Singapore property checklists

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 six checklists cover the stages where a missed step is expensive: getting your financing straight before you look, the viewing, the offer, the run from option to purchase through to completion, the handover, and the first 90 days of ownership that most buyers never plan for. The HDB and private property paths diverge sharply at several of these stages, so each one is split into the track that applies to you. Work through the stage you are at, or keep the whole page for the journey.

1. Before you start: financing readiness

18 items · confirm your ceiling before you view, HDB and private tracks differ

HDB track

• 1. Get your HFE letter before you viewThe HDB Flat Eligibility letter confirms your eligibility, grant entitlement and loan ceiling in one document; HDB requires it before you can register interest in a resale flat or place an offer, so treat it as the first task, not a formality.
• 2. Check where the income ceiling puts youYour household income against the current ceiling determines which flat types and grants you qualify for; confirm the exact figure with HDB directly rather than relying on a number from a previous purchase.
• 3. Confirm your eligibility schemePublic Scheme, Fiancé or Fiancée Scheme, Single Singapore Citizen Scheme and others each carry different flat type and quota conditions; the wrong scheme assumption at this stage can unravel an offer later.
• 4. Check CPF Housing Grant eligibilityGrant eligibility depends on income, flat type, buyer scheme, and whether you or your spouse have received a grant before; confirm your position with HDB before you factor any grant into your budget.
• 5. Decide HDB loan versus bank loanAn HDB loan requires a smaller cash component but caps loan to value lower than some bank packages; a bank loan may cost less but demands more cash upfront. Model both before you commit to either.
• 6. Know your MSR limitFor an HDB flat or EC, the Mortgage Servicing Ratio caps your loan repayment at 30% of gross monthly income; this applies whether you use an HDB loan or a bank loan.
• 7. Know your TDSR limitThe Total Debt Servicing Ratio caps all your monthly debt obligations, including the new mortgage, at 55% of gross monthly income; check this alongside MSR since both must be satisfied.
• 8. Check the ethnic quota for the blockThe Ethnic Integration Policy sets a ceiling by ethnic group for each block and neighbourhood; a block already at its quota for your group will not allow your purchase even if every other condition is met.
• 9. Check the SPR quota for the blockA separate quota caps the proportion of Singapore Permanent Resident owners in each block and neighbourhood; check this before you settle on a specific block if any buyer in your household is an SPR.
• 10. Check whether resale levy appliesIf you or your spouse have taken a subsidised flat from HDB before, a resale levy is payable on this purchase; the amount depends on your prior flat type and must be verified with HDB before you finalise your budget.
• 11. Check the remaining lease against the youngest buyer's ageCPF usage and HDB loan tenure both shrink once the remaining lease does not cover the youngest buyer to age 95; a shorter lease can quietly cut your financing options even if the price looks attractive.

Private track

• 1. Get an Approval in Principle from your bankAIP gives an indicative loan amount based on the numbers you declare, typically valid for a set window; it is not a guarantee, the bank still underwrites fully once you have a specific property and submit full documents.
• 2. Know your TDSR including the stress test ratePrivate property financing caps total debt at 55% of gross income under TDSR, and banks assess your repayment ability using a stress test interest rate floor well above your actual package rate; ask your banker what stress rate they are applying to your file.
• 3. Check your LTV limitLoan to Value limits how much of the purchase price a bank will lend; the limit steps down if you already have one or more outstanding housing loans, so confirm your actual LTV tier before you set a target price.
• 4. Confirm your cash down payment portionA portion of the down payment for private property must be paid in cash and cannot be funded from CPF; confirm the exact cash component against your LTV tier before you assume CPF alone covers it.
• 5. Work out your ABSD exposureAdditional Buyer's Stamp Duty depends on citizenship and the number of residential properties already owned; profile matters more than price at this stage, know your rate before you start viewing.
• 6. Settle any decoupling or restructuring question firstIf you or your spouse already own property and are weighing a restructuring of ownership to reduce ABSD on this purchase, resolve that question and its timeline before you shop, not after you find a unit you want.
• 7. Check your SSD exposure if you might resell soonSeller's Stamp Duty applies if you sell within the holding period after purchase; if there is any chance you resell within that window, price the SSD cost into your decision now.

2. Viewing day checklist

38 items · universal checks plus HDB resale, private resale/condo and new launch specific

• 1. Know your budget before you walk inConfirm your HFE letter status if buying HDB, or your Approval in Principle if buying private, before you view, so you compare units against your real ceiling, not a guess.
• 2. View at more than one time of dayNatural light, noise and even temperature change through the day; view a genuine contender more than once before you decide.
• 3. Listen for noise at the actual viewing timeNote noise from the corridor, lift lobby, road, MRT line or nearby facilities, and ask what time of day is loudest.
• 4. Check the remaining lease against your CPF usage limitsFor HDB or older leasehold private property, a shorter remaining lease restricts how much CPF you can use under the Valuation Limit and Withdrawal Limit; check this before you get attached to the unit.
• 5. Tap the tiles for hollow soundsCheck flooring and tiling for hollow sounds, cracks, chips or uneven grout lines, room by room, not just the living area.
• 6. Test water pressure and drainage everywhereRun every tap and shower, flush every toilet, and check for ponding in wet areas including the yard and balcony if present.
• 7. Check for damp patches or stainingStaining on walls or ceilings can signal a current or past leak; ask directly about its history and whether it was repaired or just painted over.
• 8. Open every door and windowCheck alignment, smooth operation, locks and seals on every door and window in the unit, not only the main entrance.
• 9. Check shared facilities and MCST health for a condoAssess the condition of common facilities and ask directly about the sinking fund balance and any upcoming special levy.
• 10. Bring a measuring tapeShow unit and staged furniture are routinely undersized; measure the clear floor space against your own furniture, not the pieces on display.
• 11. Ask for the hard numbers before you leaveGet the vacant possession date, the payment schedule, the estimated monthly maintenance fee, and your exact stack, facing and level in writing.
• 12. Pull URA caveats before a second viewingCheck actual transacted prices for the block or project, not just the asking price, before you go back or make an offer.

HDB resale specific

• 1. Check the flat type and actual floor areaCompare the flat type and floor area on the listing against the HDB portal figure; some listings round the area or use an old flat type description.
• 2. Note the corridor and lift lobby positionA unit near the lift lobby or refuse chute gets more traffic and noise than one at the end of the corridor; walk the full corridor, not just to the unit door.
• 3. Ask about upgrading works done or pendingCheck whether the Home Improvement Programme or Lift Upgrading Programme has been completed, is in progress, or is pending, and whether any related bills are outstanding.
• 4. Check for illegal renovations or unapproved hackingHDB can require reinstatement of unauthorised structural changes at the buyer's cost after purchase; ask the seller directly and look for signs of hacked walls or altered layouts.
• 5. Verify the remaining lease against what the seller statesCross check the remaining lease shown on the official HDB listing against whatever figure the seller or their agent quotes verbally.
• 6. Ask whether the seller has an existing HDB loan or has served MOPThis affects how quickly the seller can complete and whether their own next purchase constrains your negotiating timeline.
• 7. Check town amenities and the actual walk to the MRTWalk the route yourself rather than trusting a quoted walking time; count the actual minutes and note any uncovered stretches.

Private resale and condo specific

• 1. Check MCST health and recent AGM minutesAsk the seller's agent or the management office for recent AGM minutes; they surface issues a viewing alone will not show you.
• 2. Ask about the sinking fund and any announced special levyA healthy sinking fund covers future repairs without a special levy; ask the current balance and whether any levy has been announced or discussed.
• 3. Check for any en bloc talk in progressEven preliminary en bloc discussion affects both price expectations and your own holding plans; ask directly whether any collective sale committee or vote has taken place.
• 4. Understand share value and your monthly maintenanceShare value determines your proportion of maintenance fees and any future en bloc payout; ask what your unit's share value is and how the maintenance fee is set.
• 5. Confirm carpark allocationCheck how many carpark lots come with the unit, whether it is a fixed or seasonal lot, and any waiting list for a second lot.
• 6. Assess facilities condition and agePool, gym and function room condition and age tell you how much capital expenditure the MCST may need soon; dated facilities often precede a special levy.
• 7. Ask about major building worksCheck whether the development has had a major cladding, waterproofing or lift replacement project, when it happened, and whether it was funded by a special levy or the sinking fund.
• 8. Check pets and renovation by lawsHouse rules on pets and renovation vary by development; confirm both if either matters to your plans for the unit.
• 9. Verify remaining lease for leasehold developmentsCheck the actual remaining lease against what is marketed, the same way you would for an HDB flat.
• 10. Check whether the block faces a future development siteA nearby government land sale site or planned development can affect both your view and future noise; check the URA Master Plan for the surrounding plots.

New launch showflat specific

• 1. Compare the show unit against the actual unitShowflats are often built larger than the actual unit and finished with premium fittings not included as standard; ask what is show only versus what is included in your purchase.
• 2. Ask what partition walls were removedShowflats commonly remove or thin walls to make the space feel larger; ask for the as built floor plan and compare it against what you are standing in.
• 3. Check the ceiling height in the actual unitShowflat ceilings can differ from the actual unit, particularly on lower floors or under structural beams; confirm the actual ceiling height for your specific stack.
• 4. Check what counts toward the quoted floor areaBay windows and aircon ledges are commonly included in the quoted floor area despite being unusable as normal living space; ask for the strata area breakdown.
• 5. Confirm your exact stack and facing on the site planPin down the exact stack, facing and level on the master site plan, not just the showflat layout type, since orientation affects sun exposure and noise.
• 6. Get the full progressive payment scheduleAsk for the complete Progressive Payment Scheme percentages tied to construction milestones, not just the initial down payment.
• 7. Confirm expected TOP and legal completion datesAsk for the expected Temporary Occupation Permit date and the separate legal completion date, since they are not the same milestone.
• 8. Check the developer's track recordAsk about the developer's past projects, whether they delivered on schedule, and the quality of finishes on completed developments.
• 9. Ask for the balance units chartThe balance units chart shows which stacks and unit types remain unsold, which tells you how much genuine choice you still have and how price may move on remaining units.

3. Making an offer checklist

14 items · HDB resale and private property offer mechanics differ

HDB resale offer

• 1. Know the option fee capThe option fee for an HDB resale flat is capped at $1,000; do not agree to pay more regardless of what the seller's agent proposes.
• 2. Know the combined option and deposit capThe total of the option fee plus the deposit paid on exercise is capped at $5,000 for an HDB resale flat.
• 3. Understand the Option PeriodOnce granted, the seller cannot sell to anyone else during the 21 calendar day Option Period, which gives you a fixed window to exercise.
• 4. Submit the Request for Value before you exerciseHDB requires a Request for Value submitted before you exercise the option; if your offer is above the valuation, the gap is cash over valuation and must be paid in cash, not CPF or loan.
• 5. Negotiate with the valuation in mindOnce you have the valuation figure, negotiate knowing exactly how much of any gap above it becomes a cash payment you cannot finance.
• 6. Confirm the seller has completed MOPA seller cannot legally complete the sale before their Minimum Occupation Period ends; confirm this directly rather than assuming from how long they have lived there.
• 7. Agree the completion timeline and any extension of staySettle the expected completion date and whether the seller needs a temporary extension of stay after completion, and get that agreement in writing before you exercise.

Private property offer

• 1. Know the option fee conventionA 1% option fee is the market convention for private resale property, though the exact figure is negotiable between buyer and seller.
• 2. Pull comparable caveats before you name a numberCheck actual transacted prices for the block or project through URA caveats, not just the asking price or what the agent tells you.
• 3. Check days on marketA listing that has sat longer generally signals more room to negotiate than one that just came on the market.
• 4. Agree inclusions and exclusions before priceWhite goods, light fittings, curtains and air conditioning should be settled before you agree a price, not assumed afterward.
• 5. Decide whether you need subject to financing or subject to valuation clausesA subject to financing clause protects you if your loan falls through; a subject to valuation clause protects you if the bank's valuation lands below your offer price.
• 6. Confirm vacant possession if the unit is tenantedAsk exactly when the existing tenant vacates, and whether that date works with your own moving timeline.
• 7. Get everything in writing before any money movesConfirm every agreed term in writing before you pay an option fee or any other sum.

4. From option to completion

30 items across two tracks, plus universal essentials · HDB resale and private property

HDB resale path

• 1. Exercise the OTP within the 21 day Option PeriodPay the balance deposit and sign to exercise before the option lapses; once it lapses, the deal is off and any option fee paid is generally forfeited.
• 2. Check Ethnic Integration Policy and SPR quota eligibilityHDB checks the EIP and non citizen quota for the specific block and neighbourhood as part of processing your resale application; confirm this will not hold up approval.
• 3. Submit the resale application to HDB jointlyBoth buyer and seller log in to complete their portions of the application; this is the step that formally starts HDB's processing clock.
• 4. Track the approximate 8 week HDB processing windowHDB reviews eligibility, financing and any grant application before scheduling the completion appointment; follow up if a step stalls.
• 5. Confirm the resale levy if you are a second timerA prior subsidised HDB flat can trigger a resale levy, deducted from your sale proceeds or payable in cash; check your own status with HDB before you commit.
• 6. Settle any cash over valuation in cashThe portion of the price above HDB's valuation cannot be financed by loan or CPF; it is paid directly to the seller in cash.
• 7. Confirm CPF withdrawal against the Valuation Limit and Withdrawal LimitThese two caps govern how much CPF you can actually use for this specific flat; check both, not just your account balance.
• 8. Track HDB loan disbursement or bank loan drawdownConfirm your financing is approved and funds are ready well ahead of the completion appointment date.
• 9. Take up fire insurance if you are taking an HDB loanFire insurance is compulsory under an HDB loan, not optional; confirm the policy is in place before completion.
• 10. Clear outstanding conservancy charges and utility accountsThese should be settled by the seller up to the completion date; check the final statements rather than assuming.
• 11. Confirm any temporary extension of stay if the seller needs itThis is a separate written arrangement with its own daily rate and end date; do not leave it as a verbal understanding.
• 12. Attend the HDB resale completion appointmentBoth parties attend in person, or through an authorised representative, to complete the transfer and hand over keys.
• 13. Do a final walk through inspection before completionCheck the flat matches the agreed inclusions and condition before the appointment, not after keys have changed hands.

Private property path

• 1. Pay stamp duty within 14 daysBuyer's Stamp Duty and any ABSD are due to IRAS within 14 days of the date you sign, whichever document triggers the duty first.
• 2. Appoint your conveyancing lawyer immediately on exerciseTitle search and requisitions need the runway; a late start on this is the most common cause of a delayed completion.
• 3. Complete title search and requisitionsYour lawyer checks for encumbrances, caveats and outstanding charges against the property before completion can proceed cleanly.
• 4. Confirm the mortgage offer letter and accept it in timeRead the interest package, the lock in period, and any clawback clause carefully before signing and returning it.
• 5. Track redemption of the seller's existing mortgageYour lawyer coordinates with the seller's bank so the discharge happens at completion, not as an unresolved loose end afterward.
• 6. Submit your CPF withdrawal applicationLodge this through your lawyer well ahead of completion so CPF funds are confirmed and ready on the day.
• 7. Review the completion account statementThis shows the apportionment of maintenance fees, property tax and other outgoings between buyer and seller as at the completion date; check the numbers before signing off.
• 8. Confirm notice to the MCST or management officeThe managing agent needs to be told of the change in subsidiary proprietor for billing, voting rights and access from day one.
• 9. Arrange insurance from the date of completionFire insurance, and any mortgage insurance your bank requires, should start exactly when your liability starts, not a few days late.
• 10. Confirm the actual completion date between both lawyersPrivate completions are fixed by mutual agreement within the timeframe set by the OTP; get the exact date confirmed in writing.
• 11. Check for outstanding property tax or MCST arrearsThese should be cleared by the seller and reflected correctly in the completion account statement.
• 12. Do a final inspection before keys are releasedVerify the unit matches the agreed inclusions before your lawyer authorises release of the balance purchase price.

Applies to both tracks

• 1. Confirm your subject to financing and subject to valuation clauses are satisfiedIf either clause was written into your offer, check off that the condition has actually been met, not just assumed.
• 2. Keep copies of every signed documentOTP, loan documents, insurance policies and correspondence; you will need to refer back to these more often than you expect.
• 3. Recheck the inclusion list against the physical unitConfirm one more time, close to completion, that what was agreed is still what is actually in the unit.
• 4. Diarise the completion date with remindersSet a reminder a week before and a day before; last minute surprises are almost always a paperwork gap, not a legal one.
• 5. Confirm who holds the keys and whenKnow exactly when and from whom you receive keys, whether that is HDB, your lawyer, the seller, or the seller's agent.

5. Handover and moving in

22 items · new private property handover and HDB/EC key collection

New private property handover from a developer

• 1. Entrance and doorsCheck the main door lock and peephole, the doorstop, and that the door closes flush without scraping the frame.
• 2. Living and diningCheck flooring, walls, ceiling cornices, and any built in feature wall for cracks, unevenness or incomplete finishing.
• 3. BedroomsCheck flooring, wardrobe carcass alignment and soft close function, window operation, and power point placement against the floor plan.
• 4. KitchenCheck cabinet alignment, countertop for chips or scratches, sink and tap installation, and that every built in appliance powers on and functions.
• 5. Bathrooms and wet areasCheck tiling falls correctly to the floor trap, the shower screen seal, toilet flush and cistern, and exhaust fan operation.
• 6. Balcony and yardCheck the parapet, the drainage outlet, any planter box waterproofing, and the washing machine point if one is provided.
• 7. Aircon systemRun every fan coil unit, check remote pairing, listen for compressor noise, and confirm the condensate line drains without dripping.
• 8. Electrical and distribution boardTrip and reset each circuit breaker, check labelling against the actual circuits, and test every power point with a phone charger.
• 9. Windows and sealsOpen and close every window and sliding door, check the rubber seal for gaps, and test any window lock or safety stay.
• 10. FinishesCheck paint coverage and colour consistency, skirting alignment, and door frame finishing throughout the unit.
• 11. Submit your defect list with photographsSend it to the developer's building services centre promptly, ideally within the window your Sale and Purchase Agreement specifies.
• 12. Track the defects liability period, typically 12 months from vacant possessionThis is your legal window to have genuine defects rectified at the developer's cost; know exactly when it closes.
• 13. Schedule a re inspection after rectification worksWalk through every item on your original list and confirm it in person; do not sign off from photos alone.
• 14. Escalate if rectification stallsRaise it in writing to the developer's customer service first and, if it remains unresolved, to the Building and Construction Authority or your lawyer before the defects liability period closes.

HDB resale key collection and EC handover

• 1. Do a final joint inspection with the sellerWalk through the flat together before keys change hands, not after; a joint inspection avoids disputes about condition later.
• 2. Take meter readingsRecord electricity and water meter readings jointly and in writing at the point of handover.
• 3. Transfer utilities into your nameApply with your electricity retailer and confirm the town council conservancy account switches to you from the completion date.
• 4. Confirm agreed fixtures are still presentCheck the inclusion list from your OTP against what is physically in the flat before you accept handover.
• 5. Confirm keys and access cards are handed overCount every key, remote and access card against what was agreed, including mailbox and gate remotes.
• 6. Photograph the flat's condition at handoverA dated set of photos protects both parties if a condition dispute surfaces later.
• 7. Note your MOP start dateThe 5 year Minimum Occupation Period runs from key collection for a resale flat, or from the earlier of key collection or the temporary occupation permit for an EC.
• 8. Understand the occupation requirement during MOPYou and your household must physically occupy the flat, and the whole flat cannot be rented out until MOP completes.

6. Your first 90 days as an owner

21 items · property tax, insurance, HDB rules, private property rules, and universal admin

Property tax and insurance

• 1. Know the owner occupier rate versus the non owner occupier rateIRAS charges a lower progressive property tax rate if you live in the property yourself, and a flat higher rate if you rent it out; check the current rate with IRAS.
• 2. Update IRAS if you move in or rent outYour occupancy status determines your property tax rate; notify IRAS promptly so the correct rate applies from the right date, and so you avoid a backdated bill.
• 3. Understand what fire insurance coversIt protects the physical structure of your unit against fire and related damage, and is compulsory if you have an HDB loan or most bank loans.
• 4. Understand what home content insurance coversIt protects your furniture, renovation and belongings; fire insurance does not cover contents, so this is a separate, optional decision worth considering.
• 5. Understand what mortgage insurance coversCommonly Mortgage Reducing Term Assurance, it pays off your outstanding loan on death or total disability; check whether your bank made it a loan condition or left it optional.

HDB specific

• 1. Check your town council conservancy chargesThese are billed per flat type and fund estate cleaning, lift maintenance and common area upkeep; confirm the amount and your billing cycle.
• 2. Know the renovation permit rules and permitted works windowSubmit your renovation plan to HDB before starting; works like hacking walls need approval and can only be carried out within permitted time slots.
• 3. Understand the rules on renting rooms versus the whole flatYou may rent out spare rooms while living in the flat from day one, subject to conditions, but the whole flat cannot be rented out until MOP completes.
• 4. Know that housing grants carry their own occupancy undertakingGrants such as the Family Grant or Proximity Housing Grant require you to occupy the flat for the MOP; check the clawback condition if you break the undertaking early.

Private specific

• 1. Complete MCST registration as a subsidiary proprietorYour managing agent needs your particulars on record for voting rights, access and billing from day one.
• 2. Collect your access cards and set up building accessConfirm the number of cards issued, any deposit charged, and how to add cards for tenants or family later.
• 3. Know the management fee cycleMaintenance fees are usually billed monthly or quarterly in advance; confirm the amount and your preferred payment method.
• 4. Check renovation approval and by laws before starting workMost developments require MCST approval for renovation, with rules on working hours, protective flooring in lifts and common areas, and a renovation deposit.
• 5. Attend the AGM and actually use your voteThe Annual General Meeting sets the sinking fund, approves the budget and elects the management council; your vote as a subsidiary proprietor affects your maintenance fees and the property's condition directly.

Universal admin

• 1. Set up GIRO for your mortgage and conservancy or maintenance paymentsThis avoids late payment fees and keeps a clean repayment record with your bank and your management office or town council.
• 2. Update your address on your NRICYou are required to update your registered address within a set period after you move; check the current requirement with ICA.
• 3. Update your address with your banks and insurersStatements, renewal notices and correspondence should reach you at your new home, not your old one.
• 4. Diarise your mortgage lock in period end dateNote exactly when your lock in expires so you are not caught by a penalty if you refinance or make a large prepayment early.
• 5. Set a sensible earliest refinancing review dateMark a date a few months before your lock in ends to start comparing packages, so you are not rushing a decision the week it expires.
• 6. Diarise your SSD window expiry if you bought private propertyThe Seller's Stamp Duty holding period affects your exit cost if you sell early; know the exact date it falls away.
• 7. Diarise your MOP completion date if you bought HDBMark it clearly, it governs when you can sell, rent out the whole flat, or buy a private property while still holding the flat.

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.