Buying a New Condo in Singapore

March 20, 2013 • Blog, Business and Management • 72 comments
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Courtesy of Kingford Hillview Peak

To buy or not to buy a condo? That is the question for many Singaporeans looking for new homes.

Riding on one of the most buoyant property markets in the region, private apartments has become one of the most discussed topics here. To slow down white hot demand, the government announced a seventh round of cooling measures on 12 January. More recently, Minister Khaw Boon Wan has also spoken about bringing government-built HDB flats back to their original purpose as homes rather than investments.

Before signing on the dotted line, however, there are several things to note. Thanks to my sis-in-law’s hubby Paul Lim, I was able to understand the intricacies involved in this.

Factors to Consider in Buying a New Property

The first thing you need to think about is the general neighbourhood of your future home. Singapore is divided into 5 areas known as planning regions, namely Central, West, North, East and North East. These regions are further broken down into 28 districts.

When assessing a condo and its vicinity, consider the following:

1) Neighbourhood – which area do you like better and why? Some prefer mature estates with well-developed infrastructure while others prefer newer ones with more modern amenities suited to young families.

2) Amenities – shopping malls, markets, clinics, sport facilities, parks, etc?

3) Transport – Buses, LRT, MRT stations? (there is usually scope for capital appreciation near MRT stations)

4) Schools – any elite or preferred schools within the vicinity?

5) Tenure – freehold, 999 years or 99 years? Each comes with its benefits and drawbacks.

6) Facilities in Condo – do you need a swimming pool, gym, karaoke room and clubhouse? Generally, BBQ pits and function rooms are useful for entertaining and hosting of parties. However, these come with a cost.

On the issue of defects, new condominiums normally allow owners to spot and demand rectification for them within 12 months of the date of notice of vacant possession. Developers must rectify these within one month, failing which the owner can claim for the cost of rectifications at his own expense from the developer or ask the developer to carry them out 14 days later.

Budgeting For a New Condominium Home

As private properties are probably the largest expense you’ll ever incur, you need to consider your finances carefully. Typically, existing condos will require bigger initial down payments while the payment for a new condo may be staggered over its construction period.

As an illustration, consider a $1 million new property where the buyer takes a $800,000 loan over 30 years with a 1.3% interest rate. Typically, these new condos would take about 3.5 years to build. The schedule of payments would be broken down in 3 stages: Sales, Construction and Completion, and look something like this:

1) Upon grant of option to Purchase (Option Fee): 5% ($50,000) in cash

2) Upon signing of Sales & Purchase (S&P) Agreement: 15% ($150,000) in cash/CPF/both – within 8 weeks from option date (for 2nd property, CPF minimum sum of $139,000 per couple needed).

3) Completion of Foundation Work: 10% ($335.60/mth) – estimated 6 to 9 months later

4) Completion of Reinforced Concrete Framework: 10% ($671.21/mth) – estimated 6 to 9 months later

5) Completion of Brick Walls: 5% ($839.01/mth) – estimated 3-6 months later

6) Completion of Electrical Wiring, Plumbing & Installation of Door & Window Frames: 5% ($1174.62/mth) – estimated 3-6 months later

7) Completion of Car Park, Roads & Drains: 5% ($1342.42/mth) – estimated 3-6 months later

8) Notice of Vacant Possession, ie Temporary Occupation Permit (TOP): 25% ($2181.43/mth) – estimated 12 months later

9) Legal Completion Date, ie Certificate of Statutory Completion (CSC): 15% – estimated 12 months later

10) Upon completion, remaining 5% and monthly installments would then need to be paid.

Wait, there’s more…

1) Stamp Duty: after exercising the S&P agreement,a Singaporean has to pay a Buyer’s Stamp Duty (BSD) for the 1st property within the next 14 days. This is calculated as follows:

$1 Million Property = $1M x 3% – $5,400 = $24,600 (CPF)

If a Singaporean is buying a 2nd or 3rd property, Additional Buyer Stamp Duty will be incurred. This is calculated as follows:

$1 Million 2nd Property = $1M x 7% = $70,000 (CPF)

2) Legal Fees: these range from $2,500 to $4,500 and can be paid through CPF.

3) Cash Portion:

In general, an owner only needs to pay 5% cash for option fees only if he/she has sufficient CPF to cover the 15% balance, Buyer Stamp Duty, and legal fees for 1st property. Additional Buyer Stamp Duty will kick in for owners who purchase 2nd and 3rd properties, PRs and foreigners (see below). The balance 80% can be serviced by a bank loan (lowest interest rates estimated at 1.3% per annum).

4) Furniture and Fixtures:

Finally, ensure that you’ve worked out a budget for furnishings and additional fixtures for your new home. Do you need to hire movers to pack and shift your stuff? What about new cutlery and kitchen ware?

Recent Property Cooling Measures in Singapore

Now that you understand how payments are made for new condos, consider the impact of the recent cooling measures. These create an Additional Buyer’s Stamp Duty (ABSD) over the Buyer’s Stamp Duty (BSD). Using the same illustration above ($1 million property)…

BSD: 3% (Price) – $5,400 = $24,600.
ABSD: as outlined below:

1) 1st Property Purchase
– Singapore citizens – 0%, ie $0 + $24,600 (BSD) = $24,600
– PRs – 5%, ie $50,000 + $24,600 = $74,600
– Foreigners & Corporates – 15%, ie $150,000 + $24,600 = $174,600

2) 2nd Property Purchase
– Singapore citizens – 7%, ie $70,000 + $24,600 = $94,600
– PRs – 10%, ie $100,000 + $24,600 = $124,600
– Foreigners & Corporates – 15%, ie $150,000 + $24,600 = $174,600

3) 3rd Property Purchase
– Singapore citizens – 10%, ie $100,000 + $24,600 = $124,600
– PRs – 10%, ie $100,000 + $24,600 = $124,600
– Foreigners & Corporates – 15%, ie $150,000 + $24,600 = $174,600

To curb flipping in the market, sellers also have to pay a Seller’s Stamp Duty (SSD) if they sell within the first four years of purchase. The duty to be paid is 16%, 12%, 8% and 4% respectively for properties sold within the 1st, 2nd, 3rd and 4th year of purchase.

UPDATE: Beyond the above, various new cooling measures were implemented in 2013 and 2014. You can get a good summary of these measures in this website on Cooling Measures in Singapore property.

Closing Thoughts On Buying a New Condominium

Once you’ve determined the different costs, you ought to create your own spreadsheet to determine what your initial, monthly and annual financial commitments are like. Ensure that you’re clear on what proportion needs to be paid in cash versus CPF.

Hopefully, the article above helps you to better understand what is involved in purchasing a new condo. It certainly isn’t a decision to be taken lightly!

Keen to know more about buying a new condo? Contact Paul Lim at Good Buy Property, or email him here.

If you find this article useful, do also check out my other property and investment related blog posts here:


Bartley Ridge at Mount Vernon Road (courtesy of Bartley Ridge)

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By Walter
Founder of Cooler Insights, I am a geek marketer with almost 24 years of senior management experience in marketing, public relations and strategic planning. Since becoming an entrepreneur 5 years ago, my team and I have helped 58 companies and over 2,200 trainees in digital marketing, focusing on content, social media and brand storytelling.

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  45. A new launch property is usually under construction and it normally takes about three to four years for the condo project to be completed. So a buyer can wait it out and only need to decide whether to sell the property when it is completed or near completion.
    By then, the value of that condo unit would have appreciated sufficiently to make a tidy profit and the SSD cost would be minimal or possibly none at all.
    In the meantime, the buyer enjoys a progressive payment plan.

    If you were to buy a resale condo unit, you have to pay the full property price upfront and so be committed to servicing a hefty bank loan right from the start.

    Another advantage of buying properties at a new condo launch sales event is the assurance of having a one year defects liability period in which the developer has to make good any building defects that occurred. There is no such arrangement in the resale market. The buyer takes the unit as it is – you have no recourse against the seller if you find any defect once you have taken over the property.
    Yet another advantage of booking a unit at a new launch event is that the buyer gets to choose the unit he wants. Of course you should aim to get in at the pre-launch stage where you will be given the priority to book units of your choice at new launch condominiums.

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  46. Buying a new condo in Singapore is very crucial thing. But your blog has done a great job for those who are looking for their new home in the vicinity of Singapore.Giving importance to these factors one must have to decide before buying a new dream home.

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  53. Buying an executive condo in Singapore is not an easy task. Your blog decrease the tension of buyers who wants to buy a new condo in Singapore. With the help of this blog they can get help in this regard.

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  56. Condo in Singapore is very interesting! I actually love to live in Singapore, Thank you fro sharing this great thoughts! Buying a condo is a very hard decision specially when you are a first time buyer. You really have to consider many factors like what you’ve said here(neighborhood, amenities, transportation, etc.), which I strongly agree. It is important that your condo has a complete amenities you needed and just a walking distance from public and private establishments.

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  58. Thanks for sharing these great tips with us. This will really help lot of people who are seeking for new condos. Although, buying an condo in Singapore is not an easy task. It is important to consider neighborhood, transportation and many other factor before buying any apartment.

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  61. It is usually a phase that the middle class would consider sometime in their adult life. Investing in a property is a very common mindset which many in their 30s and 40s may consider.

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  63. Thanks for sharing you great tips its really useful for everyone and I like this so much. I also want to share my more tips about condo in Singapore, just visit my profile.

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  64. Glad to find this insightful article, especially with so many new launches and hype recently, it is still as relevant to today’s market. I will certainly do my research as advised before my next property purchase.

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