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Singapore Property Swapper
The New Condo Rule: How GFA Harmonization Makes New La...
TLDR GFA Harmonization standardizes Gross Floor Area measurements across Singapore government agencies, removing non-usable spaces like oversized planter boxes, air-con ledges, and strata voids from condo floor area calculations. This change encourages more efficient layouts, improving usable living space despite smaller nominal unit sizes. Early adopters like Lentor Modern show fewer space-wasting features, leading to better value despite seemingly smaller square footage. However, this …
The Rise of New Launch 2-Bedroom Condos: Why Homebuyer...
TLDR Two-bedroom condominiums are shifting from primarily rental investments to popular family homes, especially among small families and HDB upgraders, due to rising home prices forcing size compromises. New launch two-bedroom units priced around $1.8 to $2 million attract more buyers than cheaper, often larger resale two-bedrooms ($1.4 to $1.6 million), largely due to layout efficiency, modern designs, and market perception. However, as new …
The “Sell One, Buy Two” Strategy in 2025: ...
The “Sell One, Buy Two” strategy gained popularity in Singapore after the Additional Buyer’s Stamp Duty (ABSD) was introduced in 2011. This approach involves selling an existing property and using the proceeds to acquire two new properties under separate ownership (typically between spouses). The common goal is to secure a larger unit for the family and a smaller one for rental income, or vice-versa …
2-Bedroom vs. 2+Study Units: A Decade of Performance A...
TLDR Over the past decade, 2+Study units (compact 3-bedroom layouts) consistently outperformed standard 2-bedroom units in resale gains across most projects, both for long-term and short-term holdings. Examples include Stirling Residences and Parc Esta, where 2+Study units recorded significantly higher profit margins. Rental yields, however, tend to be slightly higher for regular 2-bedroom units due to their lower price points, though the difference is …
Increased Seller’s Stamp Duty (SSD) Rates in Sin...
TLDR From July 4, 2025, Singapore reinstates Seller’s Stamp Duty (SSD) rates to 2017 levels, with rates of 16%, 12%, 8%, and 4% for properties sold within 1, 2, 3, and 4 years respectively. No SSD applies from the fifth year onwards. This change aims to curb speculation by extending the holding period before tax exemption, likely reducing short-term flipping and slowing resale supply. …
The 99-to-1 Property Split Strategy: Legality and Risk...
TLDR The 99-to-1 property ownership split in Singapore, where one spouse holds 99% and the other 1%, is used to reduce Additional Buyer’s Stamp Duty (ABSD) when buying multiple properties. However, a recent High Court case (Hillcrest Arcadia) revealed that beneficial ownership depends on actual financial contributions, not just title shares. The court indicated that intending to use this split to avoid ABSD could …
The Evolving Landscape of HDB Upgrading in Post-COVID ...
TLDR The post-COVID Singapore property market has grown more complex, especially for HDB upgraders facing higher interest rates, cooling measures, and tighter resale supply. Two-bedroom condos, especially those with two bathrooms, are gaining popularity among small families, challenging traditional preferences. The Core Central Region (CCR) is seeing fewer foreign buyers due to increased Additional Buyer’s Stamp Duty (ABSD), narrowing price gaps with other regions. …
A First-Time Condo Buyer’s Guide to Evaluating P...
TLDR When buying a new launch condominium in Singapore, a developer’s reputation is crucial since buyers rely on trust and projected quality. The BCA Developer Quality Banding assesses developers’ workmanship over six years, with Band 1 or 2 indicating high quality. Buyers should check both developer and builder ratings on the BCA Quality Housing Portal. After-sales service, especially defect resolution during the Defects Liability …
Pasir Ris: A Quiet Transformation into a Family Hotspo...
TLDR Pasir Ris has transformed over the past decade from a quiet beach town into a family-friendly hotspot, driven by comprehensive upgrades in education, amenities, transport, and green spaces. New MOE kindergartens, school mergers with improved facilities, and the Overseas Family School campus have enhanced educational options. Lifestyle improvements include the Pasir Ris Central Hawker Centre, Pasir Ris Mall, and revamped retail centres like …
The Perils of Subletting in Singapore: Why Paying Rent...
TLDR Subtenants often mistakenly believe that paying rent consistently guarantees security. However, their rights are limited since the main tenant holds the primary lease with the landlord. The Maxi Coffee Bar case illustrates the risks: despite paying rent, the subtenant was abruptly evicted when the main tenant broke the lease and failed to pay the landlord. Similar risks exist in residential subtenancies, especially when …
Is Housing Policy an Unintended Factor in Singapore...
TLDR Singapore’s housing policies contribute to its declining birth rate through a complex mix of factors beyond just price. Flat sizes have shrunk significantly, with newer “Prime” and “Plus” flats lacking larger 5-room options, limiting space for growing families. Long waiting times for BTO flats delay household formation, causing couples to postpone having more children due to age and financial concerns. The rise of …
The Johor-Singapore Special Economic Zone: A New Chapt...
TLDR The Johor-Singapore Special Economic Zone (JS-SEZ), launched in January 2025, is a bilateral effort aimed at sustainable economic growth in southern Johor, focusing on manufacturing, logistics, digital economy, and green energy. Unlike the early 2000s Iskandar project, JS-SEZ benefits from strong Singapore-Malaysia collaboration, streamlined regulations, and significant incentives like low corporate tax rates. Key improvements include the upcoming RTS Link for better cross-border …
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Is Your Condo Management a “Hidden Authoritarian” in Singapore? Understanding Governance in Strata Living
TLDR Condominium living in Singapore can sometimes feel authoritarian due to the management committee's control, especially when a few owners dominate decisions like pet policies or facility use. Potential buyers...
Is The Condo Dream Getting Increasingly Harder To Achieve For Singaporeans?
TLDR Condominium prices in Singapore have nearly doubled over the past 15 years, with new launches now averaging around $2,390 psf. A typical 1,000 sq ft three-bedroom condo costs about...
Is Price Per Square Foot (PSF) Still a Reliable Metric in Singapore’s Property Market?
TLDR Price Per Square Foot (PSF) is increasingly a poor measure of property value in Singapore due to regulatory changes that improved space efficiency, excluding non-livable areas from Gross Floor...
The Dilemma of Retaining Your HDB Flat While Owning a Condo in Singapore (2025)
TLDR Singaporean citizens can own both an HDB flat and a condominium if the HDB was purchased first and after the 5-year Minimum Occupancy Period, but buying a condo after...
The Dual Impact of Rising HDB Flat Prices in Singapore: A Balanced Perspective
TLDR HDB flat prices in Singapore have nearly doubled every 16 years, reflecting a long-term trend of appreciation averaging about 4.5% annually. Rising prices generally benefit existing homeowners by creating...
