Prevo

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

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Comparison window

Comparison anchored to effective date: 20 July 2023. Before: 20 June 2023 to 19 July 2023. After: 20 July 2023 to 18 August 2023. The same 30 days on each side; the anchor day counts as after.

Before · 20 Jun 2023 to 19 Jul 2023

2 land-sales awards

  • 11 land-sales steps in all
  • 0 other archive events

The event

Announced 19 Jul 2023

Effective 20 Jul 2023

The effective date is the anchor.

After · 20 Jul 2023 to 18 Aug 2023

1 land-sales award

  • 3 land-sales steps in all
  • All 30 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 30 days before the effective date, and 1 in the 30 observable days after.
  • None of the 2 tracked series has a whole period on both sides of a 30-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 1 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 claimBeforeAfterChangeSource
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.zones2424No changeClaim 17

Observed around this event

View linked outcomes

The same statistic over the 30 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 30-day window

Before

None

Coverage 0/30 days

After

None

Coverage 0/30 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 30-day window

Before

None

Coverage 0/30 days

After

None

Coverage 0/30 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

11 lines

11 land-sales steps (2 awards) · 0 archive events

From the effective date

3 lines

3 land-sales steps (1 award) · 0 archive events

Explore concurrent events

Before (11)

  1. 20 June 2023 · Land sales

    Parry Avenue: Awarded, concept and price

    Private assisted living and Health and Medical Care · status on 20 June 2023: Awarded · awarded to Pre 20 Pte. Ltd. at S$71,988,000

  2. 22 June 2023 · Land sales

    Jurong Lake District Master Developer site: Launched for Concept and Price tender

    White site · status on 22 June 2023: Tender open

  3. 27 June 2023 · Land sales

    Marina Gardens Lane: Tender closed

    Residential with commercial at 1st storey · status on 27 June 2023: Tender closed, award pending

  4. 27 June 2023 · Land sales

    Tampines Avenue 11: Tender closed

    Mixed commercial and residential, integrated with a bus interchange, community club and hawker centre · status on 27 June 2023: Tender closed, award pending

  5. 27 June 2023 · Land sales

    Plantation Close: Tender closed

    Executive Condominium housing · status on 27 June 2023: Tender closed, award pending

  6. 30 June 2023 · Land sales

    Marina Gardens Crescent: Launched for tender, Confirmed List

    Plot 1 White site; Plot 2 Open Space; Plots 3 and 4 subterranean link plots · status on 30 June 2023: Tender open

  7. 30 June 2023 · Land sales

    Media Circle: Launched for tender, Confirmed List

    Residential with commercial at 1st storey · status on 30 June 2023: Tender open

  8. 11 July 2023 · Land sales

    Marina Gardens Lane: Awarded

    Residential 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

  9. 11 July 2023 · Land sales

    Tampines Avenue 11: Awarded

    Mixed 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

  10. 18 July 2023 · Land sales

    Jalan Tembusu (20,572.1 sqm parcel): Tender closed

    Residential · status on 18 July 2023: Tender closed, award pending

  11. 18 July 2023 · Land sales

    Tampines Street 62 (Parcel B): Tender closed

    Executive Condominium residential · status on 18 July 2023: Tender closed, award pending

After (3)

  1. 10 August 2023 · Land sales

    Jalan Tembusu (20,572.1 sqm parcel): Awarded

    Residential · status on 10 August 2023: Awarded · awarded to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd at S$828,800,000

  2. 15 August 2023 · Land sales

    Clementi Avenue 1: Launched for tender

    Residential · status on 15 August 2023: Tender open

  3. 15 August 2023 · Land sales

    Pine Grove (Parcel B): Launched for tender

    Residential · status on 15 August 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

    Open original source

  • 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

    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

  • Residential Property (Fees) Rules

    Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded

    Open original source

  • Residential Property Notification (N 7)

    Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded

    Open original source

  • Residential Property (Amendment) Notification 2023

    Attorney-General's Chambers (Singapore Statutes Online) · Primary source · Publication date not recorded

    Open original source

  • Residential Property (Retention of Commercial and Residential Land — Exemption) Notification 2023

    Attorney-General's Chambers (Singapore Statutes Online) · 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.