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.
At 12 Popular Primary Schools, Living 200m Away Will Count the Same as 1.9km in Phase 2C
Only 15% of Phase 2C entrants at 12 popular primary schools live in public housing, Education Minister Desmond Lee told Parliament. From 2027 those schools split Phase 2C into a within-2km and a beyond-2km track. On our count, five of the 12 have no HDB flat within 1km at all, and condo buyers do not consistently pay more inside 1km.
HDB Refused to Act in a $625,000 Flat Sale. Half of All Resales Sell Below the Last One
HDB declined to handle the legal work for a Tanjong Pagar Plaza three-room flat sold at $625,000, citing a $655,000 recent sale. It later said the issue was a complex estate sale. On our data, 48% of HDB resales sell below the block's last comparable.
A Bishan Flat Just Sold for $1.71 Million. The Flats Down the Road Sell for $970,000
A five-room DBSS flat at Natura Loft in Bishan sold for $1.71 million, a record for the estate and within $18,000 of the national record. Over the past year, Bishan's DBSS five-rooms sold at a median $1.56 million. Its other five-room flats sold at $970,000.
Singapore Taxes Your Third Home Once, When You Buy It. Two MPs Want to Tax It Every Year
MPs Elysa Chen and Shawn Loh have called for taxes on owning multiple homes and on inherited wealth. Today, a citizen buying a third home at the median private price pays $564,000 in ABSD. But the yearly property tax does not change with how many homes you own.
191 Officers Checked, Eight Referred to Police: An MRT Station Is Worth Most Before Anyone Knows
Eight public officers have been referred to the police after a review of 191 officers' property purchases near future MRT stations. On our data, homes near an MRT station have earned no better median resale gain than the wider market. Whatever a station adds is priced in once it is public.
Nearly 150,000 Condo Homes Are in the Years When Defect Claims Get Hard. For 11,700, the Window Is Closing Now
A piece of concrete fell 20m from a Bukit Panjang condo balcony, and the developer says the claim is too late. We counted how many Singapore condos are in the same position: past the 6-year limit, inside the 15-year long-stop. 740 developments, 147,595 homes.
Latest News
P1 registration: 15% of Phase 2C students at 12 popular primary schools live in public housing
Only 15% of Phase 2C entrants at 12 popular primary schools come from public housing. From 2027, MOE will reserve more Phase 2C places and split them equally between applicants living within 2km and those farther away at these schools to improve access and social mixing. The change aims to keep nearby access while widening opportunities for others.
Evicted pensioner who sparked Spain housing protests dies: tenant union
An 87-year-old Madrid woman, Maricarmen Abascal, whose eviction sparked Spain’s housing protests, has died, the tenants’ union said. Her case led to nationwide demonstrations and pushed the government to consider urgent housing measures.
Request to act as solicitor for flat resale was declined due to complexity of the sale: HDB
HDB refused to act as solicitor for a resale flat because the sale involved an estate with multiple beneficiaries and a possible conflict of interest. It told the sellers to hire a private lawyer and later said its email should have been clearer. HDB said it usually handles ordinary resales regardless of price.
North-South Corridor delay: Affected business to continue getting HDB rental rebates if eligible
The government will continue rental rebates for eligible HDB rental shops most affected by the North-South Corridor delay. There will be no general compensation for delays, with help given case by case. The two-year delay will likely raise costs, and LTA will give an update later.
5-room DBSS flat in Bishan sells for S$1.71 million
A five-room DBSS flat at Natura Loft in Bishan sold for S$1.71 million in October 2026, a new record for this flat type in the estate. The high-floor 1,292 sq ft unit cost S$1,324 psf, surpassing the previous Bishan high of S$1.63 million. Such million-dollar HDB deals remain a small minority, and the national record is S$1.728 million for a Bukit Merah flat.
S'pore PR, 61, enters tenant's bedroom to sniff underwear & masturbate, jailed 3 weeks
A 61-year-old Singapore PR was jailed three weeks for entering his female tenant’s room and committing indecent acts while she was overseas. He was caught on her camera and pleaded guilty to two charges, with others taken into consideration.
HDB
HDB resale prices dip for third straight quarter, even after lifting of 15-month wait-out period
HDB resale prices fell 0.2% in Q3, the third straight quarterly drop, even after the 15‑month wait‑out was lifted. Resale transactions rose year on year, and the Government will keep monitoring the market. HDB will launch about 7,960 flats in November, including assisted living units in Toa Payoh.
HDB resale prices fall 0.2% in Q3; private home prices rise 1.4%
HDB resale prices fell 0.2% in Q3 2026, the third straight quarterly drop, while transaction volumes stayed stable. Private home prices rose 1.4% year on year in Q3, faster than in Q2, but sales volumes fell by about 30% from the previous quarter.
HDB scales up robotics and automation solutions to increase construction productivity at BTO sites
HDB will scale up robotics and automation at BTO sites to raise productivity and reduce manpower. From 2027, smart hoists will be used at about half of new BTO sites, with more screeding robots rolled out. The aim is to deploy these technologies at all new BTO projects to build faster while keeping safety and quality high.
What is a jumbo flat and the HDB conversion scheme?
HDB is reviewing the scheme that lets owners combine two small flats into a jumbo flat, after a $2.18 million Telok Blangah listing drew concern. Jumbo flats began in the late 1980s to use up unsold flats; only families can form them, they can be sold only after a five-year stay, and they cannot be split. There are about 2,900 jumbo flats in Singapore.
HDB Awards 2026: Behind the award-winning MacPherson Weave HDB BTO project
Hi-Tek Construction won an HDB Construction Award for the MacPherson Weave BTO. It improved quality and safety with worker support and technology like painting robots. The team also handled tight limits near MRT tunnels and an air base.
HDB Awards 2026: How Garden Bloom @ Tengah BTO earned its builder an HDB accolade
Chiu Teng Construction received an HDB Awards 2026 Certificate of Merit for Garden Bloom @ Tengah. It built the estate while two Jurong Region Line viaducts were being built, coordinating closely and using PPVC, BIM and timed deliveries to manage space and safety. The project delivered 782 homes and facilities with a shorter build time and less manpower.
Condominiums
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.
Who pays for condo defects years after completion?
When condo defects appear years later, disputes over who pays are common and slow. Legal time limits and dissolved project firms often block claims, leaving MCSTs and owners with the bill. Owners are urged to act early, and latent defect insurance is proposed as a backup.
Delivery riders welcome guidelines for condo parking bays
Singapore’s LTA and URA set guidelines for condos and malls to add delivery parking bays and collection points. Riders welcome this for safer, easier access. But adoption is voluntary and may be uneven due to space, cost, security, and residents’ expectations.
Property Market & Finance
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.
Decision to consider building homes on greenery, heritage sites not made lightly: Indranee
Indranee Rajah said homes on green or heritage sites will be considered only as a last resort, with impacts minimised. The Government will first use brownfield land, build taller, and redevelop golf courses to add homes. It is also boosting BTO supply and support, with higher income ceilings and possible lower age for singles.
Charity proposes lower age eligibility for Lease Buyback Scheme, one-stop retirement planning platform
Charity Leap201 proposed lowering the Lease Buyback Scheme age from 65 to 55 and creating a one-stop retirement planning platform. This follows a survey showing many 50- to 59-year-olds want to use the scheme but are not yet eligible. The proposals aim to help lower-income seniors unlock housing equity earlier and plan for retirement.
Urban Planning & Land Use
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.
CDL's Lucerne Grand sells 61% of units at $2,480 psf
CDL’s Lucerne Grand in Jurong sold 61% of its 570 units at launch at an average $2,480 psf. Most buyers were Singaporeans, attracted by the direct Lakeside MRT link, nearby schools, on-site retail, and the Jurong Lake District location.
4 main tenants at Punggol East Container Park & Tebing Lane to get lease extended until end-2027
Four main tenants at Punggol East Container Park and Tebing Lane will get up to a one year lease extension, until the end of 2027. The site is still planned for housing, so the extra time helps businesses plan their move and meet rules. Agencies will keep helping them find other premises.
Frasers Property and Mitsubishi Estate redevelop Valley Point Singapore
Frasers Property and Mitsubishi Estate will redevelop Valley Point and Frasers Suites Singapore into a 999-year mixed-use project on River Valley Road. The 51:49 venture will include 407 homes, 184 serviced apartments, and retail and dining, launching in 2027 and completing in 2031. Both properties will close by March 31, 2027.
East Coast Road, Serangoon North View private housing sites launched for sale
Singapore’s URA launched two private housing sites for sale. A small East Coast Road plot on the confirmed list can yield 85 units and is the first GLS site in Siglap in a decade. A Serangoon North View plot on the reserve list can yield 235 homes, and is unlikely to be triggered due to ample nearby supply.
No current plans to designate Tagore forest as a nature reserve: Chee Hong Tat
The government has no plans to make Tagore Forest a nature reserve, said Minister Chee Hong Tat. The site is zoned for housing, and decisions are based on science and balanced with other land needs. Singapore will continue protecting biodiversity through existing reserves, buffers, and green spaces.
Retail & Mixed-Use
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
North-South Corridor noise and dust-producing works completed by 2027
The North-South Corridor is delayed by two years, with the viaduct opening from 2029 and the tunnel from 2031. Most noisy works will finish by end-2027, and surface conditions will start to improve next year, with reinstatement from 2028. LTA will improve pedestrian access and give targeted help to shops, while higher costs are still being assessed.
Say no to hoarding homes: PAP MPs call for inheritance tax, multiple residential property tax
Two PAP MPs urged taxes on multiple homes and an inheritance tax to address wealth inequality and property hoarding. They proposed progressive taxes on rental income and higher value investment properties to push wealth into productive uses. The government said this is outside the current bill and invited further questions later.
LTA to prioritise North-South Corridor surface works to reduce noise & dust by end-2027
LTA will prioritise surface works on the North-South Corridor to cut noise and dust, with most major works done by end-2027 and reinstatement starting in 2028. The project’s completion is delayed to 2029 due to complex construction near dense areas and MRT lines, and the timeline will not be further compressed for safety. The government will improve access and signage for businesses, but no broad financial compensation is planned.
Property purchases scrutiny: Singapore government refers 8 public officers to police after review
Singapore referred eight public officers to police after a review of property buys near planned train stations. The review covered 191 officers, following an academic paper last month. The paper raised concerns that some may have used non-public information.
WP's Faisal Manap says he's selling property to feed his family & serve the people -- but he's not ruling out going back to MP work
Former WP MP Faisal Manap has become a property agent to support his family after losing GE2025. He says the job lets him serve people using his housing knowledge, and he remains the WP’s vice-chair. He is open to returning to MP work if called.
First EC tender under new rules draws record-high bid from developers
The first EC land tender under the new rules drew a record-high price at Canberra Drive. A consortium of SNC Realty, HS Invesco and Kay Lim Realty bid S$163.9 million, or a record S$825 psf ppr. The site drew 13 bids, the most since 2017, defying expectations of cautious offers.
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.