# Singapore 🇸🇬 — Property Due-Diligence Playbook

ISO2: `sg`. Status: ✅ Fully populated (researched 2026-05).

## Country profile

- **Population**: ~6.04 million (2024 SingStat estimate, total residents + non-residents)
- **GDP per capita**: ~US$84,700 nominal (2024 IMF / SingStat); among top 5 globally; real GDP +4.4 % 2024 (MTI advance estimate)
- **Currency**: SGD (Singapore Dollar, `S$`). 1 EUR ≈ 1.45–1.50 SGD, 1 USD ≈ 1.30–1.40 SGD (MAS reference; managed float against undisclosed trade-weighted basket — the **S$NEER** — with policy band re-centred at MAS Monetary Policy Statements every six months)
- **Languages**: English (working language of government, education, courts); Mandarin Chinese; Malay (national language; on the state crest); Tamil — all four official per Constitution Art. 153A
- **Postcode**: 6 digits (e.g., Marina Bay Sands `018956`, Orchard Road `238801`); first 2 digits identify the **postal sector**, building-level unique
- **Admin levels**: city-state — no provinces; **5 Community Development Council (CDC) regions** (Central, North, North East, South East, South West) → **planning subzones** (URA Master Plan: 55 planning areas → 332 subzones) → strata lots / land parcels
- **Cadastre**: **Singapore Land Authority (SLA)** — Land Titles Register under the Land Titles Act 1993. Public access via:
  - **INLIS (Integrated Land Information Service)** — `https://app.sla.gov.sg/inlis/` — title searches, survey plans (per-document fee, typically S$5.25 for ownership, S$25.65+ for full title certificate)
  - **OneMap LandQuery** — `https://www.onemap.gov.sg/land` — free indication of State / Statutory Board / Private land
- **Identifier**: parcel = **Lot Number + Mukim/Town Subdivision** (e.g., `Lot 1234A MK01` for Mukim 1 = Bukit Timah area, or `TS21` for Town Subdivision 21 = Tanglin); strata units carry a **Strata Lot Number** under the Land Titles (Strata) Act
- **Foreign-buyer rule**: governed by the **Residential Property Act 1976** (RPA), administered by the **Land Dealings Approval Unit (LDAU)** at SLA:
  - **Non-restricted (foreigners may buy without LDAU approval)**: condominium / apartment units in any approved condominium development; strata-titled landed in approved condo developments; leasehold ≤ 7 years (incl. renewals) of any residential property
  - **Restricted (LDAU consent required)**: landed houses (terrace, semi-detached, detached, bungalow); vacant residential land; strata landed not in an approved condo development; on the mainland LDAU consent is **rarely granted** to non-PR foreigners (case-by-case; "exceptional economic contribution" test)
  - **Sentosa Cove**: foreigners (incl. non-PR) can apply for LDAU consent to buy ONE landed unit ≤ 1,800 m² for owner-occupation only (no rental, no second purchase) — see SLA LDAU FAQ
  - **HDB flats**: foreigners CANNOT buy. PRs may buy **resale HDB only** (no BTO / SBF) after holding PR ≥ 3 years AND forming a family nucleus with another SC/PR spouse or with parents (HDB eligibility rules)
  - **Application fee**: LDAU in-principle / formal approval = **S$1,220 per property** (SLA fee schedule)
- **Visa**: NO citizenship-by-investment. Pathways for property-linked / HNW migration:
  - **Global Investor Programme (GIP)** — direct PR; thresholds (effective 2023; GIP Factsheet updated 2025-05): S$10M new business + ≥30 hires (≥50 % SC, ≥10 new); **S$25M into a GIP-selected fund**; or single family office S$200M AUM with ≥S$50M into EDB-approved funds
  - **ONE Pass** (Overseas Networks & Expertise Pass) — 5-year work pass; **S$30,000 fixed monthly salary** floor (or "outstanding achievement" track); no employer tie; from Jan 2027 a **ONE Pass (AI & Tech) track** replaces Tech.Pass
  - **Employment Pass** — **S$5,600/mo** (S$6,200 financial services) qualifying salary 2026; rises to **S$6,000 / S$6,600** from 1 Jan 2027 (MOM 2026 announcement)
  - **Tech.Pass** — closes to new applications Jan 2027; folded into ONE Pass (AI & Tech)
  - **PR (regular path)** — case-by-case ICA assessment after EP/SP residence; no published threshold
  - **Long-Term Visit Pass / Dependent's Pass** — family of EP/ONE Pass holders

## Section: `--price`

### Primary sources

- **URA Property Market Information (PMI) portal** — `https://eservice.ura.gov.sg/property-market-information/`
  - Quarterly **Property Price Index (PPI)** for private residential, base Q1 2009 = 100; landed + non-landed sub-indices
  - Free public access; export CSV; transaction-by-transaction caveat data via REALIS (paid subscription)
- **URA REALIS** — paid agent / professional database of every caveat-lodged residential transaction (price, PSF, date, buyer profile mask)
- **HDB Resale Price Index** — `https://www.hdb.gov.sg/residential/buying-a-flat/resale/getting-started/resale-statistics` (resale flats; foreigners cannot buy but PRs can)
- **SingStat real estate** — `https://www.singstat.gov.sg/find-data`
- **MAS Financial Stability Review** — `https://www.mas.gov.sg/publications/financial-stability-review` — house-price-to-income, household debt, mortgage stress indicators

### Price benchmarks (Q4 2025 / Q1 2026 reference, URA PPI + ERA / Knight Frank / EdgeProp)

| Segment | Median S$ PSF (per square foot) | Source / quarter |
|---|---:|---|
| **CCR (Core Central Region)** new launch (Districts 9, 10, 11, Marina, Sentosa) | ~S$2,800–3,500 PSF (luxury launch tier) | URA caveats Q4 2025 |
| **CCR resale non-landed** | ~S$2,000–2,800 PSF | URA REALIS Q4 2025 |
| **RCR (Rest of Central Region)** new launch (e.g., Toa Payoh, Queenstown, Pasir Panjang) | ~S$2,400–3,000 PSF | URA Q4 2025 (e.g., Skye at Holland sold at median ~S$2,948 PSF Q4 2025 — URA PMI) |
| **OCR (Outside Central Region)** new launch (Tampines, Punggol, Jurong, Sengkang, Woodlands) | ~S$2,000–2,400 PSF | URA Q4 2025 |
| **OCR resale non-landed (all islands)** | ~S$1,763 PSF Q4 2025 (URA median, –0.1 % q/q) | URA PMI Q4 2025 |
| **Landed (GCB — Good Class Bungalow zone)** | ~S$30M–S$70M+ per unit (LDAU consent required for non-citizens; very rare) | URA caveats / Knight Frank Wealth Report |
| **Sentosa Cove landed** | ~S$2,000–3,500 PSF land area; total tickets ~S$8M–S$25M | URA caveats 2024–2025 |
| **HDB resale 4-room (avg, all towns)** | ~S$650K total (median), ~S$650 PSF *(PR-eligible only — verify)* | HDB Resale Price Index Q4 2025 |

> All PSF values are **URA-caveat-derived medians or mid-range estimates**; widely accepted as authoritative because every Singapore residential transaction must lodge a caveat at SLA within 14 days. Listing portals (PropertyGuru, 99.co, EdgeProp) typically publish ~5–15 % above last caveat median because asking ≠ done.

### Listing platforms

- **PropertyGuru** — largest portal: `https://www.propertyguru.com.sg/` *(per listing — verify against URA caveats / on visit)*
- **99.co** — second-largest: `https://www.99.co/singapore/` *(per listing — verify against URA caveats)*
- **EdgeProp Singapore** — `https://www.edgeprop.sg/` — caveat-overlay views *(per listing — verify)*
- **SRX** — `https://www.srx.com.sg/` — agent-syndicated *(per listing — verify)*
- **OrangeTee** / **ERA** / **PropNex** / **Huttons** — top-4 brokerages with proprietary listing portals *(per listing — verify)*

### Compute

1. PSF = transaction price ÷ **strata area** (Singapore convention; includes balconies, planter boxes, AC ledges in older units, but URA reformed away enclosed planters from 2009-09 onwards — check year of completion)
2. Cross-check: pull the last 5 caveats for the project from URA PMI (free) → median PSF gives instant fairness band
3. **Trap**: "land area" vs "strata area" for strata landed (cluster bungalows / town houses) — strata area can be 60–80 % of land area; PSF on land area looks artificially low
4. **Trap**: 99-year leasehold vs freehold vs 999-year leasehold — leasehold remaining < 60 yrs sees Bala Curve discount + CPF-usage caps + bank LTV caps tighten; freehold and 999-year sit at meaningful (5–15 %) premium
5. **Trap**: **en bloc redevelopment premium** for older condos (>30 yrs) priced 20–29 % above comparable non-en-bloc-track stock — but only ~2 residential en blocs succeeded in all of 2025 (Stacked Homes / EdgeProp 2025 review); many "en bloc potential" buys realise no premium for a decade or never
6. **Trap**: balcony-only / strata-void inflating advertised area — request the **strata title plan (STP)** and **floor plan** showing PES (private enclosed space), AC ledge, void
7. **Trap**: "GFA" (Gross Floor Area) on developer brochures vs "strata area" on caveat — they differ; URA caveat figure is the legal record

### Trend Q4 2024 → Q1 2026

- URA PPI **all private residential**: +3.4 % full-year 2025 (URA flash + final), slowing from +6.8 % in 2024; +0.3 % q/q in 1Q 2026 flash (URA pr26-01)
- 60 % ABSD (Apr 2023) re-priced foreign-buyer demand to a residual cohort of FTA-eligible (US/CH/IS/LI/NO) and ultra-HNW; foreign share of caveats fell to ~3–4 % (from ~7 % pre-Apr-2023)
- 2025–2026 cooling skew: government adding supply (URA GLS 2024–2026 H1 ~16,000 private units), MAS-tightened LTV/MSR; en bloc remains anaemic
- 2026 broker forecasts: CBRE +2–4 %, C&W +2–4 %, Knight Frank +3–5 % (each cited in their respective 2026 outlook reports)

---

## Section: `--traffic`

### Primary source

- **Land Transport Authority (LTA)** — `https://www.lta.gov.sg/`
- **LTA DataMall** — `https://datamall.lta.gov.sg/` — open API for traffic flow, road accident counts, real-time camera feeds, ERP gantry data; registration free
- **Annual Vehicle Population & Road Length** (LTA Singapore Land Transport Statistics in Brief — published yearly): `https://www.lta.gov.sg/content/ltagov/en/who_we_are/statistics_and_publications/statistics.html`
- **LTA Master Plan** (Land Transport Master Plan 2040): `https://www.lta.gov.sg/content/ltagov/en/who_we_are/our_work/land_transport_master_plan_2040.html`

### Key term

Singapore uses **AADT-equivalent counts** at LTA's permanent count stations. ERP (Electronic Road Pricing) gantries also generate continuous flow data; LTA DataMall exposes 5-minute aggregated speeds across the expressway and major arterial network.

### Verdict bands (residential noise impact, Singapore arterial scale)

- 🟢 < 5,000 v/d (internal estate road inside a private condo / HDB precinct)
- 🟡 5,000–25,000 v/d (minor arterial, e.g., neighbourhood feeder)
- 🟠 25,000–80,000 v/d (major arterial, e.g., Bukit Timah Rd, Holland Rd, Serangoon Rd)
- 🔴 > 80,000 v/d (expressway: PIE, CTE, AYE, ECP, BKE, KPE, MCE, SLE, TPE, KJE)

### Coarse fallback

OSM `highway` class on Singapore mapping:
- motorway = expressway (PIE, CTE, etc.)
- trunk = major dual-carriageway arterial (Bukit Timah, Adam Rd, Eu Tong Sen)
- primary = arterial
- secondary = collector
- tertiary = neighbourhood feeder
- residential = internal estate road

### Notes

- Singapore's Vehicle Quota System (since 1990, **Certificate of Entitlement / COE** required to register any new vehicle) caps fleet growth at 0 % since Feb 2018 (LTA) — total private cars stable at ~640k 2018–2024; total motorised population ~990k incl. taxis/PHV/commercial
- Expressway proximity discount/premium: detached houses near CTE/PIE typically lose ~5–10 % on noise; condos with double-glazed façade and structural acoustic panels recover the discount
- **Trap**: properties advertised "near MRT" — confirm walking distance, not "10-min walk" claim; LTA DataMall + OneMap give exact pedestrian network distance
- **Trap**: sound levels rise 2–5 dB after dusk on viaducts because of reduced background ambient — request **NEA daytime + nighttime noise readings** if buying near expressway

---

## Section: `--tax`

### Annual property tax — administered by IRAS (Inland Revenue Authority of Singapore)

Tax base = **Annual Value (AV)** — IRAS's estimate of gross annual rent if let unfurnished, excluding furniture/maintenance/services. Reviewed annually; revaluations issued in November–December for next year.

**Owner-occupied residential** — progressive 0–32 % from 1 Jan 2024 (per Property Tax Act § 6, rates set by Order):

From **1 Jan 2025** (Budget 2024 widened bands; IRAS 2025 schedule):

| AV band (S$) | Rate |
|---|---:|
| First **12,000** (was 8,000 pre-2025) | **0 %** |
| Next 28,000 (12,001 – 40,000) | 4 % |
| Next 10,000 (40,001 – 50,000) | 6 % |
| Next 25,000 (50,001 – 75,000) | 10 % |
| Next 10,000 (75,001 – 85,000) | 14 % |
| Next 15,000 (85,001 – 100,000) | 20 % |
| Next 40,000 (100,001 – 140,000) | 26 % |
| Above 140,000 | **32 %** |

**Non-owner-occupied residential** (incl. all properties owned by foreigners who don't physically occupy, all 2nd+ properties of citizens/PRs):

From **1 Jan 2024** (final tier of the 2022 Budget restructure):

| AV band (S$) | Rate |
|---|---:|
| First 30,000 | **12 %** |
| Next 15,000 (30,001 – 45,000) | 20 % |
| Next 15,000 (45,001 – 60,000) | 28 % |
| Above 60,000 | **36 %** |

(Both schedules: IRAS Property Tax Rates page; verified 2026-05 against `iras.gov.sg/quick-links/tax-rates/property-tax-rates`.)

**2026 rebate** (Budget 2025 announcement): 15 % rebate for owner-occupied HDB, 10 % capped at S$500 for owner-occupied private — applied automatically. (2025 rebate was 20 % HDB / 15 % capped S$1,000 private.)

**Owner-occupier rate is granted on ONE property only**; subsequent properties default to non-owner-occupier rates even if you live in them as a 2nd home.

### Example calculations

**Example A: 2-bed CCR condo, AV S$48,000, owner-occupied (citizen / PR / foreigner-occupier with single property)**:
- 0 % × first 12,000 = S$0
- 4 % × 28,000 = S$1,120
- 6 % × 8,000 = S$480
- **Annual tax ≈ S$1,600 / yr** (~€1,070; ~US$1,170 at S$1.36/USD)

**Example B: same condo, **non-owner-occupied** (i.e., let out OR foreigner with 2nd property)**:
- 12 % × 30,000 = S$3,600
- 20 % × 15,000 = S$3,000
- 28 % × 3,000 = S$840
- **Annual tax ≈ S$7,440 / yr** — **~4.6× the owner-occupier figure**

**Example C: GCB Good Class Bungalow, AV S$240,000, owner-occupied**:
- progressive bands sum + top tier 32 % × 100,000 = ~S$56,500–60,000/yr
- Same property non-owner-occupied: top tier 36 % bites at S$60K AV → ~S$84,000/yr

> AV is published per-property in your IRAS myTax portal; for any listed unit, request the seller's last property-tax bill — the IRAS notice shows the AV explicitly.

### Transaction taxes (one-time at purchase)

**Buyer's Stamp Duty (BSD)** — IRAS, residential progressive (rates effective 15 Feb 2023):

| Price portion (S$) | Rate |
|---|---:|
| First 180,000 | 1 % |
| Next 180,000 (180,001 – 360,000) | 2 % |
| Next 640,000 (360,001 – 1,000,000) | 3 % |
| Next 500,000 (1,000,001 – 1,500,000) | 4 % |
| Next 1,500,000 (1,500,001 – 3,000,000) | 5 % |
| Above 3,000,000 | **6 %** |

(IRAS BSD schedule; non-residential top rate is 5 %.)

**Additional Buyer's Stamp Duty (ABSD)** — IRAS, on top of BSD; rates **effective 27 Apr 2023** (cooling measures statement; verified IRAS as of 2026-05):

| Buyer profile | 1st residential | 2nd residential | 3rd+ residential |
|---|---:|---:|---:|
| Singapore Citizen (SC) | 0 % | 20 % | 30 % |
| Singapore PR | 5 % | 30 % | 35 % |
| **Foreigner (individual)** | **60 %** | **60 %** | **60 %** |
| **Entity / company** | **65 %** | 65 % | 65 % |
| Trustee (residential trust, no identifiable beneficial owner) | 65 % | 65 % | 65 % |
| Housing developer (purchaser entity) | 35 % + 5 % non-remittable | — | — |

**FTA remission** (Free Trade Agreement): nationals + PRs of **United States**, **Iceland**, **Liechtenstein**, **Norway**, **Switzerland** are treated as Singapore Citizens for ABSD purposes — i.e., **0 % on first residential, 20 % on second, 30 % on third**. Remission is application-based at IRAS; verify FTA-coverage at `iras.gov.sg` ABSD remission page.

> **The 60 % ABSD on foreigners' 1st purchase is the single most material number** in any non-FTA foreign-buyer scenario. A S$2M condo costs a foreign individual S$1.2M ABSD + ~S$64K BSD = **~S$1.26M one-time tax** on top of price — i.e., effective acquisition cost ~S$3.26M for a S$2M asset.

**Seller's Stamp Duty (SSD)** — IRAS, residential, payable by seller; **effective 4 Jul 2025** (MAS / IRAS announcement, restoring pre-2017 holding period):

| Holding period | SSD rate |
|---|---:|
| ≤ 1 year | **16 %** |
| > 1 to ≤ 2 years | **12 %** |
| > 2 to ≤ 3 years | **8 %** |
| **> 3 to ≤ 4 years** | **4 %** |
| > 4 years | 0 % |

(For purchases on/after 4 Jul 2025; pre-4-Jul-2025 purchases retain 3-year/12 % cap regime.)

**Other transaction costs**:

| Item | Cost |
|---|---|
| **GST** (Goods & Services Tax) | **9 %** (since 1 Jan 2024); **NOT applicable** to residential property sale (exempt supply); applies to legal/agent fees, mortgage broker fees |
| **Legal fees (conveyancing)** | typically S$2,500–S$5,000 + GST (private residential resale); higher for complex / new launch with developer's solicitor |
| **Agent commission** | seller-side typically 1–2 % + GST; buyer-side commonly 1 % from foreign buyers (negotiable; not statutorily capped — CEA disciplines disclosure not amount) |
| **CEA-licensed agent** | mandatory for representation per Estate Agents Act 2010; verify licence at `https://www.cea.gov.sg/` |
| **SLA registration / caveat lodgement** | ~S$60–S$100 typical |
| **Mortgage processing / valuation** | bank-dependent, S$300–S$1,500 |

**Total acquisition cost** (buyer side, foreign individual, **non-FTA**, 1st residential, S$2M condo): ~63 % of price (60 % ABSD + ~3 % BSD + ~0.3 % legal/agent buyer-side).

**Total acquisition cost** (citizen, 1st residential, S$2M condo): ~3.3 % of price (BSD only + legal).

### Capital gains / income tax on sale

- **No capital gains tax** in Singapore (long-standing policy). Personal sale of residential immovable: **0 %** CGT regardless of holding period
- Exception: if IRAS classifies the activity as **trade/business** (multiple frequent flips, demonstrably for-profit pattern) — gains are then **income tax** (progressive 0–24 % residents 2024+; 24 % flat for non-residents) per the badges-of-trade test
- Sale by company: profits taxed under **17 % corporate income tax**; partial exemptions for SMEs

### Rental income tax

- Resident individual: **net rental** added to global income, taxed at progressive resident rates **0–24 %** (top rate 24 % from YA2024, was 22 % before)
- **Non-resident individual landlord**: flat **24 %** on net rental (Income Tax Act § 13(1)(f) + § 43 — verify against IRAS Non-Resident Tax Rates page)
- Allowable deductions: mortgage interest, property tax, repairs, MCST fees, agent commission, fire insurance, depreciation N/A
- **15 % deemed-expense option** for individuals (resident) since YA2016: claim 15 % of gross rent + mortgage interest in lieu of itemised expenses
- **Withholding tax** by tenant of non-resident landlord: tenant must withhold and remit if landlord is non-resident; rules per IRAS Withholding Tax (verify, complex)

### Future risk

- **ABSD framework** has been raised 4 times (Dec 2011 introduction, Jan 2013, Jul 2018, Dec 2021, Apr 2023) — every ~2–3 years a new round is plausible; foreign rate has only ratcheted up
- **Property tax non-owner-occupier 36 % top tier** is among the steepest non-owner-occupier property-tax top tiers in major APAC jurisdictions (est. — no single comparative source cited); further widening of bands likely as wealth-transfer policy
- **GST** rose 7 → 8 % (2023) → 9 % (2024); residential sale stays exempt, but renovation/legal/management fees track the headline rate
- **2024 SSD restoration** (4-yr / +4 ppts) signalled continuing speculation-cooling stance

---

## Section: `--rental`

### Long-term residential

**Minimum stay 3 months** for private residential property — **Planning Act § 12(4)** as enforced by URA. Letting an entire private unit for **less than 3 consecutive months to the same tenant is illegal** for both landlord and platform; URA pursues offenders with S$5K–S$200K fines.

- **HDB rental**: **6-month minimum** for whole-flat lease per HDB rules; **owner must be SC/PR** (foreigners cannot own → cannot lease out HDB)
- **Lease structure**: standard 12 / 24-month tenancy agreement; **2-month deposit** customary on 24-month lease; **stamp duty on lease** = 0.4 % × annual rent × lease years (capped formulae per IRAS Stamp Duty for Lease)
- **Tenancy Agreement** stamping: tenant typically pays the lease stamp duty within 14 days of signing
- **Income tax on rental**: see § `--tax` above. Non-resident foreign landlord faces flat 24 %; resident progressive 0–24 %; 15 % deemed-expense option
- **Yields (Q1 2026, gross, all-private)**:
  - **CCR new launch**: **2.5–3.0 %** (URA caveat / rental data overlay)
  - **CCR resale**: 3.0–3.5 %
  - **RCR**: 3.0–3.8 %
  - **OCR**: 3.5–4.5 % (yield-best segment for Singapore standards)
  - **Sentosa Cove leasehold**: 2.0–3.0 % (resort liquidity premium dilutes net)
  - These are gross; subtract MCST (Management Corporation Strata Title) fees, property tax (non-owner-occupier rates → 12–36 %), repairs, agent commission, vacancy → **net cash yield typically 1.0–2.5 % below gross**

### Short-term rentals (Airbnb / Booking)

**Status (2026)**: **Effectively banned** for private residential.

- **Planning Act + URA enforcement**: any letting of an entire private residential unit for < 3 consecutive months is unauthorized change of use → **S$5,000–S$200,000 fines + injunctions**
- URA published in 2017 a proposal to allow STR with a 90-night cap + 80 % MCST consent; **withdrew the proposal in May 2019** (URA pr19-21) — minimum-stay rule unchanged since
- **HDB**: minimum stay **6 months** + foreign-tourist letting prohibited; sub-letting bedrooms allowed only with HDB approval, foreign tenants subject to non-Malaysian quota
- **Sentosa Cove restricted residential**: foreigner-bought landed must be **owner-occupied; rental prohibited** (LDAU consent condition)
- **Serviced apartments** (e.g., Ascott, Frasers, Pan Pacific Serviced Suites): operate under **MOH/URA hotel-class licensing** with 7-day-minimum exemption — distinct asset class; not the same as private residential
- **The Treasury (2018) and 2024 re-confirmation**: government has consistently rejected the Airbnb model citing strata-titled multi-family living density and resident-amenity concerns

### Tax + reporting obligations (residential leasing)

- **Property tax**: non-owner-occupier rate auto-applies (12–36 % progressive on AV)
- **Income tax**: rental income reported on Form B (resident) or Form M (non-resident) by 18 April / 15 April
- **GST**: residential rental is **GST-exempt** (Singapore VAT/GST Act); furnished or unfurnished irrelevant
- **CEA registration**: if landlord uses an agent, agent must be CEA-licensed
- **Stamp duty on lease** (above): tenant typically pays; landlord verifies stamping certificate

### Strategic notes

- **Singapore is structurally a long-let market** for foreign owners — short-let arbitrage is closed; underwrite at 12–24 month lease yields only
- **Foreigner-let to foreigner**: most efficient match; expat tenants on EP/ONE Pass willing to pay premium for furnished + Tier-1 location; CCR + Holland Village + Bukit Timah core demographic
- **OCR yield strategy**: highest gross yields, but subject to MOP-PR / SC tenant pool; pricing-sensitive
- **MCST fee trajectory**: older condos (>15 yrs) see sinking-fund top-ups; verify last 3 years' MCST AGM minutes + audited accounts
- **Tenant profile filter**: most landlords filter by EP/SP/ONE Pass status and salary multiple (4× monthly rent typical)

---

## Section: `--work=<profession>`

### Job platforms

- **MyCareersFuture (Workforce Singapore)** — `https://www.mycareersfuture.gov.sg/` — official jobs portal; **mandatory 14-day Fair Consideration Framework (FCF) advertisement** before EP application
- **JobStreet Singapore** — `https://www.jobstreet.com.sg/`
- **JobsCentral** — `https://www.jobscentral.com.sg/`
- **LinkedIn Singapore** — dominant for finance, tech, consulting, MNC roles
- **Indeed Singapore** — `https://sg.indeed.com/`
- **eFinancialCareers Singapore** — `https://www.efinancialcareers.sg/` (financial services niche)
- **NodeFlair**, **Glints** — tech / startup focus
- **Workforce Singapore Careers Connect** centres — physical career-coaching for SC/PR

### Self-employment regimes

- **Sole Proprietorship** — register at **ACRA BizFile+** (`https://www.bizfile.gov.sg/`) for ~S$115; must have a SC/PR/EP/ONE-Pass-holder as sole proprietor; **personal income tax on profits** (no separate corporate entity)
- **Private Limited Company (Pte Ltd)** — most common; ACRA registration ~S$315; **corporate income tax 17 %** (with partial exemption for first S$200K chargeable income); separate from owner; foreigners can incorporate but must appoint at least 1 SC/PR/EP director
- **Limited Liability Partnership (LLP)** — hybrid; partner-level income tax
- **Foreign individual freelance**: cannot legally freelance on a Dependant's Pass (DP) without LOC; EP holders cannot freelance outside their employer; ONE Pass holders **can hold multiple jobs** within scope
- **CPF (Central Provident Fund)** — mandatory for SC/PR employed; contribution rates: ~37 % combined (employer 17 % + employee 20 %) for under-55s; **NOT applicable to foreigners on EP/SP/ONE-Pass** (employer pays SDL ~0.25 % only)

### Salaried benchmarks (2024 MOM Comprehensive Labour Force Survey, real-time updated 2025 estimates)

- **Median monthly gross income from work** (FT residents, June 2024 release): **S$5,500** (incl. employer CPF) per MOM (2024)
- **Median MOM-published 2025**: ~S$5,700 (advance estimate)
- **Top quartile resident**: ~S$10,500+/mo
- **Financial services Singapore median**: ~S$8,500–14,000/mo (mid-career)
- **Tech sector mid-career**: ~S$8,000–15,000/mo
- **Foreign worker minimum (S Pass)**: S$3,150/mo qualifying salary (sectoral floors apply); **NO statutory minimum wage for SC/PR** (Singapore opposes general minimum wage policy; uses Progressive Wage Model in cleaning, security, landscaping, F&B, retail)
- **Local Qualifying Salary (LQS)** (for foreign worker quota counting): S$1,600/mo (MOM 2024)

### Catchment heuristics

- Within 30-min MRT of Raffles Place / Marina Bay / Tanjong Pagar: full white-collar Tier-1 catchment (every CBD employer)
- Within 60-min MRT: most one-north (biotech, R&D), Jurong East (industrial HQ), Changi Business Park (back-office) — entire workforce reach
- The whole island is < 60 min by car/MRT end-to-end → no rural/remote catchment problem; exception is the truly rural northwest farms / nature reserve fringe (Lim Chu Kang / Kranji)

### Visa / residence pathway for working foreigners

- **Employment Pass (EP)**: S$5,600/mo (S$6,200 financial services) qualifying salary 2026; **rises to S$6,000 / S$6,600 from 1 Jan 2027**; **COMPASS framework** scoring (since Sep 2023) on salary / qualifications / diversity / Singaporean hires
- **S Pass**: mid-skill; S$3,150/mo qualifying; sectoral quotas + S Pass levy (S$330–S$650/mo per worker)
- **ONE Pass**: S$30K/mo or "outstanding achievement"; 5-year; multi-employer; from Jan 2027 the "AI & Tech" track replaces Tech.Pass
- **Tech.Pass**: closed to new applications from Jan 2027 (folded into ONE Pass AI & Tech)
- **Personalised Employment Pass (PEP)** — for high-earning foreign professionals; 3-year non-renewable; S$22,500/mo
- **EntrePass** — for foreign entrepreneurs starting innovative businesses; conditions on funded / IP / accelerator / accreditation
- **PR (Permanent Residence)** — selective; case-by-case via ICA `e-PR` portal; typical EP→PR window 2–4 years
- **GIP** — direct PR for HNW investors (see § Country profile / Visa above)

---

## Section: `--risks`

### Primary national sources

| Source | URL | What it gives |
|---|---|---|
| **National Environment Agency (NEA)** | `https://www.nea.gov.sg/` | Air quality (PSI / PM2.5), noise, environmental health |
| **Meteorological Service Singapore (MSS, NEA)** | `https://www.weather.gov.sg/` | Weather, climate, rainfall, monsoon forecasts |
| **Centre for Climate Research Singapore (CCRS, NEA)** | `https://www.weather.gov.sg/climate-climate-of-singapore/` + Third National Climate Change Study | Downscaled climate projections |
| **Public Utilities Board (PUB)** | `https://www.pub.gov.sg/` | Flood maps, **coastal protection (national agency since Apr 2020)**, sea-level rise |
| **Singapore Civil Defence Force (SCDF)** | `https://www.scdf.gov.sg/` | Fire safety code, fire incident statistics |
| **Building & Construction Authority (BCA)** | `https://www1.bca.gov.sg/` | Building code, structural safety, retrofitting standards, Periodic Structural Inspection (PSI) regime |
| **NCCS (National Climate Change Secretariat, PMO)** | `https://www.nccs.gov.sg/` | National climate adaptation strategy |

### Natural-hazard profile

Singapore is among the **lowest natural-hazard exposure** of any major city globally:

- **Earthquakes**: NOT on a tectonic plate boundary; closest active zones are Sumatra subduction zone (~600 km W) + Java (~1,100 km S). Felt tremors from M7+ Sumatra events occur but with no recorded structural damage. Building code conservative seismic provisions per **BCA SS EN 1998 Eurocode 8 NA 2013** (low-seismicity treatment)
- **Tsunamis**: tsunami risk negligible — sheltered by Sumatra and the Indonesian archipelago; no tsunami impact history
- **Tropical cyclones**: Singapore lies ~1°N — typhoons curve well north (Philippines / Vietnam / China). Direct cyclone strike has never occurred in recorded history
- **Volcanism**: no domestic volcanoes; ash from Indonesian eruptions occasionally affects air quality
- **Floods**: localised flash flooding from intense convective rainfall; PUB flood-prone area map at `https://www.pub.gov.sg/Public/KeyInitiatives/Flood-Resilience` — historical hot spots (Bukit Timah, Orchard Rd, Marina) substantially mitigated by Stamford Detention Tank + Marina Barrage; current residual exposure mapped per locality
- **Coastal flooding & sea-level rise**: principal long-term hazard. CCRS 3rd National Climate Change Study (**V3, published 2024**, available at `https://www.nccs.gov.sg/`) projects **mean sea-level rise up to 1.15 m by 2100** under high-emission scenarios; with storm surge + king tide, momentary water levels could reach ~5 m above current MSL
- **Landslides**: slope-failure risk on steep terrain — Bukit Timah, Mount Faber, Toa Payoh slopes — managed under BCA / NParks slope-management codes; NSlope app + Geological Map of Singapore (GSM)

### Build-era hazards (Singapore residential stock)

| Era | Hazard rating | Notes |
|---|---|---|
| **Pre-1965 (colonial)** | 🟠 | Black-and-white bungalows (state-owned, Tanglin / Holland), shop-houses; lead paint + asbestos likely; conservation-listed restricts renovation |
| **1965–1980 (early HDB / private 1st-gen)** | 🟡 | First-gen HDB blocks (Toa Payoh, Queenstown, Bukit Merah) — many under SERS (Selective En bloc Redevelopment Scheme); private condos rare; structural condition variable |
| **1980–2000** | 🟡 | Bulk of private condo stock; pre-1991 not subject to Periodic Structural Inspection (PSI) until 2003 amendment; check MCST inspection history |
| **2000–2010** | 🟢 | Modern private condo era; BCA Green Mark scheme launched 2005 |
| **2010+** | 🟢 | Strict BCA accessibility, fire (SCDF), Green Mark Platinum push; CONQUAS quality scoring |
| **2018+** | 🟢 | Retrofit Code (BCA) + 2018 cybersecurity / smart-home guidelines |

**Asbestos**: BCA + MOM Workplace Safety & Health (Asbestos) Regulations 2014 — mandatory licensed contractor for removal; pre-1980s stock most exposed
**Periodic Structural Inspection (PSI)**: BCA mandatory every 5 years for **public buildings** + every 10 years for **non-residential**; **private residential exempt** from mandatory PSI (Building Maintenance & Strata Management Act, BMSMA, governs MCST common-area maintenance instead)

### En bloc / SERS / lease-decay risk

- **Private condos**: collective sale ("en bloc") possible if **80 % consent by share value AND 80 % by strata area** for buildings ≥ 10 yrs (Land Titles (Strata) Act). 2025 saw only ~2 successful residential en blocs (EdgeProp / Stacked Homes 2025 review). Verdict: en bloc is upside option, not core thesis
- **HDB**: SERS (gov't-led redevelopment) very rare since 2018; older HDB face **lease decay** (99-yr lease tail < 50 yrs starts to bite on bank LTV + CPF usage caps)
- **999-year and freehold** stock: ~30 % of private residential islandwide; concentrated in District 9–10–11 (CCR) — premium of 5–15 % vs equivalent 99-yr leasehold

### Mandatory documents at sale

| Document | Required because | Source |
|---|---|---|
| **Title deed / certificate of title (CT)** | All sales | INLIS / SLA Land Titles Register |
| **Latest IRAS property tax bill** | Verify AV + outstanding tax | seller via myTax IRAS |
| **MCST documents** (private condo): MCBY-CT, MCST by-laws, last 2 years' AGM minutes, audited financials, sinking-fund balance, 10-year maintenance plan if available | Strata-titled property | seller / MCST manager |
| **Last URA caveat** for the unit | Verify last transacted price | URA PMI free portal |
| **Mortgage redemption letter** (if vendor mortgaged) | Discharge of mortgage at completion | seller's bank |
| **CSC (Certificate of Statutory Completion) / TOP (Temporary Occupation Permit)** | New-build or recent purchase | BCA |
| **HDB resale checklist** (HDB transactions only) | HDB Act compliance | HDB |
| **LDAU approval letter** (foreigner buying restricted) | RPA compliance | SLA LDAU |
| **Renovation Permit history** (URA + BCA) | Non-conforming alterations are owner liability | INLIS / BCA portal |
| **Collective sale resolution status** (older condos) | Disclose existing en-bloc proceedings | MCST |

### Climate change projections (V3 National Climate Change Study, 2024)

- **Annual mean temperature**: +1.4 °C to +4.6 °C by 2081–2100 (V3 ranges across SSP1-2.6 to SSP5-8.5)
- **Hot nights** (TN ≥ 25 °C): from ~205/yr baseline to ~280–365/yr by 2100 (i.e., near-continuous tropical-night by century end under high emissions)
- **Extreme rainfall** (1-day max): +20–40 % intensity by 2100
- **Mean sea-level rise (Singapore coast)**: up to **1.15 m by 2100** (V3, RCP8.5/SSP5-8.5 high-end); + king tide + storm surge → up to **~5 m** instantaneous
- **Coastal exposure**: ~30 % of Singapore land area is < 5 m above MSL; Long Island reclamation programme (PUB-led, announced 2023) to add ~800 ha + protective walls along East Coast
- **Health**: heat stress, dengue (NEA monitors), respiratory (transboundary haze)
- **Sources**: CCRS V3 study `https://www.weather.gov.sg/v3-third-national-climate-change-study/`, NCCS Adaptation Strategy `https://www.nccs.gov.sg/`, PUB Coastal Protection `https://www.pub.gov.sg/Public/KeyInitiatives/Flood-Resilience/Coastal-Protection`

### Air quality

- **NEA PSI portal**: `https://www.haze.gov.sg/` — real-time + historical
- Annual mean PM2.5 in Singapore typically **12–20 µg/m³** (above WHO 2021 AQG of 5 µg/m³, but well within national 2030 target of 10 µg/m³)
- **Transboundary haze events**: episodic (most severe 1997, 2013, 2015, 2019); driven by Indonesian peatland fires; PSI > 200 (very unhealthy) hits Singapore for days at a time once every 2–4 years in dry-spell years
- Verdict: Singapore air quality is **good by APAC standards but not pristine** — buyer with respiratory sensitivity should diligence haze-vulnerable lower floors / low-storey units less critical than air-purification + sealed envelope

---

## Section: `--mains`

Universal coverage in Singapore — **mains water + sewerage + electricity + gas (town gas) + waste collection are present at every legally occupied private residential address**. PUB is the sole national water + sewerage operator; SP Group is the licensed grid + meter operator; town gas via City Energy.

### Operators

| Utility | Operator | URL |
|---|---|---|
| **Water + sewerage + drainage** | **PUB (Public Utilities Board)** | `https://www.pub.gov.sg/` |
| **Electricity grid + smart meters** | **SP Group (SP PowerGrid)** | `https://www.spgroup.com.sg/` |
| **Electricity retailer** | Open Electricity Market (OEM) — choose from ~15 licensed retailers (Geneco, Senoko, Tuas Power, Keppel Electric, etc.) | `https://www.openelectricitymarket.sg/` |
| **Town gas** | **City Energy** (formerly City Gas) | `https://www.cityenergy.com.sg/` |
| **Waste collection** | NEA-licensed Public Waste Collectors per sector (SembWaste, 800 Super, Veolia ES, Colex) | `https://www.nea.gov.sg/` |
| **Telecoms / fibre** | OpenNet / NetLink Trust passive layer; Singtel / StarHub / M1 / MyRepublic active retailers | IMDA `https://www.imda.gov.sg/` |

### Verification

- Listing language: "fully fitted", "ready for occupation", "TOP/CSC obtained" — implies all utilities live; no mainland-Singapore residential parcel exists without mains
- For **strata-titled condos**: MCST handles common-area utilities; individual unit metering for electricity (smart meter) + water + town gas
- For **landed**: each house has individual SP / PUB / City Energy account
- **Unique exception**: outlying islands — **Pulau Ubin** (no centralised water/electricity grid; diesel generators; private wells); **Sentosa Island** (full mains via subsea cables + pipes + own water reclamation); **St. John's / Sisters' / Kusu** islands (recreational, no residential)

### Costs

| Scenario | Cost (S$) |
|---|---:|
| New residential connection (utilities deposit, SP) | ~S$50–S$200 deposit (refunded on closure) |
| Open Electricity Market plan, peak season SGD/kWh | ~S$0.27–0.32/kWh (Q1 2026 indicative) |
| PUB water tariff (residential, < 40 m³/mo) | ~S$1.21/m³ + 19 % water-conservation tax + 1.05 % waterborne fee (effective 1 Apr 2025; PUB tariff schedule) |
| PUB water (> 40 m³/mo) | ~S$2.74/m³ + higher water-conservation tax (50 %) |
| City Energy town gas (residential) | ~S$0.24–0.27/kWh equivalent (varies with FOB; quarterly review) |
| **Average household monthly utility bill (private condo, 2 occupants)** | ~S$200–350 |
| **HDB 4-room average household utility** | ~S$150–250 |

(Verify all current rates at PUB / SP Group / City Energy as of bill date.)

---

## Cost benchmarks (SG 2025–2026)

| Item | Cost (S$) |
|---|---:|
| INLIS title search (basic ownership) | ~S$5.25 |
| INLIS full title certificate | ~S$25.65 |
| LDAU approval (restricted residential) | S$1,220 per property |
| Conveyancing solicitor fee (resale, S$2M condo) | S$2,500–S$5,000 + GST |
| CEA-licensed agent commission (buyer-side) | typically 1 % + GST (negotiable) |
| Mortgage processing + valuation | S$300–S$1,500 |
| Property valuation by licensed valuer | S$500–S$2,000 |
| Renovation (mid-spec, 100 m² condo) | S$80,000–S$200,000 |
| Renovation (luxury / GCB / heritage) | S$1M+ |
| MCST monthly fee (private condo, mid-tier) | S$300–S$600/mo (varies by share value) |
| MCST monthly fee (luxury w/ extensive facilities) | S$700–S$1,500/mo |
| Sinking-fund top-up (one-time, ageing condo) | S$2,000–S$15,000 (assessment-based) |
| Annual property tax (S$2M owner-occupied condo, AV ~S$48K) | ~S$1,600/yr |
| Annual property tax (same condo non-owner-occupied) | ~S$7,400/yr |
| **BSD on S$2M residential** | ~S$64,600 |
| **ABSD foreign individual on S$2M residential (1st prop)** | **S$1,200,000** (60 %) |
| **Total transaction cost (foreign buyer, non-FTA, 1st residential)** | **~63 % of price** |
| **Total transaction cost (citizen, 1st residential)** | **~3.3 % of price** |

## Active fiscal incentives (2025–26)

- **2026 property tax rebate**: 15 % HDB owner-occupier / 10 % capped S$500 private owner-occupier (Budget 2025)
- **First-Timer SC HDB grants (CPF Housing Grants)**: up to S$80,000 enhanced grant + family grant (HDB; not foreigner-applicable)
- **ABSD remission for SC/PR couples**: refund of ABSD paid on 2nd property if 1st sold within 6 months (married SC/PR couples; per IRAS ABSD remission)
- **No CGT** on individual property sale (long-standing)
- **CPF usage**: SC/PR can use CPF Ordinary Account for downpayment + monthly installment; foreigners cannot
- **GST exemption** on residential sale and rental
- **FTA ABSD remission** for US/CH/IS/LI/NO nationals + PRs (treated as SC for ABSD)

## Common listing platforms

- **PropertyGuru** — `https://www.propertyguru.com.sg/` *(per listing — verify against URA caveats)*
- **99.co** — `https://www.99.co/singapore/` *(per listing — verify)*
- **EdgeProp Singapore** — `https://www.edgeprop.sg/` (with caveat overlay) *(per listing — verify)*
- **SRX** — `https://www.srx.com.sg/` *(per listing — verify)*
- **OrangeTee Listings**, **ERA Project Listings**, **PropNex Listings**, **Huttons Listings** — top-4 brokerage portals *(per listing — verify)*

## Caveats unique to SG

- **60 % ABSD on foreign individual 1st residential** (eff. 27 Apr 2023, IRAS) — single most material number in any non-FTA scenario
- **65 % ABSD on entity / company / trustee** (eff. 27 Apr 2023, IRAS)
- **FTA exemption** (US/CH/IS/LI/NO) — these nationals + PRs treated as SC for ABSD; verify nationality not just residency
- **Foreigners cannot buy HDB** (any circumstance); PRs only resale HDB after PR ≥ 3 years
- **Foreigners cannot buy mainland landed without LDAU** approval (rarely granted to non-PR); Sentosa Cove the only foreigner-friendly landed segment, owner-occupation-only
- **Short-term rental < 3 months is illegal** for private residential (URA / Planning Act); 6 months for HDB; Airbnb model effectively closed
- **No capital gains tax** on individual property sale (long-standing)
- **9 % GST** on services (legal, agent, renovation, MCST); residential sale + rental are GST-exempt
- **Property tax non-owner-occupier 12–36 % progressive** — among the steepest in APAC; foreign owners letting their unit hit 36 % top tier above S$60K AV
- **SSD restored to 4-year holding / 16 % top tier** (eff. 4 Jul 2025) for residential — disincentivises < 4 year flips
- **MAS macro-prudential**: TDSR 55 %, MSR 30 % (HDB / EC only), LTV 75 % first / 45 % second / 35 % third; HDB LTV cap 75 % since Aug 2024
- **SORA** is the SGD interest-rate benchmark (SIBOR / SOR fully retired by 31 Dec 2024; SORA the sole SGD benchmark from 1 Jan 2025); mortgage products typically priced **3M-Compounded SORA + spread**
- **En bloc upside is dilute**: only ~2 successful residential en blocs in 2025; > 80 % consent threshold rarely met
- **Lease-decay**: 99-year leasehold remaining < 60 yrs hits CPF + bank LTV; remaining < 30 yrs essentially unmortgageable
- **999-year + freehold premium**: 5–15 % over equivalent 99-yr leasehold
- **Sea-level rise**: 1.15 m by 2100 high-end — Long Island reclamation + East Coast walls underway; low-elevation parcels (< 5 m MSL) face long-horizon adaptation cost
- **Strata area vs land area**: PSF math differs for cluster landed; always reconcile
- **Currency**: prices listed in SGD; foreign purchases priced at FX of remittance day; SGD has been one of the most stable APAC currencies since 1981 MAS managed-float

## Reddit / forum sources

- **r/singapore** (city-state general)
- **r/singaporefi** (personal finance, mortgages, CPF, property)
- **r/askSingapore**
- **r/SGexams** (HDB/PR/EP queries cross over)
- **HardwareZone EDMW** + **Money Mind forums** (legacy SG forums; high-noise)
- **PropertyGuru forums**, **EdgeProp forum**
- **Stacked Homes** content + community: `https://stackedhomes.com/`
- **Beansprout**, **MoneySmart**, **SingSaver** blogs (financial literacy, mortgage-rate comparison)

## Verification authorities

| Authority | When to call / visit |
|---|---|
| **SLA — INLIS** | Title search, ownership, encumbrances, survey plans |
| **SLA — LDAU** | Foreigner restricted-residential approval (landed, vacant land, Sentosa Cove) |
| **URA Property Market Information (PMI)** | Caveats, PPI, Master Plan zoning |
| **URA Development Control** | Use approval, change-of-use, alterations |
| **HDB** | Resale eligibility, MOP, ethnic quota |
| **IRAS** | BSD/ABSD/SSD calculation + remission, property tax AV, rental income tax |
| **MAS** | TDSR/MSR/LTV rules, SORA benchmark |
| **CPF Board** | CPF usage rules for property (SC/PR only) |
| **BCA** | TOP/CSC, structural certifications, retrofit code |
| **SCDF** | Fire safety certificate, fire incident history |
| **NEA** | Air quality (PSI/PM2.5), noise diligence |
| **PUB** | Flood maps, coastal protection plans, water tariff |
| **MCST manager** (for condos) | By-laws, sinking fund, AGM minutes, planned major works |
| **CEA** | Verify agent licence (`https://www.cea.gov.sg/`) |
| **MOM** | Work pass / EP / S Pass / ONE Pass |
| **ICA** | PR application, LTVP, citizenship |
| **EDB** | GIP investor pathway |
| **Singapore Academy of Law / SILE** | Verify conveyancing solicitor practising certificate |

## Quirks to know

- **Strata area is the legal record** — always reconcile listing area to URA caveat figure; brochure GFA can mislead
- **Caveats are public + free** at URA PMI; pull the last 5 transactions for any project before any offer
- **MCST AGM minutes are gold** for condo diligence — request last 3 years; sinking-fund stress + planned major-works appear here
- **Buyer-side agent commission is negotiable** but commonly 1 %; only seller-side cap is what the seller agrees with their agent
- **OTP (Option to Purchase)** mechanic: pay 1 % option fee on issue; exercise within 14 days with another 4 % (+ 14-day window for buyer to lodge BSD/ABSD with IRAS); private resale flow
- **HDB resale** uses different timeline (HDB Resale Portal end-to-end, ~8 weeks)
- **SC/PR ethnic integration policy (EIP) + SPR quota** apply at HDB block + neighbourhood level — irrelevant for foreign-buyer scenarios but material if PR partner intends to purchase HDB
- **Sentosa Cove "owner-occupation only"** condition on foreign LDAU consent — rental is breach; resale must also be to LDAU-approved foreigner / SC / PR
- **999-year leases** are essentially freehold-equivalent; do not discount the 999 vs FH gap
- **GST on legal + agent + reno** is 9 % (since Jan 2024); price-quoted-exclusive of GST is common — confirm
- **MCST defects warranty** for new-build: BMSMA § 88 — 1 year general defects + 1 year structural after CSC; common-area defects pursued by MCST not individual unit owner
- **No restrictions on foreign-owned condo as collateral** for foreign-currency loan offshore — but offshore lender cannot lodge a Singapore mortgage caveat unless via local bank

## Source URL templates

| Source | URL |
|---|---|
| URA Property Market Information | `https://eservice.ura.gov.sg/property-market-information/` |
| URA Master Plan + zoning | `https://www.ura.gov.sg/maps/?service=MP` |
| URA Short-Term Accommodation policy | `https://www.ura.gov.sg/Corporate/Property/Residential/Short-Term-Accommodation` |
| HDB Resale Portal | `https://services2.hdb.gov.sg/web/fi10/emap.html` |
| HDB Resale Statistics | `https://www.hdb.gov.sg/residential/buying-a-flat/resale/getting-started/resale-statistics` |
| SLA INLIS | `https://app.sla.gov.sg/inlis/` |
| SLA LDAU | `https://app.sla.gov.sg/ldau/` |
| OneMap | `https://www.onemap.gov.sg/` |
| IRAS Property Tax | `https://www.iras.gov.sg/taxes/property-tax/` |
| IRAS BSD | `https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer's-stamp-duty-(bsd)` |
| IRAS ABSD | `https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/additional-buyer's-stamp-duty-(absd)` |
| IRAS SSD | `https://www.iras.gov.sg/taxes/stamp-duty/for-property/selling-or-disposing-property/seller's-stamp-duty-(ssd)-for-residential-property` |
| MAS macroprudential | `https://www.mas.gov.sg/publications/macroprudential-policies-in-singapore` |
| MAS SORA | `https://www.mas.gov.sg/monetary-policy/sora` |
| CPF Board | `https://www.cpf.gov.sg/` |
| BCA | `https://www1.bca.gov.sg/` |
| SCDF | `https://www.scdf.gov.sg/` |
| NEA | `https://www.nea.gov.sg/` |
| PUB | `https://www.pub.gov.sg/` |
| NCCS climate adaptation | `https://www.nccs.gov.sg/` |
| CCRS V3 climate study | `https://www.weather.gov.sg/v3-third-national-climate-change-study/` |
| MOM work passes | `https://www.mom.gov.sg/passes-and-permits` |
| ICA | `https://www.ica.gov.sg/` |
| EDB GIP | `https://www.edb.gov.sg/en/incentives-and-programmes/global-investor-programme.html` |
| SPF Annual Crime Brief | `https://www.police.gov.sg/Media-Hub/Statistics` |
| LTA DataMall | `https://datamall.lta.gov.sg/` |
| ACRA BizFile+ | `https://www.bizfile.gov.sg/` |
| CEA agent licence search | `https://www.cea.gov.sg/` |
| PropertyGuru | `https://www.propertyguru.com.sg/` |
| 99.co | `https://www.99.co/singapore/` |
| EdgeProp | `https://www.edgeprop.sg/` |

## Status

**Confidence**: HIGH

**Last verified**: 2026-05-01

**Researched by**: Sonnet 4.6 + Opus 4.7 (parallel-subagent batch, 2026-05)

**Notes**: ABSD (60 % foreigner / 65 % entity, eff. 27 Apr 2023), BSD (1–6 % progressive, eff. 15 Feb 2023), SSD (4-yr / 16 % top, eff. 4 Jul 2025), property-tax bands (1 Jan 2025 OO restructure + 1 Jan 2024 NOO 36 % top), TDSR 55 % / LTV 75-45-35, SORA-only benchmark since 1 Jan 2025, GIP S$10M/S$25M/S$200M-SFO thresholds (eff. 2023; GIP Factsheet updated May 2025), URA 3-month minimum stay rule, Sentosa Cove LDAU owner-occupation condition — all verified against IRAS / MAS / SLA / URA / EDB / MOM primary sources as of 2026-05. **Re-verify before any live decision**: 2026 property-tax rebate details (Budget 2025 announcement; final rebate amount IRAS letter), exact ABSD remission FTA list (verify the buyer's specific nationality against IRAS FTA-remission page), latest URA PPI (Q1 2026 flash already +0.3 % q/q; final + Q2 2026 may move), and any post-2026-05 MAS cooling-measure announcements (the regime has been adjusted ~every 2 years on average since 2009). For en-bloc / lease-decay / MCST sinking-fund — these are per-project and require pulling the specific MCST AGM minutes + 10-year maintenance plan; this playbook gives the framework, not parcel-level data.