Policy before and after · Foreign ownership
Singapore brings foreign purchases of Commercial and Residential zoned land under Residential Property Act approval, with transitional exemptions
Announced 19 July 2023 · Effective 20 July 2023
Read the full event recordCompare with another policyCreate research brief
Comparison window
Comparison anchored to effective date: 20 July 2023. Before: 21 April 2023 to 19 July 2023. After: 20 July 2023 to 17 October 2023. The same 90 days on each side; the anchor day counts as after.
Before · 21 Apr 2023 to 19 Jul 2023
2 land-sales awards
- 14 land-sales steps in all
- 1 other archive event
The event
Announced 19 Jul 2023
Effective 20 Jul 2023
The effective date is the anchor.
After · 20 Jul 2023 to 17 Oct 2023
5 land-sales awards
- 11 land-sales steps in all
- All 90 days observable
What this comparison can and cannot show
Generated from this window's records
Recorded
- 1 verified claim on this event records a before and an after value.
- 2 land-sales awards in the 90 days before the effective date, and 5 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
- 19 July 2023
- Effective
- 20 July 2023
- Issuing authority
- Singapore Land Authority
- Category
- Foreign ownership
- Affected market
- Land zoned Commercial and Residential in the Master Plan, or permitted to be used (other than temporarily) for commercial and residential purposes consistent with that zoning, purchased or acquired by a foreign person as the Residential Property Act defines one, individual or entity, on or after 20 July 2023. A housing developer as s 31 of the Act defines one applies under s 31 unless an exemption reaches the purchase. Existing owners and acquisitions under options, agreements or deaths before 20 July 2023 are exempted until the owner obtains a written permission applied for on or after that date, or develops the land outside a permission applied for before it. SLA's guidance places strata units in non-landed mixed developments generally, GLS sites and HDB shophouses outside the approval requirement.
- Primary source
- Refinements to the 'Schedule of Non-Residential Properties' under the Residential Property (RP) Notification
From 20 July 2023 Commercial and Residential is no longer an entry on the Residential Property Act schedule of non-residential land, so a foreign person generally needs approval to buy land zoned or permitted for that use, as the Ministry of Law and SLA announced on 19 July 2023. S 511/2023 changed the Schedule entries without rezoning any site; it also deleted industrial, warehouse and light rail entries and added the Business 1 and Business 2 zones. S 512/2023 exempted existing owners, options granted before 20 July 2023 and exercised by 9 August 2023, earlier sale agreements and earlier deaths, until the owner obtains a planning permission applied for from that date or develops outside an earlier one. SLA says strata units in non-landed mixed developments generally need no approval and GLS sites and HDB shophouses are exempted. The Act itself did not change.
In brief
In brief
- 3 GLS site awards were recorded in the before window and 5 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 |
|---|---|---|---|---|
| The Schedule listed 24 zones immediately before 20 July 2023 and 24 zones after it, in 28 numbered items of which four are marked deleted.zones | 24 | 24 | No change | Claim 17 |
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 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
15 lines
14 land-sales steps (2 awards) · 1 archive event
From the effective date
12 lines
11 land-sales steps (5 awards) · 1 archive event
Explore concurrent eventsHide concurrent events
Before (15)
26 April 2023 · Archive event
Singapore raises ABSD, doubling foreign-buyer rate from 30% to 60%Announced 26 April 2023
25 May 2023 · Land sales
Champions Way: Launched for tender, Confirmed ListResidential · status on 25 May 2023: Tender open
25 May 2023 · Land sales
Lorong 1 Toa Payoh: Released on the Reserve ListResidential · status on 25 May 2023: On the Reserve List
25 May 2023 · Land sales
Punggol Walk: Released on the Reserve ListCommercial · status on 25 May 2023: On the Reserve List
20 June 2023 · Land sales
Parry Avenue: Awarded, concept and pricePrivate assisted living and Health and Medical Care · status on 20 June 2023: Awarded · awarded to Pre 20 Pte. Ltd. at S$71,988,000
22 June 2023 · Land sales
Jurong Lake District Master Developer site: Launched for Concept and Price tenderWhite site · status on 22 June 2023: Tender open
27 June 2023 · Land sales
Marina Gardens Lane: Tender closedResidential with commercial at 1st storey · status on 27 June 2023: Tender closed, award pending
27 June 2023 · Land sales
Tampines Avenue 11: Tender closedMixed commercial and residential, integrated with a bus interchange, community club and hawker centre · status on 27 June 2023: Tender closed, award pending
27 June 2023 · Land sales
Plantation Close: Tender closedExecutive Condominium housing · status on 27 June 2023: Tender closed, award pending
30 June 2023 · Land sales
Marina Gardens Crescent: Launched for tender, Confirmed ListPlot 1 White site; Plot 2 Open Space; Plots 3 and 4 subterranean link plots · status on 30 June 2023: Tender open
30 June 2023 · Land sales
Media Circle: Launched for tender, Confirmed ListResidential with commercial at 1st storey · status on 30 June 2023: Tender open
11 July 2023 · Land sales
Marina Gardens Lane: AwardedResidential with commercial at 1st storey · status on 11 July 2023: Awarded · awarded to Kingsford Huray Development Pte. Ltd., Obsidian Development Pte. Ltd. and Polarix Cultural & Science Park Investment Pte. Ltd. at S$1,034,480,000
11 July 2023 · Land sales
Tampines Avenue 11: AwardedMixed commercial and residential, integrated with a bus interchange, community club and hawker centre · status on 11 July 2023: Awarded · awarded to Topaz Residential Pte. Ltd. and Topaz Commercial Pte. Ltd. at S$1,206,390,880
18 July 2023 · Land sales
Jalan Tembusu (20,572.1 sqm parcel): Tender closedResidential · status on 18 July 2023: Tender closed, award pending
18 July 2023 · Land sales
Tampines Street 62 (Parcel B): Tender closedExecutive Condominium residential · status on 18 July 2023: Tender closed, award pending
After (12)
10 August 2023 · Land sales
Jalan Tembusu (20,572.1 sqm parcel): AwardedResidential · status on 10 August 2023: Awarded · awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd at S$828,800,000
15 August 2023 · Land sales
Clementi Avenue 1: Launched for tenderResidential · status on 15 August 2023: Tender open
15 August 2023 · Land sales
Pine Grove (Parcel B): Launched for tenderResidential · status on 15 August 2023: Tender open
20 August 2023 · Archive event
Singapore introduces the Standard, Plus and Prime flat classification for new BTO flats, with a 10-year MOP and subsidy recovery for Plus and PrimeAnnounced 20 August 2023
5 September 2023 · Land sales
Lorong 1 Toa Payoh: Launched for tenderResidential · status on 5 September 2023: Tender open
11 September 2023 · Land sales
Plantation Close: AwardedExecutive Condominium housing · status on 11 September 2023: Awarded · awarded to Hoi Hup Realty Pte Ltd and Sunway Developments Pte Ltd at S$348,500,000
12 September 2023 · Land sales
Lentor Central (14,703.2 sqm parcel): Tender closedResidential · status on 12 September 2023: Tender closed, award pending
12 September 2023 · Land sales
Champions Way: Tender closedResidential · status on 12 September 2023: Tender closed, award pending
18 September 2023 · Land sales
Lentor Central (14,703.2 sqm parcel): AwardedResidential · status on 18 September 2023: Awarded · awarded to Intrepid Investments Pte. Ltd., GuocoLand (Singapore) Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. at S$435,166,426
18 September 2023 · Land sales
Champions Way: AwardedResidential · status on 18 September 2023: Awarded · awarded to CDL Stellar Pte. Ltd. at S$294,889,000
9 October 2023 · Land sales
Tampines Street 62 (Parcel B): AwardedExecutive Condominium residential · status on 9 October 2023: Awarded · awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd at S$543,280,000
17 October 2023 · Land sales
Orchard Boulevard: Launched for tenderResidential with commercial at 1st storey · status on 17 October 2023: Tender open
Methodology5 rules
- Comparison anchored to effective date: 20 July 2023. 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 (7)
Primary sources7
Refinements to the 'Schedule of Non-Residential Properties' under the Residential Property (RP) Notification
Ministry of Law · Primary source · Published 19 July 2023
Q&As: Residential Property (Amendment) Notification 2023 and Residential Property (Exemption for Retention of Commercial and Residential Land) Notification
Singapore Land Authority · Primary source · Published 20 July 2023
Residential Property Act 1976, 2020 Revised Edition
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Published 31 December 2021
Residential Property (Fees) Rules
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded
Residential Property Notification (N 7)
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded
Residential Property (Amendment) Notification 2023
Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded
Residential Property (Retention of Commercial and Residential Land — Exemption) Notification 2023
Attorney-General's Chambers (Singapore Statutes Online) · 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.