Most of what goes wrong in a Singapore property purchase is not a bad decision, it is a missed step. A hollow tile not flagged at handover, an inclusion never confirmed before an offer, a subject to financing clause left out of an OTP that was signed in a hurry. These four checklists cover the stages where a missed step is expensive: the viewing, the offer, the run from Option to Purchase to completion, and the handover. Work through the one you need, or keep all four for the whole journey.
1. Viewing day checklist
In short: Know your budget before you walk in, then check what a floor plan cannot tell you, light, noise, water pressure and drainage, tiling, and (for a new launch) exactly which staging tricks are in play. Pull URA caveats before you go back for a second look.
- 1. Know your budget firstConfirm your HFE letter status (HDB) or Approval in Principle (private) before you view, so you know your real ceiling, not a guess.
- 2. Check natural light at different timesLight changes through the day. View more than once if the unit is a genuine contender.
- 3. Listen for noiseNote noise from the corridor, lift lobby, road, MRT line, or nearby facilities.
- 4. Verify remaining lease and CPF usage limitsFor HDB or older leasehold private property, a shorter remaining lease restricts CPF usage under the Valuation Limit and Withdrawal Limit.
- 5. Tap tiles for hollow soundsCheck flooring and tiling for hollow sounds, cracks, chips or uneven grout lines.
- 6. Test water pressure and drainageRun taps and showers, flush toilets, and check for ponding in wet areas.
- 7. Look for damp patches or stainingStaining on walls or ceilings can signal a leak; ask about its history.
- 8. Open every door and windowCheck alignment, smooth operation, locks and seals.
- 9. Check shared facilities and MCST healthFor a condo, assess common facilities and ask about the sinking fund and any upcoming special levies.
- 10. Bring a measuring tape to a new launch showflatShow unit furniture is routinely undersized. Measure the clear floor space against your own furniture, not the staged pieces.
- 11. Ask the developer for the hard numbersGet the vacant possession date, the full progressive payment schedule, the estimated monthly maintenance fee, and your exact stack, facing and level.
- 12. Pull URA caveats before you returnCheck actual transacted prices for the block or project, not just the asking price, before a second viewing or an offer.
2. Making an offer checklist
In short: Anchor your offer to data, URA caveats and days on market, not instinct. Settle inclusions, vacant possession, and any financing or valuation contingency before price is agreed, then get every term in writing before you pay an option fee.
- 1. Confirm your ceilingKnow your AIP or HFE backed maximum before you name any number.
- 2. Pull comparable transactionsCheck URA caveats for actual transacted prices in the block or project, not the asking price.
- 3. Check days on marketA listing that has sat longer signals more room to negotiate than a fresh one.
- 4. Set a defensible first offerAnchor below your maximum but back it with comparable transaction data, not an arbitrary discount.
- 5. Confirm the option fee structureTypically 1% for private property, or an option fee within the combined $5,000 option plus deposit cap for HDB resale.
- 6. Agree inclusions and exclusions upfrontWhite goods, light fittings, curtains and air conditioning should be agreed before price, not assumed.
- 7. Ask about vacant possessionIf the unit is tenanted, confirm exactly when the tenant vacates.
- 8. Flag a subject to financing clause if neededIf your loan is not fully locked in, this clause gives you an out if financing falls through.
- 9. Flag a subject to valuation clause if neededProtects you if the bank's valuation comes in below your offer price.
- 10. Get every agreed term in writingConfirm the option terms in writing before you pay any option fee.
3. OTP to completion checklist
In short: Verify every detail on the OTP before you sign, then treat exercise as the start of a fixed clock: stamp duty within 14 days, a lawyer appointed immediately, and loan and CPF steps tracked so nothing surfaces for the first time at completion, typically 8 to 12 weeks out.
- 1. Match buyer details exactlyBuyer name and NRIC on the OTP must match your loan approval exactly, a mismatch can void the OTP.
- 2. Check price in figures and wordsThe purchase price must be stated correctly both ways; a discrepancy creates ambiguity.
- 3. Confirm the option and exercise feesTypically 1% option fee and 4% exercise fee for private resale, totalling a 5% deposit; verify any non standard percentage.
- 4. Confirm the completion dateStandard is 8 to 12 weeks after exercise for a resale purchase.
- 5. List inclusions and exclusionsConfirm exactly what stays in the unit.
- 6. Confirm vacant possession date if tenantedKnow exactly when the existing tenant vacates.
- 7. Check the financing and valuation clausesA subject to financing clause and a subject to valuation clause both give you a defined way out if either falls through.
- 8. Verify withdrawal and forfeiture termsKnow exactly what you forfeit if you do not exercise, and that no other deductions apply.
- 9. Pay stamp duty within 14 daysBuyer's Stamp Duty and any ABSD are due to IRAS within 14 days of signing the OTP.
- 10. Appoint your conveyancing lawyer immediatelyDo this as soon as you exercise, so title searches and requisitions start early.
- 11. Track your loan and CPF withdrawalConfirm both are progressing well ahead of your completion date, a CPF shortfall or slow loan paperwork is the most common cause of delay.
- 12. Confirm title search and requisition resultsCheck with your lawyer that no encumbrances or title issues remain unresolved before completion.
4. Handover and moving in checklist
In short: The handover inspection is the one hour that protects everything you paid for, list every defect before your defects liability period, typically 12 months, closes. If you bought HDB or an EC, note your MOP start date and the occupation rule that comes with it.
- 1. Block out 2 to 3 hours in daylightGive the handover inspection proper time, ideally on a bright day.
- 2. Bring inspection toolsA tapping rod or your knuckle, a torch, a spirit level or app, a phone charger to test power points, tape and a marker, and your phone camera.
- 3. Check flooring and tilingTap for hollow sounds, and check for cracks, chips, lippage and uneven grout.
- 4. Check walls and ceilingsLook along walls at a low angle for bulges, and note any cracks, dents or damp staining.
- 5. Test wet area waterproofingPour water in bathrooms, kitchen, yard and balcony, and confirm it flows to the drain without ponding.
- 6. Run every tap, shower and toiletCheck water pressure, temperature, and look for leaks under sinks and around traps.
- 7. Switch on every air conditioning unitConfirm cooling, listen for noise, and check the condensate drains properly.
- 8. Test every electrical pointEvery power socket, light switch and the distribution board should be checked.
- 9. Open every cabinet, drawer and wardrobeCheck soft close mechanisms, alignment and laminate edges.
- 10. Submit your defect list promptlySend your list with photographs to the developer's building services centre; standard agreements generally require rectification within about a month, within your defects liability period, typically 12 months from vacant possession.
- 11. Note your MOP start date if you bought HDB or an ECThe 5 year Minimum Occupation Period runs from key collection (BTO) or completion (resale); newer Prime and Plus classification BTO flats carry a longer 10 year MOP.
- 12. Plan to occupy the flatYou and your household must physically occupy the flat during MOP; the whole flat cannot be rented out until MOP completes.
Insight
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The Full Condo Defects Inspection Checklist
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These checklists are general information, not personalised advice. Winfred walks through viewing, offer, OTP and handover with clients directly, so nothing gets missed on a purchase this size.
Winfred Quek · CEA R073319H · Crestbrick Pte Ltd · L31010886H
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA R073319H). These checklists are for general information only and do not constitute financial, legal or investment advice. Fee structures, timelines and defects liability terms follow standard practice and your own sale and purchase agreement; verify current figures with HDB, IRAS, or your conveyancing lawyer before relying on them.