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Decoupling property in Singapore: ABSD, SSD and CPF costs
Decoupling property in Singapore: the BSD, SSD and CPF refund when one spouse sells a share to the other, and IRAS's stern view of ABSD avoidance arrangements.
The reading room
A clearer start to your research.
An independent starting point for researching new homes in Singapore. Organise your questions, compare the details and consult the original sources.
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Stamp duty for tenancy agreement: the 0.4% rule and who pays
Stamp duty for a tenancy agreement is 0.4% of total rent on leases up to four years, due within 14 days of signing. Who pays, worked examples and penalties.
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Can foreigners buy property in Singapore? New launch rules
Foreigners can buy a condo unit in Singapore without approval; landed homes need SLA approval. ABSD is 60%, less for FTA nationals or with a citizen spouse.
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Dunearn Road GLS: Plymouth Avenue site open for application
Dunearn Road GLS: the Plymouth Avenue site, which we read as Raffles Town Club land, is on the Reserve List with about 250 homes and no tender date.
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Tanjong Rhu GLS: the Tanjong Rhu Close site due in November
Tanjong Rhu GLS: URA estimates a November launch for Tanjong Rhu Close, 1.23 ha at plot ratio 3.5. What it could hold and what Tanjong Rhu Road paid.
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De Souza Avenue GLS site: URA's launch due in November
De Souza Avenue GLS site: URA estimates a November 2026 launch for 2.22 ha at plot ratio 1.6. What it could hold, what its 2024 neighbour cost, what to check.
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Minimum rental period in Singapore: URA's 3-month rule and cap
Minimum rental period in Singapore: three months for every tenant, and six unrelated occupants, or eight in a registered home of 90 sqm or more until 2028.
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East Coast Road GLS site: tender closes 3 Dec, about 85 homes
East Coast Road GLS site: URA's tender closes on 3 December 2026, and its homes must average at least 100 sqm, so expect about 85. What a buyer can check now.
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Chuan Grove GLS: two sites sold, a third on URA's Reserve List
Chuan Grove: URA sold two sites in 2025 for about 1,060 homes; a third, for about 930, opened for application in October 2026. What is confirmed.
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Orchard Boulevard GLS site: tender closed 29 October
URA's Orchard Boulevard GLS site, about 110 homes on a 99-year lease, closed for tender on 29 October. No award yet: what URA confirms and how to read the bids.
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URA caveat search: how to check new launch transaction prices
URA's caveat search shows new-launch prices from developers' options to purchase, updated each Friday. What it covers, what it misses and how to check a quote.
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Tengah Garden Residences: what is confirmed in October 2026
Tengah Garden Residences stands on URA’s Tengah Garden Avenue site and was 99% sold by 26 April 2026, Hong Leong Holdings said. TOP year unconfirmed.
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Home loan interest rates in Singapore: how to read an offer
Home loan interest rates in Singapore are one line of a bank’s offer. How to read SORA-pegged versus fixed, lock-in and fees, on a sample S$1.2 million loan.
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Condo maintenance fee in Singapore: a worked monthly cost
A condo maintenance fee in Singapore sits beside the loan, sinking fund and property tax. An illustrative S$1.6 million home shows the monthly total.
At the viewing
How to read a condo floor plan: strata area, balcony, PES
How to read a condo floor plan: URA calls PES and private roof terraces strata area but not balconies. An illustrative example shows a 7.7% psf swing.
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Use CPF to buy private property: limits, fees and refund
CPF can meet a private new launch’s progressive payments but not the option fee, and its FAQ lists a 5% minimum cash down payment. Limits and a worked refund.
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Freehold vs leasehold: how CPF’s age-95 rule works
Freehold vs leasehold on CPF: OA use depends on whether the lease covers the youngest buyer to age 95. CPF’s example: 65 years left, S$495,000 of S$550,000.
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New launch TOP date: what the permit sets off for a buyer
A new launch’s TOP date starts key collection, property tax and the ABSD sale window. What URA and IRAS say, and how four launches state their dates.
At the viewing
Showflat vs actual unit: what URA lets you change later
Showflat vs actual unit: URA says one loft of up to 5 sqm needs no planning permission, open-sided covers need MCST consent, and balconies cannot be glassed in.
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Add a spouse to a property title: Singapore stamp duty
Gifting a share to a spouse or changing to 60-40 is a transfer for stamp duty. IRAS’s BSD, ABSD and SSD rules, with five cases worked on a S$2 million example.
At the viewing
Housing developer licence Singapore: what to check first
Housing developer licence in Singapore: what URA’s pages say on the sale licence, project account, show units and booking fees, plus an eight-line check list.
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ABSD for PR buyers of a new launch: rates and remission
ABSD for PR buyers is 5% on a first home and 30% on a second. Where citizen-spouse remission applies, and where not, on an illustrative S$2 million launch.
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Rental income tax in Singapore: letting out a new launch
On an illustrative S$60,000 AV, property tax is S$2,720 owner-occupied and S$10,800 let out. Rental income tax in Singapore: the 15% claim and 15-day notice.
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ABSD refund in Singapore: couples and seniors replacing a home
An ABSD refund needs the first home sold within six months, counted from TOP or CSC for an unfinished new launch. How couples and single seniors 55+ claim it.
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Property tax bill on a new property in Singapore: TOP to bill
The property tax bill on a new property in Singapore starts at the TOP date, not key collection. A fictional timeline and IRAS’s rules for a second home.
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Joint purchase property in Singapore: how ABSD is counted
In a joint purchase of property in Singapore, IRAS applies the highest buyer’s ABSD rate to the whole price. A five-step count shows who goes on the contract.
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P1 registration for a new property: the possession-date rule
P1 registration for a new property still being built: MOE needs possession within two years of P1 entry (31 December 2028 for 2026). What to ask the developer.
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Lorong Puntong site: new homes coming near Bright Hill MRT
URA awarded the Lorong Puntong / Sin Ming Avenue site near Bright Hill MRT on 18 September 2026. What is coming, and how it sits beside Thomson Reserve.
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Tyersall Avenue rezoned for homes: what the approval allows
Land at Tyersall Avenue and Holland Road was approved for homes on 9 October 2026 at a plot ratio of 1.4, URA's notice says. What it allows and leaves open.
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HDB resale prices Q3 2026: an upgrader's budget check
The median 4-room HDB resale price was S$628,000 in Q3 2026 by our count of HDB data. Medians by flat type and town, and how much reaches your next home.
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99-year lease start date: count the years left at handover
A 99-year lease often starts years before handover. How to find the lease commencement date, count the years left and compare freehold launches in 2026.
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Jurong Lake District: Town Hall Link tender closes 17 Nov
The Town Hall Link white site in Jurong Lake District closes for tender on 17 November 2026 with up to 1,200 homes. What URA offers and the rail dates it gives.
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Reading a developer’s sales figures before you buy
Developers report sales, revenue, profit and pipeline differently. How to read CDL’s 1H 2026 results and a launch-weekend count before you compare launches.
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New launch discount stamp duty: cash rebate or freebie?
IRAS lets a cash discount stated in the document and given on execution lower the price duty is charged on, but not a voucher. Worked on a S$40,000 example.
At the viewing
Option to purchase in Singapore: what each date starts
What a new-launch option to purchase in Singapore starts: validity, forfeiture, stamping, ABSD and SSD dates, with a dated example calendar and a checklist.
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GLS tender results 2026: land price per sq ft ppr compared
GLS tender results 2026: URA’s 14 comparable awards run from S$962 to S$1,865 per sq ft ppr. The ranking, why Chitty Road is out and what it cannot say.
At the viewing
Master Plan 2025 amendments near a new launch: how to check
URA’s proposed Master Plan 2025 amendments list had ten entries on 26 October 2026 and its approved list five. How to read one near a new launch.
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Private home prices Q3 2026: URA’s final figures, up 1.4%
URA’s final Q3 2026 statistics confirm private home prices rose 1.4%, as its 1 October flash estimate said. What moved between flash and final, and why.
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Seller’s stamp duty on a new launch: count the four years
Seller’s stamp duty is 16% to 4% on homes bought from 4 July 2025 and sold within four years. Which dates count, a S$2 million example and exemptions.
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EC income ceiling raised to S$18,000: what buyers should check
The EC income ceiling rises from S$16,000 to S$18,000, announced on 23 August 2026. What gov.sg confirms, what it leaves open and what to ask before you book.
At the viewing
New launch sales galleries in October: hours and locations
Sales gallery addresses, hours and stages for Thomson Reserve, Lucerne Grand, The Serra, Amberwood at Holland and Newport in October 2026, plus a visit plan.
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Tengah hospital and Brickland Close: URA's rezoning proposals
URA proposes a higher plot ratio at Brickland Close, open to objections until 31 October 2026, and a road and linkway for a future Tengah hospital.
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Private housing supply: URA's end-September 2026 pipeline
URA counted 20,300 unsold private homes with planning approval at end-September 2026, and vacancy rose to 7.2%. What the Q3 supply figures mean for buyers.
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Marina Gardens Lane tender: EL Development wins at S$450.1m
URA awarded the Marina Gardens Lane site to EL Development on 26 October 2026 for S$450.1 million, about S$1,243 psf ppr. What it means for Marina South buyers.
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Who pays an agent when you buy a new-launch condo?
Ask whom the agent represents, who pays any commission and what the written agreement says before a showroom visit becomes a commitment.
At the viewing
What to prepare before a condo booking appointment
Prepare financing, documents, questions and a walk-away rule before a new-launch booking appointment. Includes a Singapore example and source checks.
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When might a buyer’s agent add value on a new launch?
When might a buyer’s agent add value on a new launch: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to compare units in a new launch
Use an all-in cost and usability worksheet to compare units beyond the headline price. Includes a Singapore comparison and questions to ask.
At the viewing
How to record condo defects in Singapore
Make a dated, room-by-room photo log and track developer responses during the contract’s defects process after handover. Track each reply.
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How to budget for condo maintenance after handover
How to budget for condo maintenance after handover: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to follow new-launch construction progress
How to follow new-launch construction progress: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to choose a conveyancing lawyer for a new launch
Compare the actual transaction scope, professional fees, disbursements and named contact before signing a legal engagement. Check the scope.
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How to compare condo-defect inspection services
How to compare condo-defect inspection services: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to check a condo developer’s record
Check the developer, project documents and past work using official and verifiable sources. Includes a Singapore comparison and questions to ask.
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What insurance to check after condo key collection
What insurance to check after condo key collection: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
At the viewing
How to check a condo at key collection
How to check a condo at key collection: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to prepare for mortgage pre-approval
How to prepare for mortgage pre-approval: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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Mortgage broker or bank direct for a new launch?
Compare lender offers on the same loan, fee and progressive-payment assumptions, with a written stress scenario and transparent broker role.
At the viewing
A neighbourhood walk before buying a new launch
A neighbourhood walk before buying a new launch: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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New launch or resale condo: costs before moving in
Put equal-price new-launch and resale homes on dated cash-flow sheets, including duty, loan, waiting and handover costs. Keep every unconfirmed amount visible.
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How to read a developer payment schedule
How to read a developer payment schedule: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to check new-launch marketing claims
How to check new-launch marketing claims: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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Documents to check before a new-launch booking
Documents to check before a new-launch booking: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to choose a renovation contractor after TOP
How to choose a renovation contractor after TOP: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to choose a condo rental manager
How to choose a condo rental manager: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to estimate rental yield without a promise
How to estimate rental yield without a promise: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
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How to check primary-school distance before buying
Check MOE distance rules and address eligibility yourself before relying on a property listing. Includes a Singapore comparison and questions to ask.
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How to read a condo site plan
Read orientation, access, shared facilities and limits of a site plan before choosing a unit. Includes a Singapore comparison and questions to ask.
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How to decide whether to upgrade to a new launch
How to decide whether to upgrade to a new launch: A worked example and practical questions for comparing written scope, cost and terms in Singapore.
At the viewing
The Serra Residences: questions now Far East’s sales are open
Far East’s 133-home freehold Novena project was previewed from 2 October 2026; on 17 October its page read “Open for sale”. What is confirmed and what to ask.
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New launch payment schedule: why the stage you buy at matters
What URA and CPF confirm about new-launch payments, what we could not verify, and a fictional S$1.6 million example of buying at launch versus later.
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Stamp duty on a new launch in 2026: BSD, ABSD and the SSD clock
How buyer’s stamp duty, ABSD and the four-year seller’s stamp duty apply to a new-launch purchase, with a worked S$2 million example and what to confirm.
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Book Lucerne Grand or wait for Thomson Reserve? How to compare
CDL says Lucerne Grand sales began on 3 October 2026; Thomson Reserve has a preview from 17 October and a sales launch set for 31 October. How to compare.
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Thomson Reserve: prices, preview and the 31 October launch
Thomson Reserve’s developers list prices from S$1.544m for a 592 sq ft two-bedroom, a preview from 17 October and a sales launch set for 31 October 2026.
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A new launch research file that keeps every claim traceable
Keep one file per project: a dated conversation record, versioned documents and short notes that point back to both, so nothing is misremembered.
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The commute test: time real journeys before booking a new launch
Time the school run, work trip and family visits from a new launch address at the hours you travel, with a recording sheet and a way to weigh the gaps.
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Amberwood at Holland: 212 homes and a family-sized decision
Sim Lian is marketing three- to five-bedroom homes in District 10. Separate the appeal of the Holland setting from today’s journeys, future transport and the exact home on offer.
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Lucerne Grand: what to check now that sales have begun
CDL says Lucerne Grand sales began on 3 October 2026, after its preview. Dated starting prices, Lakeside MRT trade-offs and what to ask before choosing a unit.
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Newport Residences: reading the home behind the Anson Road address
Freehold Newport Residences on Anson Road: its unit types, the 2030 possession date read in September, CDL’s 2027 completion estimate and your daily routine.
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Newport Residences and The Orie: how to compare two very different addresses
Anson Road and Lorong 1 Toa Payoh offer a useful research exercise: separate verified project facts from your household’s daily needs.
At the viewing
The showflat is one stop. The actual address is another.
Use Newport Residences as a practical example of why a viewing needs a document checklist and a separate neighbourhood visit.
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Write the household brief before you visit a new launch
A home has to work on an ordinary Tuesday. Start with journeys, space and responsibilities before opening another project brochure.