Question 1

What are the best new launch condos in Singapore 2026?

Accepted Answer

The top new launch condos in Singapore 2026 include: Lentor Gardens Residences (District 26, TEL, preview July 2026, ~$2,000–2,400 psf), Holland Link / Holland Plain (District 10/11, King Albert Park DTL+CRL2, July 2026 / 2027), Dunearn House 达恩豪庭 (District 11, Sixth Avenue, July 2026), Thomson Reserve (District 20, Upper Thomson TEL, Sep 2026), Hudson Place Residences (District 5, One-North, May 2026), and River Modern (District 9, Great World CCL). Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for the latest floor plans and priority registration.

Question 2

What is the GLS (Government Land Sales) programme in Singapore?

Accepted Answer

The Government Land Sales (GLS) programme is how the Singapore Government releases state land for private residential, commercial, and industrial development. URA and HDB release sites on a Confirmed List (guaranteed sale) or Reserve List (launched only when triggered by developer) basis. GLS land costs directly influence the pricing of new launch condominiums — a higher land bid generally means higher launch prices. The 2026 GLS pipeline includes Holland Plain (Sim Lian, S$1,491 psf ppr), Dunearn Road (S$1,625 psf ppr), Dover Drive (S$1,556 psf ppr), and Bukit Timah Road (S$1,820 psf ppr). Contact Mark Tan at 9387 4786 for the latest GLS updates and new launch advisory.

Question 3

What does psf ppr mean in Singapore property?

Accepted Answer

PSF PPR stands for 'per square foot per plot ratio' — the unit used to express the land cost of a Government Land Sales (GLS) site in Singapore. It is calculated by dividing the total bid price by the site's maximum permissible gross floor area. A higher psf ppr land cost typically means higher development costs and therefore higher new launch prices. For example, the Holland Plain GLS (May 2026) was bid at S$1,491 psf ppr, implying estimated launch prices of S$2,400–2,800 psf for the future development.

Question 4

What is ABSD (Additional Buyer's Stamp Duty) in Singapore 2026?

Accepted Answer

Additional Buyer's Stamp Duty (ABSD) is a tax on residential property purchases in Singapore, payable within 14 days of signing the Option to Purchase (OTP). The current 2026 ABSD rates are: Singapore Citizens buying 1st property — 0%; 2nd property — 20%; 3rd and beyond — 30%. Singapore Permanent Residents: 1st property — 5%; 2nd and beyond — 30%. Foreigners (any property) — 60%. Entities/companies — 65%. Certain nationalities (US, Swiss, Icelandic citizens) receive PR-equivalent treatment under Free Trade Agreements. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) to calculate your exact ABSD liability.

Question 5

What is BSD (Buyer's Stamp Duty) in Singapore?

Accepted Answer

Buyer's Stamp Duty (BSD) is payable by all buyers of residential property in Singapore, regardless of citizenship. The 2026 tiered BSD rates on the purchase price are: 1% on first S$180,000; 2% on next S$180,000; 3% on next S$640,000; 4% on next S$500,000; 5% on next S$1.5M; 6% on the remaining amount above S$3M. For example, BSD on a S$2M property is approximately S$59,600. BSD must be paid within 14 days of signing the OTP. Contact Mark Tan at 9387 4786 for a full stamp duty calculation.

Question 6

Can I avoid ABSD when buying a second property in Singapore?

Accepted Answer

There are limited ABSD remission options for a second property. Singapore Citizen married couples may claim ABSD remission on a second residential property if they sell their first within 6 months of the later of: the date of purchase of the second property (for completed properties), or the TOP/CSC date (for new launches). The ABSD paid is refunded after the first property is sold. This is the most common legitimate method of managing ABSD on a second property. Decoupling (removing one owner from the existing property title before buying separately) is another strategy but incurs its own stamp duty costs. Contact Mark Tan at 9387 4786 for personalised ABSD planning.

Question 7

What is SSD (Seller's Stamp Duty) in Singapore?

Accepted Answer

Seller's Stamp Duty (SSD) is payable when you sell a residential property within a holding period. For properties acquired from 11 March 2017 onwards: selling within 1 year — 12% SSD; within 2 years — 8% SSD; within 3 years — 4% SSD; after 3 years — 0% SSD. SSD is calculated on the higher of sale price or market value. To avoid SSD entirely, hold your residential property for at least 3 years from date of purchase. Contact Mark Tan at 9387 4786 for property holding period strategy advice.

Question 8

What is TDSR (Total Debt Servicing Ratio) in Singapore?

Accepted Answer

The Total Debt Servicing Ratio (TDSR) is a Singapore financial regulation that caps the total monthly debt obligations of a borrower — including mortgage, car loans, credit cards, and all other loans — at 55% of gross monthly income. Banks apply a minimum 4% stress-test rate when computing TDSR for property loans, regardless of the actual contracted interest rate. TDSR applies to all residential property loans, including HDB loans and private bank mortgages. If you exceed 55% TDSR, your loan will be declined or reduced. Contact Mark Tan at 9387 4786 for a mortgage affordability assessment.

Question 9

What is LTV (Loan-to-Value) ratio for property in Singapore?

Accepted Answer

Loan-to-Value (LTV) ratio is the maximum percentage of a property's value that can be financed by a bank mortgage. For a first residential property loan from a bank: LTV is 75% (25% down payment required, of which 5% must be cash). For a second property loan: LTV drops to 45% (55% down payment, at least 25% in cash). For a third or subsequent property: LTV is 35% (65% down payment, at least 25% in cash). HDB concessionary loans have a higher LTV of 80%. Contact Mark Tan at 9387 4786 for help with mortgage planning.

Question 10

Can I use CPF to buy a private condo in Singapore?

Accepted Answer

Yes, Singapore Citizens and Permanent Residents can use CPF Ordinary Account (OA) savings to purchase private residential property, subject to conditions. CPF can be used for: the down payment (after mandatory 5% cash), monthly mortgage installments, BSD and ABSD stamp duties (subject to withdrawal rules), and legal fees. Withdrawals are subject to the Withdrawal Limit (applicable only if the remaining lease is below 60 years at the time of purchase) and the Valuation Limit. Foreigners cannot use CPF — all costs must be paid in cash. Contact Mark Tan at 9387 4786 for a CPF utilisation plan for your property purchase.

Question 11

How does the HDB resale process work in Singapore?

Accepted Answer

The Singapore HDB resale process: (1) Confirm eligibility — at least one buyer must be a Singapore Citizen; (2) Apply for HDB Flat Eligibility (HFE) letter at HDB portal — confirms eligibility, CPF Housing Grant eligibility, and HDB loan quantum; (3) Register Intent to Buy on the HDB resale portal; (4) Negotiate price and sign the Option to Purchase (OTP) — option fee up to S$1,000; (5) Exercise OTP within 21 calendar days, paying exercise fee (total OTP + exercise fee capped at S$5,000); (6) Both buyer and seller submit resale application within 7 days of OTP exercise; (7) Complete resale in 8–10 weeks. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for end-to-end HDB resale guidance.

Question 12

What is the HDB Minimum Occupation Period (MOP)?

Accepted Answer

The HDB Minimum Occupation Period (MOP) is the period you must physically occupy your HDB flat before you can sell it on the open resale market or sublet the entire flat. For most HDB flats purchased from HDB (BTO, SBF, balance flats): MOP is 5 years from the date of flat collection (key collection). During the MOP, you cannot sell the flat, rent out the entire flat, or own any private residential property locally or overseas. After MOP: you can sell the HDB flat, rent it out, or concurrently hold an HDB resale flat and one private property (HDB upgrading). Contact Mark Tan at 9387 4786 to plan your HDB upgrading timeline.

Question 13

Can I own an HDB flat and a private condo at the same time in Singapore?

Accepted Answer

Yes — Singapore Citizens who have fulfilled the 5-year HDB Minimum Occupation Period (MOP) can own both an HDB flat and a private residential property simultaneously. However, you will pay 20% ABSD on the private property purchase (2nd property rate for Singapore Citizens). You cannot rent out the entire HDB flat while holding a private property. If you buy a private property before fulfilling MOP, you must sell the HDB flat within 6 months of the private property's Temporary Occupation Permit (TOP) or within 6 months of purchase (if completed property). Contact Mark Tan at 9387 4786 for HDB-plus-private property planning.

Question 14

What is a good rental yield for investment property in Singapore?

Accepted Answer

In Singapore's private residential market, a rental yield of 3.0–4.5% gross is generally considered good for condominiums. City-fringe and suburban new launches (OCR/RCR) typically yield 3.5–4.5% gross. Prime district properties (CCR, Districts 9/10/11) typically yield 2.5–3.5% gross due to higher entry prices. HDB flats offer higher gross yields of 4.5–6% but are subject to subletting restrictions. Net yield (after property tax, maintenance fees, agent fees, and mortgage costs) is typically 1.5–2.5% lower than gross yield. Contact Mark Tan at 9387 4786 for a rental yield analysis on specific properties.

Question 15

What is the difference between CCR, RCR, and OCR in Singapore property?

Accepted Answer

Singapore's private residential market is divided into three regions: Core Central Region (CCR) — Districts 1, 2, 6, 9, 10, 11, and Sentosa Cove. This is the prime district segment with the highest prices (typically S$2,500–S$5,000+ psf). Rest of Central Region (RCR) — the city fringe, including Districts 3, 4, 5, 7, 8, 12, 13, 14, 15, 20. Prices typically S$1,800–S$3,000 psf. Outside Central Region (OCR) — all remaining districts including 16–19, 21–28. Most mass-market and HDB-upgrader new launches. Prices typically S$1,500–S$2,500 psf. For investment, OCR and RCR launches often offer better rental yield; CCR offers prestige and long-term capital preservation. Contact Mark Tan at 9387 4786 for district-by-district investment analysis.

Question 16

What is an enbloc sale in Singapore?

Accepted Answer

An enbloc (or collective) sale in Singapore occurs when a majority of owners in a strata development (typically 80% by share value and strata area for buildings 10+ years old, or 90% for buildings under 10 years) agree to sell the entire development to a developer. The developer then redevelops the site. Enbloc sales typically result in a sale price significantly above individual unit market value — often 20–40% above. Recent notable enbloc sales include Thomson View Condo (redeveloped as Thomson Reserve) and Pastoral View (redeveloped as The Serra Residences by Far East Organization). Contact Mark Tan at 9387 4786 for enbloc advisory.

Question 17

What is the difference between freehold and leasehold property in Singapore?

Accepted Answer

Freehold property in Singapore has perpetual ownership with no lease expiry. Leasehold property has a fixed term — typically 99 years or 999 years from the date of the state lease. Freehold commands a 10–20% premium over comparable leasehold. Leasehold values decay as the lease shortens: CPF usage becomes restricted when remaining lease is below 60 years (and must cover youngest buyer to age 95), bank mortgage LTV reduces significantly, and resale appeal narrows. For long-term family legacy, freehold is preferable. For investment and rental yield, 99-year leasehold in good locations often outperforms. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for freehold vs leasehold advisory.

Question 18

What is Thomson Reserve and when is the preview?

Accepted Answer

Thomson Reserve is a mega new launch condominium in District 20 (Upper Thomson), Singapore, developed by three award-winning developers: UOL Group, Singapore Land Group (SingLand), and CapitaLand Development. It rises from the collective sale (enbloc) of Thomson View Condo. Key facts: Site area ~540,000 sqft; approximately 1,240 units across multiple 24-storey towers; unit types from 1-bedroom to 5-bedroom; 99-year leasehold; plot ratio 2.1. Location highlights: Upper Thomson MRT (TEL8) approximately 2 minutes' walk; direct TEL stops to Orchard, Marina Bay, and Shenton Way; unobstructed views of the Central Catchment Nature Reserve and MacRitchie Reservoir; Thomson Plaza (shopping) 3 minutes' walk; Ai Tong School within 1km. Target preview: Q3 2026. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for priority registration and first-look floor plans.

Question 19

Is Thomson Reserve a good investment?

Accepted Answer

Thomson Reserve has several strong investment fundamentals: (1) Blue-chip developer consortium — UOL, SingLand, and CapitaLand are three of Singapore's most established and trusted developers. (2) RCR location — District 20 is classified as Rest of Central Region, positioned between suburban mass-market and prime CCR pricing, historically delivering strong capital appreciation. (3) TEL MRT at doorstep — Upper Thomson MRT (TEL8) is approximately 2 minutes' walk, providing direct connectivity to Orchard, Marina Bay Financial Centre, and the future RTS Link to Johor Bahru (and onward to KL). (4) Northern Gateway catalyst — The Singapore government's Northern Gateway master plan, including Woodlands Regional Centre, is a multi-billion dollar transformation zone that will benefit northern corridor property prices including Thomson and Upper Thomson. (5) Nature-facing views — the Central Catchment Nature Reserve is a legally protected park under the Parks and Trees Act, ensuring permanent unobstructed greenery views from the development. Contact Mark Tan at 9387 4786 to assess if Thomson Reserve fits your investment profile.

Question 20

Can foreigners buy property in Singapore?

Accepted Answer

Yes, foreigners can buy private condominium apartments (any floor) and commercial properties in Singapore without restriction. They cannot buy HDB flats, new Executive Condominiums during the minimum occupation period, or landed property without Singapore Land Authority (SLA) approval. Foreigners pay 60% ABSD on any residential property purchase. Exceptions: US, Swiss, and Icelandic citizens receive PR-equivalent ABSD treatment (5% on first property) under Free Trade Agreements. On a S$2M condo, a foreign buyer pays approximately S$1.2M in ABSD plus ~S$59,600 in BSD — making the all-in cost ~S$3.26M. Contact Mark Tan at 9387 4786 (CEA R032504C) for foreigner property purchase advisory.

Question 21

Can foreigners buy landed property in Singapore?

Accepted Answer

Foreigners generally cannot buy landed property in Singapore. Under the Residential Property Act, landed residential properties — including terrace houses, semi-detached houses, bungalows, and Good Class Bungalows (GCBs) — are restricted to Singapore Citizens. Permanent Residents (PRs) may apply to the Singapore Land Authority (SLA) for approval, which is rarely granted. In Sentosa Cove, foreigners may purchase strata landed properties (bungalows within approved condominium estates) subject to SLA approval. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for landed property advisory.

Question 22

How do I buy a Good Class Bungalow (GCB) in Singapore?

Accepted Answer

Good Class Bungalows (GCBs) are Singapore's most prestigious form of residential property, restricted to Singapore Citizens. Criteria: minimum land area 1,400 sqm, located in one of 39 designated GCB Areas, maximum 2-storey building height, 35% site coverage limit. To purchase: (1) Confirm Singapore Citizen status, (2) Engage a specialist agent with GCB transaction experience, (3) Source on-market and off-market listings, (4) Conduct legal due diligence on title, encumbrances, and URA use restrictions. GCBs are not subject to ABSD restrictions differently from other landed — a Singapore Citizen buying their 2nd property still pays 20% ABSD. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for GCB advisory.

Question 23

How will the Cross Island Line (CRL) affect Singapore property prices?

Accepted Answer

The Cross Island Line (CRL) is Singapore's newest and longest MRT line, running 50km from Bright Hill to Changi Airport, with a branch line (CRL2) running through Turf City, King Albert Park, and Jurong Lake District. Properties within 500m of confirmed CRL stations have historically seen 5–15% price appreciation ahead of line opening, based on patterns from the TEL and DTL. Key CRL2 stations with property implications: King Albert Park (benefiting Holland Plain and Holland Link), Turf City (future mixed-use precinct), Maju, and West Coast. CRL Stage 1 opens 2030; CRL Stage 2 (King Albert Park branch) targets 2032. Contact Mark Tan at 9387 4786 for CRL station vicinity property recommendations.

Question 24

What is an Option to Purchase (OTP) in Singapore property?

Accepted Answer

An Option to Purchase (OTP) is a legal document granting the buyer the exclusive right to purchase a property at an agreed price within a fixed period. For HDB resale: option period is 21 calendar days; option fee is S$1–S$1,000; exercise fee cap brings total to S$5,000. For private property resale: option period is typically 14 calendar days (negotiable); option fee is typically 1% of purchase price. For new launch condos: typically a booking fee of 5% is paid upfront, with the OTP issued within 3 weeks and a 3-week exercise period. Once exercised, the buyer is committed to the purchase. Contact Mark Tan at 9387 4786 (CEA R032504C) for OTP and contract advisory.

Question 25

What is the progressive payment scheme (PPS) for new launch condos in Singapore?

Accepted Answer

The Progressive Payment Scheme (PPS) is the standard payment structure for purchasing new launch condominiums in Singapore under construction. Payments are released in stages as construction milestones are achieved: Booking fee — 5% (cash) upon booking; Upon signing S&P Agreement — 15% within 8 weeks; Foundation completion — 10%; Reinforced concrete framework — 10%; Partition walls — 5%; Ceilings/roofing/car park — 5%; Windows/doors installed — 5%; Plumbing/sanitary/electrical — 5%; Temporary Occupation Permit (TOP) — 25%; Certificate of Statutory Completion (CSC) — 15%. Total: 100%. PPS allows buyers to spread payments over the construction period (typically 3–5 years), improving cash flow compared to a lump-sum resale purchase. Contact Mark Tan at 9387 4786 for new launch payment planning.

Question 26

Which properties will benefit most from Cross Island Line Stage 2 (CRL2) in Singapore?

Accepted Answer

CRL Stage 2 (CRL2) runs from Aviation Park through Turf City, King Albert Park, Maju, West Coast, to Jurong Lake District, targeting completion by 2032. Properties closest to confirmed CRL2 stations that will benefit most: (1) King Albert Park MRT (DTL + CRL2 interchange): Holland Plain (280 units, S$1,491 psf ppr, Sim Lian) and Holland Link (745 units, S$1,432 psf ppr, SF). (2) Turf City: major mixed-use master-planned precinct, expected to release 4,000–5,000 homes. (3) West Coast/Clementi corridor: resale condominiums like Regent Park, Butterworth 8, West Coast Crescent. Historical precedent from TEL: properties within 500m of new MRT stations saw 8–15% price uplift 2–3 years before line opening. Contact Mark Tan at 9387 4786 for CRL2 property recommendations.

Question 27

What is CRL2 (Cross Island Line Stage 2) and when does it open?

Accepted Answer

Cross Island Line Stage 2 (CRL2) is the Turf City extension branch of Singapore's Cross Island Line, running from Aviation Park through Turf City, King Albert Park (existing DTL station + new CRL interchange), Maju, West Coast, to Jurong Lake District where it joins CRL Stage 1. CRL Stage 1 (Aviation Park to Bright Hill) targets opening in 2030. CRL Stage 2 (Turf City branch) targets opening in 2032. The full Cross Island Line will be Singapore's longest MRT line at 50km, serving over 100,000 commuters daily and creating new interchange connectivity across the island from east to west.

Question 28

How does GLS land cost affect new launch condo prices in Singapore?

Accepted Answer

Government Land Sales (GLS) land cost is the single largest input cost for a new launch condominium in Singapore, typically representing 50–65% of the final selling price. The typical markup formula: Land cost (psf ppr) → add construction cost (S$400–600 psf for mass market; S$600–900 psf for prime) → add professional fees, financing, sales costs → target 15–20% developer margin → final launch price. For example: Holland Plain land cost S$1,491 psf ppr + estimated construction/other costs → projected launch price S$2,400–2,800 psf. Lentor Gardens Residences land cost S$920 psf ppr → projected launch price ~S$2,000–2,200 psf. The lower the land cost, the more competitive the launch price can be. Contact Mark Tan at 9387 4786 for GLS pipeline analysis and new launch value assessment.

Question 29

What is the 2026 Singapore GLS pipeline and which sites have launched?

Accepted Answer

Key 2026 Singapore GLS confirmed and tendered sites with land costs: (1) Holland Plain (May 2026 tender): Sim Lian, S$454M / S$1,491 psf ppr, ~280 units, near King Albert Park MRT. (2) Dunearn Road (Jan 2026): S$1,625 psf ppr, ~285 units, District 11, near Sixth Avenue MRT. (3) Lentor Gardens (Nov 2024): Huttons / TID, S$920 psf ppr — lowest land cost in Lentor Hills Estate, preview July 2026. (4) Holland Link (2025): SF / Wing Tai, S$1,432 psf ppr, 745 units, King Albert Park, preview July 2026. (5) Bukit Timah Road B (Jan 2026): S$1,820 psf ppr, District 10/11. (6) Dover Drive: S$1,556 psf ppr, Queenstown. Register your interest or get updated GLS pipeline analysis by contacting Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia).

Question 30

When should HDB owners sell their flat and buy a new launch condo in Singapore?

Accepted Answer

The optimal timing for HDB upgrading to a new launch condominium depends on 5 factors: (1) MOP completion: You must fulfil the 5-year HDB Minimum Occupation Period before selling. Selling before MOP requires buying a resale or completed private property — not a new launch under construction. (2) ABSD remission window: Singapore Citizen couples buying a new launch before selling their HDB can claim ABSD remission if the HDB is sold within 6 months of the new launch TOP/CSC. This avoids paying 20% ABSD upfront. (3) CPF top-up: After selling your HDB, the net sale proceeds (after CPF refund) can be used for the new launch down payment. (4) TDSR: Ensure your combined mortgage obligations don't exceed 55% of gross income. (5) Market timing: Buying a new launch 3–4 years before expected TOP allows you to benefit from capital appreciation during the construction period. Contact Mark Tan at 9387 4786 for a personalised HDB upgrading financial plan.

Question 31

Can I buy a new launch condo before selling my HDB flat in Singapore?

Accepted Answer

Yes — Singapore Citizen couples who have completed the HDB Minimum Occupation Period (MOP) can buy a new launch condominium before selling their HDB flat, using the ABSD remission scheme. Here is how it works: (1) Buy the new launch condo and pay 20% ABSD upfront (for 2nd property). (2) Sell the HDB flat within 6 months of the new launch's Temporary Occupation Permit (TOP) date or Certificate of Statutory Completion (CSC), whichever is applicable. (3) Apply for ABSD remission — the 20% ABSD is refunded after the HDB sale is completed. Key risk: If you fail to sell the HDB within 6 months of TOP/CSC, the ABSD is forfeited. For HDB flats that have not yet completed MOP, you cannot buy a new launch under construction — you must wait until MOP is fulfilled. Contact Mark Tan at 9387 4786 (CEA R032504C, Huttons Asia) for HDB upgrading ABSD planning.

Question 32

Who is Mark Tan the Singapore property agent?

Accepted Answer

Mark Tan (CEA Registration No. R032504C) is a licensed Singapore property agent with Huttons Asia. He advises clients on HDB resale, condominium new launches, landed homes, rentals and commercial property.

His work spans Singapore-wide, with current project guides covering districts including D5, D9–D12, D15, D20 and D26. Buyers and owners receive practical market context, clear next steps and property-specific guidance.

"We deliver strategic insights that transform real estate investments."

How can families plan property assets and long-term goals?

Our Family Office Services support high-net-worth families. We help with property assets, estate planning, and long-term wealth goals.

Our approach: We connect property advice with your wider financial goals. The focus is simple: protect your assets and plan for the future.

Question 33

Why should I use a developer-appointed agent to buy a new launch condo in Singapore?

Accepted Answer

Using a developer-appointed agent to buy a new launch condominium in Singapore costs the buyer absolutely nothing — the developer pays the agent's commission directly. Benefits of using a developer-appointed agent like Mark Tan (CEA R032504C, Huttons Asia): (1) Priority unit selection before public launch; (2) Access to accurate and up-to-date price lists and floor plan availability; (3) Expert guidance on unit selection (facing, floor level, stack position); (4) Full support through the entire purchase process — from booking to key collection; (5) No conflict of interest — the agent's incentive is aligned with finding you the best available unit. Call Mark Tan at 9387 4786 to register your interest in any upcoming new launch.