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HDB flat for sale - buying or selling guides

HDB Resale Flat Buyer - Understanding HDB Eligibility to Buy.

Singapore Public Housing is built and managed by the Housing and Development Board (HDB). More than 80% of Singapore's population live in HDB flats, with 95% of them owning their HDB flat. Comparing with private residential properties, HDB resale flats remain attractive and affordable for living. Whether you are Singapore citizen, Singapore permanent resident, or working expatriate considering to buy a HDB Resale flat to start new family or relocating, you need to understand HDB ruling on eligibility to buy.

There are 9 Eligibility Schemes in order to purchase HDB Resale flat. Generally a buyer must be at least 21 years old, a Singaporean Citizen, or Singapore Permanent Resident. While non-citizens and singles are not allowed to purchase HDB new flats, they still can buy HDB Resale if they meet the requirements set by the following Eligibility Schemes:

1) Public Scheme : Allows you to buy an HDB resale flat with your family to buy a HDB resale flat from the open market.
You must be Singaporean citizen or Singapore permanent resident , at least 21 years old. You must include at least one listed occupant who is Singaporean citizen or Singapore permanent resident. You must form a family nucleus such as your spouse and children (if any), or your parents and siblings, or your children under your legal custody, care and control (for widowed, divorced or separated persons).

2) Fiance / Fiancee Scheme : Allows a couple intending to get married to buy a HDB resale flat from the open market.
You must be Singaporean citizen or Singapore permanent resident, at least 21 years old. You must list your fiancé(e) as co-applicant (provided he/she is above 21 years old) or as occupant. You must register your marriage with the Registries of Civil or Muslim within 3 months from the date of collecting keys upon sales completion.

3) Single Singapore Citizen Scheme : Allow single citizen to buy a HDB resale flat from the open market with no restriction on the flat type or location.
You must be Singaporean citizen, at least 35 years old, single person who is unmarried, or divoced, or widowed. If you are widowed or orphan, you must be at least 21 years old.

4) Joint Singles Scheme : Allows from 2 to 4 single citizens to buy a HDB resale flat from the open market.
Up to maximum of 4 applicants including yourself, all must be Singaporean citizen, with at least 35 years old if married or divorced. If any of the applicant is widowed or orphan, he or she must be at least 21 years old.

All applicants must purchase the flat jointly as co-applicants.

5) Non-Citizen Spouse Scheme : Allows a citizen with a non-citizen spouse to buy a HDB resale flat from the open market.
You must be Singaporean citizen, at least 35 years old, and married to a non-citizen who has less than 6 months social visit pass. Or in the case of the non-citizen has more than 6 months social visit pass, your must be at least 21 years old.

6) Non-Citizen Family Scheme : Allows a single citizen with non-citizen family members to buy a HDB resale flat from the open market.
You must be Singaporean citizen, at least 21 years old, and married to a non-citizen who has at least 6 months social visit pass.

You must form a family nucleus, such as your parents and siblings, or your children under your legal custody, care and control (for widowed, divorced or separated persons).

7) Ophans Scheme : Allows 2 or more orphans who are unmarried siblings, to buy a HDB resale flat from the open market.
You must be Singaporean citizen at least 21 years old, include at least one other unmarried sibling, an Singapore citizen or a Singapore permanent resident as a co-applicant or occupant in your application. There is one special condition, is that your application must comprise of you (an unmarried orphan) and your unmarried siblings.

8) Citizen / Permanent Resident Siblings Scheme : Allows 2 or more singles siblings to buy a HDB resale flat from the open market.
You must be Singaporean citizen or Singapore permanent resident , at least 21 years old. You must include at least one other sibling who is Singaporean citizen or Singapore permanent resident. The application must comprise of at least 2 single siblings whose parents are not Singapore citizens or Singapore permanent residents, nor residing permanently in Singapore. The are 2 special conditions, that you must produce parents' passports and marriage certificate and statutory declaration (if less than 6 months social visit pass) when you are submitting a Resale Application, aslo the siblings from the same parents cannot apply separately to rent or buy HDB flats.

9) Conversion Scheme : Allows you to buy 2 units of 3 rooms or smaller flat or buy an adjoining 3 rooms or small flat.

You must be Singaporean citizen or Singapore permanent resident , at least 21 years old. You must include at least one listed occupant who is Singaporean citizen or Singapore permanent resident. You must form a family nucleus such as your spouse and children (if any), or your parents and siblings, or your children under your legal custody, care and control (for widowed, divorced or separated persons). There is one special condition, is that you must be the flat owner of one of the 3-room or smaller flat.

Buyers are all subject to Ethnic Integration Policy & SPR quota
You need to beware that all the 9 Eligibility Schemes are subjected to the proportion limit of your ethnic group and Singapore permanent resident, or SPR quota (not applying to malaysian permanent resident in view of their close cultural and historical similarities with Singaporean). This is the ethnic integration policy, uniquely set to promote racial integration and harmony while preventing the formation of racial enclaves by ensuring a balance ethnic mix among the various ethnic communities living in public housing estates. You can check from HDB website under "Enquiry on Buyers' eligibility under the Ethnic Integration Policy and SPR Quota" to verify if you can buy on a specific block of HDB estate.

Advantages to buy resale flat - can owe private property, no incoming ceiling, govenment subsidies
While you need to live in the HDB resale flat you've purchased, one advantange is you can to owe and rent out your private property, Also there is no income ceiling to purchase a resale flat unless you are applying for CPF housing grant and/or HDB loan. To take advantage of the Government subsidies, you may also apply for CPF housing grant and/or HDB loan if you meet all the eligibility conditions under those schemes.

Checking HDB Housing Loan Eligibility on HDB Website (http://www.hdb.gov.sg)
You can do a quick check from the HDB website to verify your eligibility for HDB loan. Access E-Services, ‘Buying a Flat’’, and check "Eligibility check for HDB Housing Loan". Just answer the online questionnaire, HDB shall reply if you are eligible for HDB loan. If you are eligible, you may proceed with "Application for HDB Loan Eligibility (HLE)". The e-Service allows you to request for HDB Loan Eligibility (HLE) Letter. HDB requires all potential flat buyers and transferees who wish to get an HDB concessionary loan to first obtain an approved HLE letter before proceed with buying/transfer process. The validity period of the HLE Letter is 3 months from the date of approval.

With the HLE ready, you are almost ready with the option fee to book your ideal resale flat if you've found one, without having to waste time to look for home loan later and losing deal to other buyers who are HLE ready or bank loan approval ready.

In summary, understanding your eligibility status is very crucial as it establish whether or not you can buy cheaper public housing in the open market. This will help you to avoid hiccups in a case where you are not eligible to buy a HDB resale flat, yet enter into sales contract that HDB will reject, resulting cost and time lost to parties like HDB sellers and viewing property agents. You may consult reliable realtor for further advice on your eligibility to buy. A professional property agent should furnish you the latest Government, HDB and CPF rulings and transparent information such as recent transaction and current market trend to help you be well informed so that you can buy a HDB resale flat safely and at fair or subsidized price using CPF housing grant if you are further eligible.

HDB Resale Flat Owner - Understanding HDB Eligibility to Sell.

Singapore public housing, ever built by Government’s Housing Development Board (HDB) since independent, has always been experiencing high transaction volumes in its open or resale market. If you are HDB dweller or owner planning to sell your flat in the open market, the first step is to understand and comply with the HDB ruling on eligibility to sell - that is you must meet the Minimum Occupation Period (MOP).

MOP Defination and Computation
MOP is defined as the minimum period of time the HDB owner physically occupied in the flat. It excludes the period of non-occupation of the current flat or replacement flat (SERS), such as approved subletting of whole flat or any infringement of the flat lease. For instance, if you have rented out our entire flat for 2 years, the 2 year period will not be included in the computation of MOP. The MOP is very much depend on the purchase mode, and the flat type you last purchased.

MOP under Flat Type (1-room HDB flat or HUDC flat)
There is no MOP for owners owning 1-room flat or HUDC flat. In other words, if you’ve purchased a 1-room HDB or HUDC flat type, you can sell anytime to another eligible buyer in the HDB or HUDC resale market.

MOP under CPF Housing Grant Scheme puchase mode
If you’ve bought flats directly from HDB or bought a HDB Resale Flat under Central Provision Fund (CPF) Housing Grant Scheme, the MOP shall be 5 years from effective date of purchase. The rationale behind is that such purchase mode is substantially subsidized by the Government, hence required longer period of dwelling purpose to meet the basic housing needs of eligible Singapore citizens or permanent resident buyers.

MOP under SERS purchase mode
For HDB Selective En Bloc Redevelopment Scheme (SERS), if your flat was previously purchased under SERS replacement flat with portable SERS rehousing benefits, the MOP shall be 5 years from the effective date of purchase of the replacement flat. However if your current flat is selected for SERS replacement flat and you decide to go for the new replacement under SERS rehousing benefits, the MOP shall be either 5 years from the effective date of purchase of the replacement flat 7 years from the date of selection of the replacement flat, provided they had taken possession of the replacement flat, whichever effect first.

MOP under without CPF Housing Grant Scheme puchase mode
For HDB resale flat bought in the open market without using the CPF Housing Grant Scheme, there was a revision this years. Before 5 Mar 2010 where the resale application received by HDB, the MOP is 2 and a half years from effective date of resale if HDB loan was taken, or just 1 year from the effective date of resale if HDB loan was not taken. The 1 year MOP also apply to cases where bank’s home loan was taken to finance the purchase, or just cash purchasse without any loan. Come after 5 March 2010, the MOP is 3 years standard from effective date of resale, regardless whether you take HDB loan, bank’s home loan, or cash purchase.

This latest HDB resale ruling to increase the MOP to 3 years was implemented in view to cool the rapidly rising price in HDB resale market since second quarter of 2009, as the previous MOP may attract unwanted buyers to speculate in the public housing open market within the 1 to 2 and half years period, which can potentially driving the resale prices higher without the true support from public housing demand. The objective is to reinforce owner-occupation and curb possible speculation or short-term profit.

Checking Eligibility to Sell on HDB Website (http://www.hdb.gov.sg)
It is highly recommend you eventually do a check from the HDB website to further ascertain your eligibility. Access E-Services, ‘Selling Your Flat’’, and check “Request for Confirmation of Eligibility to Sell Your HDB Flat”.  The online application form allows you to check the Computation of your Occupation Period for the Purpose of Resale. Simply fill up your personal data, flat purchase detail and submit, HDB shall reply if you’ve met the MOP.

In a nutshell, HDB flat owners, provided that their eligibility approved, can sell their flats in the open market to eligible buyers of their own choice. By identifying your current flat type you last purchased and your purchased mode, together with online check from HDB’s E-Services, you can safely verify if you are eligible to sell in the first place. You may consult reliable realtor for further advice on selling your house if you are eligible to sell. A professional property agent should furnish you the latest Government, HDB and CPF rulings and transparent information such as recent transaction and current market trend to help you be well informed so that you can sell your HDB resale flat more effectively.

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Field names used in Singapore Properties classified listing ads from MLS Search :

B[Bungalow house] SD[Semi Detached house] CT[Corner Terrace] IT[Inter Terrace] C[Condominium] T[Townhouse, cluster housing or strata title housing] H[High rise apt] L[Low rise apt] W[Walkup apt] M[Maisonette] P[Penthouse] D[Duplex] O[Office] F[Factory] S[Shop house or space] W[Warehouse] L[Land]

Old district no, cover from district 1 to district 28. See Singapore 28 Districts Directory Map

Tenure of the property- Freehold Tenure[FH] , 999 Tenure , or 99 Leasehold Tenure[LH] .

BN[Brand new] - just TOP or properties under construction currently launched by developers or sub sale. The number years shown in the listing is just estimated year since the TOP date.

Built in area, in square feet (sq.ft) This field apply to all commercial and residential properties.

LAND :

Land area in square feet (sq.ft) This field only apply to landed residential properties (bungalow, detached house, semi-detached, inter or corner terrace house)

Story of landed house(bungalow, semi-detach, inter or corner terrace house), 2.5 means 2 story house with attic.

Price per sq.ft. For Condo or apartment, PSF=PRICE$/AREA. For Landed house, PSF=PRICE$/LAND.(Built in area is not factored)

U/FURN[Unfurnish] P/FURN[Partial furnish] F/FURN[Fully Furnish]