Policy before and after · Foreign ownership

Event

Singapore lets the Controller of Residential Property charge housing developers for extensions of time

Announced 22 November 2010 · Effective 17 January 2011

Read the full event record Compare with another policy Create research brief

Comparison window

Comparison anchored to effective date: 17 January 2011. Before: 19 October 2010 to 16 January 2011. After: 17 January 2011 to 16 April 2011. The same 90 days on each side; the anchor day counts as after.

Before · 19 Oct 2010 to 16 Jan 2011

15 land-sales awards

37 land-sales steps in all
1 other archive event

The event

Announced 22 Nov 2010

Effective 17 Jan 2011

The effective date is the anchor.

After · 17 Jan 2011 to 16 Apr 2011

12 land-sales awards

41 land-sales steps in all
All 90 days observable

What this comparison can and cannot show

Generated from this window's records

Recorded

7 verified claims on this event record a before and an after value.
15 land-sales awards in the 90 days before the effective date, and 12 in the 90 observable days after.
None of the 2 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.
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: 22 November 2010
Effective: 17 January 2011
Issuing authority: Singapore Land Authority
Category: Foreign ownership
Affected market: Restricted residential property, including vacant residential land, bought by a housing developer as section 31(18) of the Residential Property Act defines one, with the Controller's approval under section 31, and the parallel approvals under sections 26, 28 and 28A. The fines and appeal changes also reach approved purchasers, exemption holders, former citizens and permanent residents, and estates with foreign beneficiaries. Land bought by tender or otherwise from URA or a Government agent is outside the prohibition under section 33(e), as to that acquisition.
Primary source: Second Reading Speech by Minister for Law K Shanmugam on the Residential Property (Amendment) Bill 2010

From 17 January 2011 the Controller of Residential Property may require a housing developer to pay an extension charge when extending the completion or disposal period attached to its approval under section 31 of the Residential Property Act, the approval SLA and MinLaw call a Qualifying Certificate. The Act sets no rate: the amount is what the Controller determines, and it need not relate to cost. MinLaw said the framework was essentially the same as the Government Land Sales extension premium. The Act also made directors liable on the Controller's opinion, moved appeals to a new section 31A, created a S$50,000 offence for breaching an exemption condition and raised several fines. The 50% cap on a section 31(7) penalty and the 2-year disposal period did not change.

In brief

15 GLS site awards were recorded in the before window and 12 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
Maximum fine for breaching an approved purchaser's condition, from S$5,000 per MinLawSGD	5,000	200,000	+3,900%	Claim 17
The maximum fine for a foreign person who buys every flat in a building or every unit in a condominium without approval rose from S$10,000 to S$100,000.SGD	10,000	100,000	+900%	Claim 21
General fine under the Residential Property Act, from S$5,000SGD	5,000	20,000	+300%	Claim 16
Where a foreign person would, but for section 3(3), be beneficially entitled to a deceased person's residential property, the personal representatives must sell it to a citizen or an approved purchaser within 5 years from the date of the death, down from 10, or within any extension the Controller allows with the Minister's approval. The 10 years continues to apply where the death occurred before the amendment came into operation.years	10	5	−50%	Claim 20

View all 7 before-and-after values

The disposal period is statutory and was unchanged: all units must be sold to citizens or approved purchasers within 2 years from the issue of the temporary occupation permit or certificate of statutory completion, whichever is earlier.years	2	2	No change	Claim 9
The cap on a financial penalty for breaching the undeveloped-land or shareholding conditions stayed at 50% of the purchase price, a limit in place since 2006; the 2010 Act added the market value of the shares as an alternative base.	50%	50%	No change	Claim 12
A new section 31A replaced section 31(11) and (12): a housing developer refused an extension or served a forfeiture or penalty notice, and a person held liable under section 31(9), may appeal to the Minister within 3 months, or longer in exceptional circumstances.months	3	3	No change	Claim 14

Observed around this event

View linked outcomes

The 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 quarterly periods inside each 90-day window

Before

None

Coverage 0/90 days

After

None

Coverage 0/90 days

Difference

Not stated

No whole quarterly 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 quarterly period inside each 90-day window

Before

None

Coverage 0/90 days

After

None

Coverage 0/90 days

Difference

Not stated

No whole quarterly 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

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

38 lines

37 land-sales steps (15 awards) · 1 archive event

From the effective date

41 lines

41 land-sales steps (12 awards) · 0 archive events

Explore concurrent events

Before (38)

21 October 2010 · Land sales
Pasir Ris Drive 1 / Elias Road: Tender closed
Executive Condominium housing · status on 21 October 2010: Tender closed, award pending
25 October 2010 · Land sales
Pasir Ris Drive 1 / Elias Road: Awarded
Executive Condominium housing · status on 25 October 2010: Awarded · awarded to ChoiceHomes Investments Pte Ltd / CEL Development Pte Ltd at S$89,888,000
26 October 2010 · Land sales
Seletar Road: Launched for tender
Residential · status on 26 October 2010: Tender open
26 October 2010 · Land sales
Punggol Central / Punggol Walk: Launched for tender
Residential · status on 26 October 2010: Tender open
27 October 2010 · Land sales
Stamford Road / North Bridge Road: Awarded
Commercial · status on 27 October 2010: Awarded · awarded to Capitol Retail Management Pte. Ltd. (as trustee-manager of Capitol Retail Trust), Capitol Hotel Management Pte. Ltd. (as trustee-manager of Capitol Hotel Trust) & Capitol Residential Development Pte. Ltd. at S$250,000,000
2 November 2010 · Land sales
Bedok Reservoir Crescent: Tender closed
Design, Build and Sell Scheme public housing · status on 2 November 2010: Tender closed, award pending
2 November 2010 · Land sales
Robinson Road / Boon Tat Street: Launched for tender
Hotel · status on 2 November 2010: Tender open
3 November 2010 · Land sales
Pioneer Road North / Soon Lee Street: Launched for tender
Business 2 · status on 3 November 2010: Tender open
4 November 2010 · Land sales
Bedok Reservoir Crescent: Awarded
Design, Build and Sell Scheme public housing · status on 4 November 2010: Awarded · awarded to CEL Development Pte Ltd at S$112,688,000
4 November 2010 · Land sales
Woodgrove Avenue: Tender closed
Strata Landed or Condominium / Flats · status on 4 November 2010: Tender closed, award pending
9 November 2010 · Land sales
Upper Serangoon View: Tender closed
Condominium or Flats · status on 9 November 2010: Tender closed, award pending
10 November 2010 · Land sales
Woodgrove Avenue: Awarded
Strata Landed or Condominium / Flats · status on 10 November 2010: Awarded · awarded to Tampines Court Pte. Ltd at S$105,120,000
12 November 2010 · Land sales
Upper Serangoon View: Awarded
Condominium or Flats · status on 12 November 2010: Awarded · awarded to FCL Topaz Pte. Ltd, Far East Civil Engineering (Pte.) Limited & Sekisui House, Ltd. at S$156,800,000
15 November 2010 · Land sales
Gopeng Street / Peck Seah Street: Launched for tender
Hotel · status on 15 November 2010: Tender open
16 November 2010 · Land sales
Yuan Ching Road: Launched for tender
Design, Build and Sell Scheme public housing · status on 16 November 2010: Tender open
16 November 2010 · Land sales
Peck Seah Street / Choon Guan Street: Tender closed
White (Commercial / Hotel / Residential) · status on 16 November 2010: Tender closed, award pending
22 November 2010 · Land sales
Peck Seah Street / Choon Guan Street: Awarded
White (Commercial / Hotel / Residential) · status on 22 November 2010: Awarded · awarded to Perfect Eagle Pte. Ltd., Guston Pte. Ltd. And Belmeth Pte. Ltd. at S$1,708,080,000
23 November 2010 · Land sales
Tampines Avenue 8: Tender closed
Executive Condominium housing · status on 23 November 2010: Tender closed, award pending
25 November 2010 · Land sales
Tampines Avenue 8: Awarded
Executive Condominium housing · status on 25 November 2010: Awarded · awarded to Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd & SC Wong Holdings Pte Ltd at S$187,590,000
30 November 2010 · Land sales
Upper Serangoon Road: Tender closed
Design, Build and Sell Scheme public housing · status on 30 November 2010: Tender closed, award pending
30 November 2010 · Land sales
Punggol Central / Punggol Walk: Launched for tender
Mixed commercial and residential · status on 30 November 2010: Tender open
1 December 2010 · Land sales
Pioneer Road North / Soon Lee Street: Tender closed
Business 2 · status on 1 December 2010: Tender closed, award pending
2 December 2010 · Land sales
Segar Road: Tender closed
Executive Condominium housing · status on 2 December 2010: Tender closed, award pending
2 December 2010 · Land sales
Upper Serangoon Road: Awarded
Design, Build and Sell Scheme public housing · status on 2 December 2010: Awarded · awarded to Kwan Hwee Investment Pte Ltd at S$155,228,998
3 December 2010 · Land sales
Segar Road: Awarded
Executive Condominium housing · status on 3 December 2010: Awarded · awarded to Grand Isle Holdings Pte. Ltd. at S$181,990,000
7 December 2010 · Land sales
Punggol Central / Punggol Walk: Tender closed
Residential · status on 7 December 2010: Tender closed, award pending
7 December 2010 · Land sales
Pioneer Road North / Soon Lee Street: Awarded
Business 2 · status on 7 December 2010: Awarded · awarded to Kng Land Pte. Ltd. at S$26,920,000
10 December 2010 · Land sales
Punggol Central / Punggol Walk: Awarded
Residential · status on 10 December 2010: Awarded · awarded to Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd at S$363,000,000
14 December 2010 · Land sales
Seletar Road: Tender closed
Residential · status on 14 December 2010: Tender closed, award pending
16 December 2010 · Land sales
Seletar Road: Awarded
Residential · status on 16 December 2010: Awarded · awarded to Asplenium Land Pte. Ltd. at S$123,000,000
5 January 2011 · Land sales
Yuan Ching Road: Tender closed
Design, Build and Sell Scheme public housing · status on 5 January 2011: Tender closed, award pending
5 January 2011 · Land sales
Robinson Road / Boon Tat Street: Tender closed
Hotel · status on 5 January 2011: Tender closed, award pending
6 January 2011 · Land sales
Robertson Quay: Launched for tender
Hotel · status on 6 January 2011: Tender open
10 January 2011 · Land sales
Yuan Ching Road: Awarded
Design, Build and Sell Scheme public housing · status on 10 January 2011: Awarded · awarded to Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and SC Wong Holdings Pte Ltd at S$131,600,000
11 January 2011 · Land sales
Gopeng Street / Peck Seah Street: Tender closed
Hotel · status on 11 January 2011: Tender closed, award pending
11 January 2011 · Land sales
Robinson Road / Boon Tat Street: Awarded
Hotel · status on 11 January 2011: Awarded · awarded to Royal Group Holdings Pte Ltd at S$86,000,000
13 January 2011 · Archive event
Singapore raises SSD to 16% to 4% over four years and tightens LTV limits again
Announced 13 January 2011
14 January 2011 · Land sales
Gopeng Street / Peck Seah Street: Awarded
Hotel · status on 14 January 2011: Awarded · awarded to Golden Development Private Limited at S$194,770,000

After (41)

18 January 2011 · Land sales
Bedok Reservoir Road: Launched for tender
Residential · status on 18 January 2011: Tender open
19 January 2011 · Land sales
Kaki Bukit Road 4: Launched for tender
Business 2 · status on 19 January 2011: Tender open
21 January 2011 · Land sales
Choa Chu Kang Drive: Launched for tender
Executive Condominium housing · status on 21 January 2011: Tender open
21 January 2011 · Land sales
Sengkang Square / Compassvale Road: Launched for tender
Condominium or Flats · status on 21 January 2011: Tender open
21 January 2011 · Land sales
Bishan Street 14: Launched for tender
Condominium or Flats · status on 21 January 2011: Tender open
26 January 2011 · Land sales
Clementi Avenue 4: Launched for tender
Design, Build and Sell Scheme public housing · status on 26 January 2011: Tender open
27 January 2011 · Land sales
Paya Lebar Road / Eunos Road 8: Launched for tender
Commercial · status on 27 January 2011: Tender open
31 January 2011 · Land sales
Ang Mo Kio Street 62: Launched for tender
Business 1 · status on 31 January 2011: Tender open
10 February 2011 · Land sales
Bartley Road / Lorong How Sun: Launched for tender
Residential · status on 10 February 2011: Tender open
15 February 2011 · Land sales
Punggol Central / Punggol Walk: Tender closed
Mixed commercial and residential · status on 15 February 2011: Tender closed, award pending
18 February 2011 · Land sales
Punggol Central / Punggol Walk: Awarded
Mixed commercial and residential · status on 18 February 2011: Awarded · awarded to Emerald Star Pte Ltd and FC Retail Trustee Pte Ltd (as Trustee of Sapphire Star Trust) at S$1,021,000,000
23 February 2011 · Land sales
Tampines Central 7: Launched for tender
Executive Condominium housing · status on 23 February 2011: Tender open
23 February 2011 · Land sales
Bendemeer Road / Whampoa East: Launched for tender
Condominium or Flats · status on 23 February 2011: Tender open
23 February 2011 · Land sales
Kaki Bukit Road 4: Tender closed
Business 2 · status on 23 February 2011: Tender closed, award pending
24 February 2011 · Land sales
Bishan Street 14: Tender closed
Condominium or Flats · status on 24 February 2011: Tender closed, award pending
28 February 2011 · Land sales
Bishan Street 14: Awarded
Condominium or Flats · status on 28 February 2011: Awarded · awarded to Bishan Residential Development Pte. Ltd. at S$550,100,000
28 February 2011 · Land sales
Hillview Avenue: Launched for tender
Commercial and Residential · status on 28 February 2011: Tender open
2 March 2011 · Land sales
Kaki Bukit Road 4: Awarded
Business 2 · status on 2 March 2011: Awarded · awarded to Soon Hock Realty Pte. Ltd. at S$41,399,900
3 March 2011 · Land sales
Bedok Reservoir Road: Tender closed
Residential · status on 3 March 2011: Tender closed, award pending
4 March 2011 · Land sales
Bedok Reservoir Road: Awarded
Residential · status on 4 March 2011: Awarded · awarded to United Venture Development Pte. Ltd. at S$320,000,000
8 March 2011 · Land sales
Clementi Avenue 4: Tender closed
Design, Build and Sell Scheme public housing · status on 8 March 2011: Tender closed, award pending
8 March 2011 · Land sales
Robertson Quay: Tender closed
Hotel · status on 8 March 2011: Tender closed, award pending
10 March 2011 · Land sales
Clementi Avenue 4: Awarded
Design, Build and Sell Scheme public housing · status on 10 March 2011: Awarded · awarded to EL Development Pte Ltd at S$224,000,000
10 March 2011 · Land sales
Robertson Quay: Awarded
Hotel · status on 10 March 2011: Awarded · awarded to Novel Developments Pte. Ltd and New Vista Realty Pte. Ltd. at S$127,760,000
15 March 2011 · Land sales
Sengkang Square / Compassvale Road: Tender closed
Condominium or Flats · status on 15 March 2011: Tender closed, award pending
16 March 2011 · Land sales
Pasir Ris Central / Pasir Ris Drive 1: Launched for tender
Design, Build and Sell Scheme public housing · status on 16 March 2011: Tender open
18 March 2011 · Land sales
Sengkang Square / Compassvale Road: Awarded
Condominium or Flats · status on 18 March 2011: Awarded · awarded to Keppel Land Realty Pte Ltd at S$286,790,000
22 March 2011 · Land sales
Choa Chu Kang Drive: Tender closed
Executive Condominium housing · status on 22 March 2011: Tender closed, award pending
29 March 2011 · Land sales
Sembawang Road / Jalan Sendudok: Launched for tender
Condominium / Flats (Serviced apartments will not be allowed) or Strata Landed Housing · status on 29 March 2011: Tender open
29 March 2011 · Land sales
Jalan Loyang Besar / Pasir Ris Drive 4: Launched for tender
Residential · status on 29 March 2011: Tender open
29 March 2011 · Land sales
Ang Mo Kio Street 62: Tender closed
Business 1 · status on 29 March 2011: Tender closed, award pending
30 March 2011 · Land sales
Buangkok Drive / Sengkang East Drive: Launched for tender
Condominium or Flats · status on 30 March 2011: Tender open
30 March 2011 · Land sales
Boon Lay Way: Launched for tender
White (Commercial / Hotel / Residential) · status on 30 March 2011: Tender open
30 March 2011 · Land sales
Bartley Road / Lorong How Sun: Tender closed
Residential · status on 30 March 2011: Tender closed, award pending
31 March 2011 · Land sales
Choa Chu Kang Drive: Awarded
Executive Condominium housing · status on 31 March 2011: Awarded · awarded to Camborne Developments Pte Ltd at S$170,100,000
31 March 2011 · Land sales
Ang Mo Kio Street 62: Awarded
Business 1 · status on 31 March 2011: Awarded · awarded to Sim Lian Development Pte Ltd at S$128,128,128
1 April 2011 · Land sales
Bartley Road / Lorong How Sun: Awarded
Residential · status on 1 April 2011: Awarded · awarded to Intrepid Investments Pte Ltd, Sunmaster Holdings Pte. Ltd. and TID Residential Pte. Ltd. at S$413,270,270
7 April 2011 · Land sales
Bendemeer Road / Whampoa East: Tender closed
Condominium or Flats · status on 7 April 2011: Tender closed, award pending
11 April 2011 · Land sales
Bendemeer Road / Whampoa East: Awarded
Condominium or Flats · status on 11 April 2011: Awarded · awarded to United Engineers Developments Pte Ltd at S$543,000,888
14 April 2011 · Land sales
Tampines Central 7: Tender closed
Executive Condominium housing · status on 14 April 2011: Tender closed, award pending
15 April 2011 · Land sales
Tampines Central 7: Awarded
Executive Condominium housing · status on 15 April 2011: Awarded · awarded to Sim Lian Land Pte Ltd at S$278,800,000

Methodology5 rules

Comparison anchored to effective date: 17 January 2011. 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 (11)

Primary sources11

Second Reading Speech by Minister for Law K Shanmugam on the Residential Property (Amendment) Bill 2010
Ministry of Law · Primary source · Published 22 November 2010
Open original source
Residential Property (Amendment) Act 2010
Ministry of Law · Primary source · Published 12 January 2011
Open original source
Residential Property (Amendment) Act 2010 (No. 35 of 2010)
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 14 January 2011
Open original source
Residential Property Act (Chapter 274), point-in-time version effective 17 January 2011 to 31 December 2017
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 17 January 2011
Open original source
Residential Property Act (Chapter 274), Revised Edition 2009, point-in-time version effective 31 July 2009 to 1 January 2011
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 31 July 2009
Open original source
Assistance Measures for the Property Market in the Economic Slowdown
Ministry of Law · Primary source · Published 22 January 2009
Open original source
Residential Property Act 1976, 2020 Revised Edition
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 31 December 2021
Open original source
What are the conditions attached to a QC?
Singapore Land Authority · Primary source · Publication date not recorded
Open original source
What if the housing developer is not able to complete the housing development within the 5-year period?
Singapore Land Authority · Primary source · Publication date not recorded
Open original source
What if the housing developer is not able to sell all the units in the development within the 2-year period?
Singapore Land Authority · Primary source · Publication date not recorded
Open original source
Who can apply for a Qualifying Certificate (QC)?
Singapore Land Authority · Primary source · Publication date not recorded
Open original source

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.