Policy before and after · Policy relaxation
Singapore lengthens developer ABSD remission timelines for large and mega en bloc redevelopments
Announced 28 July 2026 · Effective 29 July 2026
Read the full event recordCompare with another policyCreate research brief
Comparison window
Comparison anchored to effective date: 29 July 2026. Before: 30 April 2026 to 28 July 2026. After: 29 July 2026 to 26 October 2026. The same 90 days on each side; the anchor day counts as after.
Before · 30 Apr 2026 to 28 Jul 2026
5 land-sales awards
- 17 land-sales steps in all
- 2 other archive events
The event
Announced 28 Jul 2026
Effective 29 Jul 2026
The effective date is the anchor.
After · 29 Jul 2026 to 26 Oct 2026
4 land-sales awards
- 9 land-sales steps in all
- 66 of 90 days observable so far; the last 24 are after 2 Oct 2026
What this comparison can and cannot show
Generated from this window's records
Recorded
- 5 verified claims on this event record a before and an after value.
- 5 land-sales awards in the 90 days before the effective date, and 4 in the 66 observable days after.
- None of the 3 tracked series has a whole period on both sides of a 90-day window, so no market figure is compared.
Cannot be concluded
- That this event moved any figure on this page. The comparison is by date; nothing here is attributed to the event.
- Anything about the last 24 of the 90 days after: they are after the date of this reading.
- A reading of the concurrent land sales and events as responses to this one. They are listed by date alone.
About this eventIssuing authority, category, affected market, primary source, summary
- Announced
- 28 July 2026
- Effective
- 29 July 2026
- Issuing authority
- Ministry of National Development, Ministry of Finance, Inland Revenue Authority of Singapore
- Category
- Policy relaxation
- Affected market
- Residential en bloc sites bought by a licensed housing developer, or a trustee for one, with ABSD remitted upfront, where the site is purchased on or after 29 July 2026 and the redevelopment yields at least 700 residential units, as conveyed by URA, that are at least 1.5 times the existing development's residential units. Confirmed by IRAS on application. Regular en bloc sites of 5 to 699 units, en bloc sites bought from 6 March 2025 to 28 July 2026, non en bloc land and every buyer other than a housing developer are outside it.
- Primary source
- Revisions to Additional Buyer's Stamp Duty Regime to Support Housing Developers Undertaking Large-scale En Bloc Redevelopments
For en bloc sites purchased on or after 29 July 2026, a licensed housing developer whose redevelopment yields 700 to 1,399 residential units may have its ABSD remission completion and sale timelines set at 6 years, and one yielding 1,400 or more at 7 years, against 5.5 years under the 2025 Category 1 alone. Both need at least 1.5 times the existing units, as conveyed by URA, and IRAS confirms the extension on application. Commencement stays at 2.5 years. A Mega site must sell at least half its units by the end of 6 years or lose the whole upfront remission with interest. No ABSD rate changed.
In brief
In brief
- 5 GLS site awards were recorded in the before window and 4 in the after window.
What changed
No policy matrix is recorded for this event. These are its verified claims that store a before and an after value.
| As recorded in the claim | Before | After | Change | Source |
|---|---|---|---|---|
| Mega en bloc site: completion and sale timeline in years, from 5.5years | 5.5 | 7 | +27.3% | Claim 1 |
| Large en bloc site: completion and sale timeline in years, from 5.5years | 5.5 | 6 | +9.1% | Claim 2 |
| The commencement timeline for Large and Mega sites stays at 2.5 years, as under Category 1.years | 2.5 | 2.5 | No change | Claim 4 |
| To qualify as a Large or Mega site, the residential units on redevelopment must be at least 1.5 times the existing development's residential units, the intensification factor.times | 1.5 | 1.5 | No change | Claim 9 |
View all 5 before-and-after valuesHide the other 1
| A licensed developer purchasing residential land is subject to 40% ABSD, of which 5% is non-remittable; 35% may be remitted upfront subject to qualifying conditions and the required undertaking. | 40% | 40% | No change | Claim 22 |
Observed around this event
View linked outcomesThe same statistic over the 90 days before and after the anchor. Figures describe what was recorded in each window; they do not attribute a change to this event.
Singapore private residential transactions, all types of sale
units · Total over whole periodic periods inside each 90-day window
Before
None
Coverage 0/90 days
After
None
Coverage 0/90 days
Difference
Not stated
No whole periodic period of this series falls inside either window, so no comparison is stated. A longer window may contain one.
Provenance
- Source
- Urban Redevelopment Authority
- Series kind
- FLOW
- Basis
- Observation periods wholly inside each window, values as originally recorded.
- Origin
- Calculated (sum of published period values)
- Shown because
- Mapped to this kind of event
Private Residential Property Price Index, All Residential
index (2009Q1=100) · Value in the latest whole periodic period inside each 90-day window
Before
None
Coverage 0/90 days
After
None
Coverage 0/90 days
Difference
Not stated
No whole periodic period of this series falls inside either window, so no comparison is stated. A longer window may contain one.
Provenance
- Source
- Urban Redevelopment Authority
- Series kind
- INDEX
- Basis
- Observation periods wholly inside each window, values as originally recorded.
- Origin
- Source fact (latest whole period)
- Shown because
- Mapped to this kind of event
HDB Resale Price Index
index (2009Q1=100) · Value in the latest whole periodic period inside each 90-day window
Before
None
Coverage 0/90 days
After
None
Coverage 0/90 days
Difference
Not stated
No whole periodic period of this series falls inside either window, so no comparison is stated. A longer window may contain one.
Provenance
- Source
- Housing & Development Board
- Series kind
- INDEX
- Basis
- Observation periods wholly inside each window, values as originally recorded.
- Origin
- Source fact (latest whole period)
- Shown because
- Mapped to this kind of event
Concurrent planning and land activity
Land sales and other archive events dated inside the windows, listed by date only. Each land-sales line shows the site as the record stood on that day.
Before the effective date
19 lines
17 land-sales steps (5 awards) · 2 archive events
From the effective date
12 lines
9 land-sales steps (4 awards) · 3 archive events
Explore concurrent eventsHide concurrent events
Before (19)
4 May 2026 · Land sales
Dunearn Road (19,041.6 sqm parcel): AwardedResidential with commercial at 1st storey · status on 4 May 2026: Awarded · awarded to Winrich Investment Pte. Ltd. and Metrobilt Construction Pte Ltd at S$532,999,999
7 May 2026 · Land sales
Holland Plain: Tender closedResidential · status on 7 May 2026: Tender closed, award pending
8 May 2026 · Archive event
Singapore doubles the MOP for future EC projects, removes deferred payment and delays full privatisation to year 15Announced 8 May 2026
12 May 2026 · Land sales
Holland Plain: AwardedResidential · status on 12 May 2026: Awarded · awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd at S$454,000,000
15 May 2026 · Land sales
Berlayar Drive: Launched for tender, Confirmed ListResidential · status on 15 May 2026: Tender open
15 May 2026 · Land sales
New Upper Changi Road: Launched for tender, Confirmed ListResidential · status on 15 May 2026: Tender open
26 May 2026 · Land sales
Canberra Drive: Launched for tender, Confirmed ListExecutive Condominium housing · status on 26 May 2026: Tender open
11 June 2026 · Land sales
Peck Hay Road: Tender closedResidential · status on 11 June 2026: Tender closed, award pending
16 June 2026 · Land sales
Peck Hay Road: AwardedResidential · status on 16 June 2026: Awarded · awarded to CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited at S$542,400,000
18 June 2026 · Land sales
River Valley Green (Parcel C): Tender closedResidential · status on 18 June 2026: Tender closed, award pending
23 June 2026 · Land sales
River Valley Green (Parcel C): AwardedResidential · status on 23 June 2026: Awarded · awarded to SMCL Haven 3 Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. at S$750,569,199
25 June 2026 · Land sales
Lorong Puntong / Sin Ming Avenue: Launched for tender, Confirmed ListResidential · status on 25 June 2026: Tender open
25 June 2026 · Land sales
Kitchener Link: Released on the Reserve ListResidential · status on 25 June 2026: On the Reserve List
30 June 2026 · Land sales
Admiralty Walk: Launched for tender, Confirmed ListExecutive Condominium housing · status on 30 June 2026: Tender open
3 July 2026 · Land sales
Town Hall Link: Launched for tender, moved from the Reserve List to the Confirmed ListWhite site · status on 3 July 2026: Tender open
15 July 2026 · Land sales
Bayshore Drive: Tender closedCommercial and residential · status on 15 July 2026: Tender closed, award pending
20 July 2026 · Land sales
Bayshore Drive: AwardedCommercial and residential · status on 20 July 2026: Awarded · awarded to Gemini Residential Pte. Ltd. and Gemini Trustee Pte. Ltd. (as trustee-manager of Gemini Mall Trust) at S$2,128,000,000
28 July 2026 · Land sales
Chitty Road and Veerasamy Road: Tender closedResidential: 18 conserved two-storey buildings of 1927, within the existing envelope under the Conservation Guidelines · status on 28 July 2026: Tender closed, award pending
28 July 2026 · Archive event
Singapore removes the 15-month wait-out for private-property owners buying non-subsidised HDB resale flats without an HDB housing loanAnnounced 28 July 2026
After (12)
4 August 2026 · Land sales
Berlayar Drive: Tender closedResidential · status on 4 August 2026: Tender closed, award pending
7 August 2026 · Land sales
Chitty Road and Veerasamy Road: AwardedResidential: 18 conserved two-storey buildings of 1927, within the existing envelope under the Conservation Guidelines · status on 7 August 2026: Awarded · awarded to YK Land Pte. Ltd. at S$35,288,000
7 August 2026 · Land sales
Berlayar Drive: AwardedResidential · status on 7 August 2026: Awarded · awarded to Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. at S$576,778,554
13 August 2026 · Land sales
Marina Gardens Lane (6,007.4 sqm parcel): Launched for tender, Confirmed ListResidential with commercial at 1st storey · status on 13 August 2026: Tender open
13 August 2026 · Land sales
Orchard Boulevard (3,438.0 sqm parcel): Launched for tender, Confirmed ListResidential · status on 13 August 2026: Tender open
23 August 2026 · Archive event
Singapore raises HDB and Executive Condominium income ceilings and adds a ballot chance for each childAnnounced 23 August 2026
23 August 2026 · Planning
Singapore sets out a long-term outer islands land strategy at the National Day RallyAnnounced 23 August 2026
31 August 2026 · Archive event
Singapore raises Land Betterment Charge rates for five of nine use groups from 1 September 2026Announced 31 August 2026
1 September 2026 · Land sales
New Upper Changi Road: Tender closedResidential · status on 1 September 2026: Tender closed, award pending
4 September 2026 · Land sales
New Upper Changi Road: AwardedResidential · status on 4 September 2026: Awarded · awarded to United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. at S$1,425,388,000
15 September 2026 · Land sales
Lorong Puntong / Sin Ming Avenue: Tender closedResidential · status on 15 September 2026: Tender closed, award pending
18 September 2026 · Land sales
Lorong Puntong / Sin Ming Avenue: AwardedResidential · status on 18 September 2026: Awarded · awarded to Eco World Development (S) Pte. Ltd. at S$208,099,000
Methodology5 rules
- Comparison anchored to effective date: 29 July 2026. The anchor is the effective date where one is recorded, otherwise the announcement date.
- The windows are the same number of days on each side of the anchor, and the anchor day belongs to the after window.
- A series counts toward a window only for observation periods wholly inside it, with values as originally recorded, not as later revised.
- Where no whole period falls inside a window, no value and no difference is stated; a day no whole period covers is missing, never zero.
- Concurrent land sales and archive events are listed by date alone. Nothing on this page is attributed to the event.
Sources
The event's sources (5)
Primary sources5
Revisions to Additional Buyer's Stamp Duty Regime to Support Housing Developers Undertaking Large-scale En Bloc Redevelopments
Ministry of Finance · Primary source · Published 28 July 2026
Revisions to Additional Buyer's Stamp Duty Regime for Housing Developers to Support Complex Projects and Onboarding to CORENET X
Ministry of Finance · Primary source · Published 5 March 2025
Stamp Duties (Housing Developers) (Remission of ABSD) Rules 2013
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 24 June 2013
Sites for Development of Five or More Residential Units
Inland Revenue Authority of Singapore · Primary source · Publication date not recorded
ABSD Housing Developers Remission Timeline Extensions for Complex Projects and CORENET X
Inland Revenue Authority of Singapore · Primary source · Publication date not recorded
Event checked against its primary sources on 27 September 2026. Each claim keeps its own verification status.
Observed series come from the published statistics named on each card. Land-sales lines link to the site record and its releases.