CPF grants up to S$230,000, Thomson Reserve 90% sold, November BTO, Toa Payoh West plan (SG Property Daily)
A note from Propwise
Dear Propwise family,
Welcome to the newly revamped Propwise.sg daily email. Going forward, we will be sharing Singapore property market analysis and education on a daily basis, including summaries of notable news as well.
Please feel free to give me any feedback you have on ways to improve this, or if there's anything else you'd like to see on Propwise.sg or want us to cover.
Cheers,
Mr. Propwise
p.s. if you haven't done so yet, feel free to download our free and newly updated Singapore Property Beginner's Guide.
p.p.s If you have any friends who are interested in the Singapore property market, please also send them the website propwise.sg so they can sign up as well.
Propwise Analysis
CPF Housing Grants 2026: Up to S$230,000 for a Resale Flat
The Enhanced CPF Housing Grant, the CPF Housing Grant for resale flats and the Proximity Housing Grant: amounts, income ceilings and examples.
Decoupling a Condo: S$69,200 Stamp Duty Against S$344,600 Jointly
How decoupling works in Singapore, the Buyer’s Stamp Duty on the share, when ABSD applies and a worked S$2 million example.
EC Eligibility and MOP: S$18,000 Income Cap, 10-Year MOP on New ECs
Who can buy a new executive condo, the income ceiling, the CPF grant, and the 5- or 10-year MOP by land tender date.
HDB MOP Explained: 5 Years for Standard Flats, 10 for Plus and Prime
How long the HDB minimum occupation period is, when it starts, and what you can and cannot do before it ends.
ABSD Rates 2026: Who Pays 0%, 20%, 60% or 65%?
ABSD rates in Singapore: citizens 0%, 20% or 30%, PRs 5% to 35%, foreigners 60%, companies 65%. Who pays, worked examples and how refunds work.
Option Fee, Cash and CPF: 10 Checks Before You Buy a Home
What a Singapore home buyer pays and checks before signing: option fee, cash and CPF, stamp duty, loan limits, co-ownership, property tax and defects.
Property Tax Rates 2026: Up to 32% on Your Home, 36% on the Next
Singapore property tax rates: 0% to 32% of annual value for the home you live in, 12% to 36% for others. Examples and the 2026 rebate.
Renting Out Your Home: Utilities, Stamp Duty and 10 Checks
A Singapore landlord’s checklist: who may rent out, tenant checks, lease length, stamping, utilities handover, rent, late payment, tax and en bloc.
Seller’s Stamp Duty 2026: 16% If You Sell Within a Year
Seller’s stamp duty: 16%, 12%, 8% or 4% if you sell a home within four years of buying it from 4 July 2025. Which rate applies, examples and exemptions.
Selling a Home: 7 Checks From Option to Completion Date
Selling a Singapore home: the option you grant, completion in 8 to 12 weeks, delays, Seller’s Stamp Duty, CPF refunds, tenants and a cheap spruce-up.
Should You Refinance Your Home Loan? Singapore Guide (2026)
When refinancing or repricing a Singapore home loan pays in 2026: SORA vs fixed rates, lock-in penalties, legal costs, HDB loan switches and break-even maths.
Short-Term Rentals and Airbnb Rules in Singapore (2026)
Renting a room or home for under three months is illegal in Singapore. What URA and HDB allow, the penalties, legal ways to earn rent and how it is taxed.
Should You Rent or Buy a Property in Singapore in 2026? 7 Factors
Rent or buy in Singapore in 2026? Seven factors, with HDB and condo cost comparisons at today’s rates, the break-even period, and when renting wins.
Toa Payoh by the numbers: why it leads S$1 million HDB resales
Toa Payoh had 15.9% of S$1 million HDB resales in the 12 months to September 2026. Which flats they are, resale and rent medians, and District 12 condos.
How Much Can You Borrow? TDSR 55%, MSR 30%, LTV 75% (2026)
How much you can borrow for a Singapore home: TDSR 55%, MSR 30%, LTV 75%, the 4% stress test, worked examples and how to qualify.
News
HDB to offer 1,310 shorter-wait BTO flats at Sembawang Anchor in November; about 7,960 flats in total
Sembawang Anchor has a waiting time of 2 years and 10 months. With Bayshore Oasis (855 flats) and Plantation Dew in Tengah (710 flats, 3 years and 2 months), 2,875 flats wait three years or less. That brings shorter-wait flats launched in 2026 to 4,661. Plantation Dew offers White Flats in 5-room for the first time.
Toa Payoh West master plan: more than 6,000 new homes around Caldecott MRT station
The homes, mostly public housing with some private, will be built over the coming decade. The first BTO project, Toa Payoh Hillside, offers about 1,600 flats next to Caldecott station in the November exercise, including 260 Community Care Apartments, the first in Toa Payoh. The CCA eligibility age drops from 65 to 55.
Thomson Reserve sells 1,143 of 1,268 units in two days at about S$2,900 psf
The 90.1% take-up makes it the best-selling new condo launch of 2026 by volume. All 3-bedroom and 4-bedroom units sold, as did all 200 of the 2-bedroom Premium + Study units. 123 two-bedders and 2 five-bedroom suites remain, priced from S$1.635 million.
Realion expects 32 launches with 16,808 homes in 2027, and private prices up 3% to 5% YoY
Excluding ECs, about 14,800 units would launch, the highest since 2013. Realion forecasts new home sales of 9,500 to 11,500 units in 2027 against 7,000 to 7,500 in 2026, and resale prices up 2% to 4% YoY. About 8,868 private homes are due for TOP in 2027, up from 7,783 in 2026.
Woman loses inheritance after disputing her father’s sale of a property, High Court ruling shows
The patriarch, then 92, wanted to sell one of his 11 properties held jointly with his wife. After his daughter fought the sale, he wrote a new will and gave her shares in the family’s companies to her brother.
GuocoLand CEO: asset-light and asset-heavy is a continuum, not an either-or
GuocoLand has not followed the asset-light route of some Singapore property groups. Group CEO Cheng Hsing Yao said it holds some assets and divests others, partly or fully, and does not hold assets for the sake of holding them. It is open to divesting if attractive opportunities exist to redeploy funds.
Singapore buyers weigh rental income on overseas holiday homes, from a S$760,000 Niseko chalet to a S$1.4 million Phuket villa
Savills Singapore’s Otto Twist writes that the line between an overseas investment property and a holiday home is blurring, as buyers consider renting out a second home while they are away. The piece compares Osaka, Bangkok, Niseko and Phuket.