice care to seniors and teaches families how to manage medicines and symptoms. The story highlights the growing importance of community care in Singapore, recognized on Community Care Day.
CDL Hospitality Trusts Q3 net property income rises 7.1% to $36.7 million
CDL Hospitality Trusts’ Q3 net property income rose 7.1% to $36.7 million and revenue grew 4.1% to $72 million, led by stronger performance in the UK, New Zealand, Australia and Europe. Singapore RevPAR rose but NPI fell due to lost F&B revenue and renovations, while Japan and the Maldives were weaker. Management expects upcoming events and upgrades to support demand, with some near-term disruption from renovations.
New material to cope with algae, mould from condensation among innovations unveiled at tech showcase
HDB and EnterpriseSG showcased 13 new solutions for public housing, including an anti-condensation wall coating now on trial to cut algae and mould. EnterpriseSG is adding $4 million to the HDB Cool Ideas programme, bringing funding to $9 million, and pilots like microwave concrete scanning are underway. HDB is also opening a new lab to speed testing and deployment of these technologies.
Commentary: Singapore is doing more heritage studies - but does it have enough experts?
Singapore is doing more heritage studies for redevelopment. But there are too few experts, especially in archaeology and conservation, which risks poor-quality work and irreversible loss. The writers urge stronger state-led standards, review, and training to build capacity.
Workers' Party positions 'not always consistent or coherent', S'pore 'must guard against populism': PM Wong
PM Lawrence Wong said the Workers’ Party has been inconsistent and warned against populism. He cited housing and foreign worker policies as examples and said the PAP must take a long-term view. He added that the government will make difficult choices, even on issues like ministerial pay.
New 32,000 sq ft social reading space at Causeway Point will let you bring home pre-loved books for free
A new 32,000 sq ft social reading space, The HomePage @ Causeway Point, from Frasers Centerpoint Trust and NLB, will open in 2028. Visitors can browse and take home pre-loved NLB books for free, including Sing Lit. The space will also offer family areas, a theatre, and community events.
Read the news — then ask what it means for you.
How a cooling measure, rate change or new launch affects your plans.
PropKakiFor a first condo the impact is small — your loan ceiling barely moves under the new rules.