Mr Cai Yinzhou asked the Minister for National Development in respect of chronic noise nuisances in HDB estates (a) whether residents who struggle to collect noise evidence can access more support or equipment from the Ministry; and (b) whether the Ministry will consider installing noise-reduction materials or features in new flats and in blocks undergoing upgrading programmes.  

Mr Kenneth Tiong Boon Kiat asked the Minister for National Development (a) what criteria distinguishes a severe noise dispute qualifying for Community Relations Unit intervention; and (b) given that the one-year pilot in Tampines handled only five severe cases while not deploying noise sensors, what is the Ministry’s assessment of (i) the unit’s efficacy and (ii) whether its enforcement powers are operationally useful.

Mr Abdul Muhaimin Abdul Malik asked the Minister for National Development since the pilot launch of the Community Relations Unit (CRU) in April 2025 (a) how many cases have been resolved or closed by the CRU; and (b) what is the Ministry’s assessment of the effectiveness of the CRU in addressing severe neighbour disputes involving noise and hoarding.

Mr Alvin Tan: Sir, my answer will also address similar questions filed for oral answer by Members Ms Mariam Jaafar, Mr Xie Yao Quan, Mr Foo Cexiang, Dr Charlene Chen1, 2 and Ms Nadia Ahmad Samdin scheduled for the Sittings on 15, 16 and 17 October, and the questions filed for written answer by Members of Parliament Mr Gerald Giam, Mr Cai Yinzhou and Dr Charlene Chen 3, 4 for the Sittings on 14, 15 and 16 October.

Sir, when neighbours engage in a dispute, our priority is to bring them together to understand each other’s perspectives and needs, and then, also try to find a mutually acceptable solution. It is neither desirable for our community spirit nor sustainable for Government to step in as a first response for all disputes between neighbours.

The Community Relations Unit (CRU) framework strikes a balance between Government stepping in to manage a dispute and leaving enough room for neighbours to settle disputes themselves. It is not a panacea for neighbour disputes and it is not a substitute for a strong foundation of positive community norms, good neighbourly relations and community dispute resolution options.

CRU has a range of investigatory and enforcement powers, including the power to install noise sensors. These noise sensors are used as a confirmatory tool, after CRU's initial investigations narrow down from which unit the noise nuisance might be coming from. In the five cases in the pilot town of Tampines that CRU has investigated since April this year, noise sensors were not required because either the noisemakers gave formal statements that confirmed they were the source of noise, or the source of noise was clear and unambiguous. 

The CRU framework is a useful step forward but its implementation requires significant amounts of resources. Therefore, it is piloted in one town first, Tampines, focusing on severe neighbour noise and hoarding cases. We are reviewing this pilot carefully, to ensure our systems and processes are effective and we have resourced it correctly and sustainably before we extend the CRU services to other towns. 

As Minister Edwin Tong and the Senior Minister of State Sim Ann explained in their Second Reading speeches in November 2024, CRU focuses on severe cases that frontline agencies, like the Housing and Development Board (HDB) and the Police, triage and escalate to it. These cases represent a small proportion of all disputes between neighbours. They can include cases where one neighbour is deliberately making excessive noise at unreasonable hours and/or over prolonged periods to cause suffering to surrounding neighbours and where prior mediation has not been successful.

Severe cases with a mental health nexus are another example. Of the three mental health-related cases CRU is dealing with, it has facilitated inpatient admission and treatment for one, and more consistent follow-up with the community for the other two. 

The one case involving deliberate use of noise to disturb neighbours and not related to mental health has abated after joint intervention by CRU, the Police and the Town Council. CRU will continue to take on severe cases in Tampines that frontline agencies escalate to it.

As a deterrent and a last resort after exhausting all levers, CRU may refer the most severe and recalcitrant nuisance-makers to HDB, to consider compulsory acquisition of their flats. We will take this course of action only after due care and careful consideration. 

For new Build-To-Order (BTO) developments since February 2023, HDB has increased the thickness of floor slabs to 200 millimetres. This has reduced inter-floor noise transmission by up to five decibels. For existing flats, the scope for major infrastructure changes is limited. Nevertheless, residents can practise simple steps to reduce inter-floor noise. They can for example, place rubber padding or "chair socks" on the legs of furniture. HDB will also continue to explore other possible solutions through research and development. 

Overall, the average monthly volume of neighbour noise feedback in HDB estates, across Singapore, over the past five years has held steady at about 2,500. HDB does not otherwise track the number of disputes between neighbours in HDB flats, or the number of cases that escalated into physical altercations.

Ultimately, we need strong community bonds and strong community norms, so fewer disputes will arise. And where they do arise, parties involved are more likely to resolve their differences in an amicable and mutually acceptable manner, if these norms and practices are strong. This is an outcome worth working towards as a "we first" society.

Mr Cai Yinzhou (Bishan-Toa Payoh): Thank you, Speaker. Thank you to the Minister of State for MND. I understand HDB will consider compulsory acquisition of flats by severe and recalcitrant nuisance makers. The constant distress caused by noise transmission is a root cause of many disputes that escalate, including pickleball. And I am glad to hear that new BTO developments now feature increased floor slab thickness.

To ensure we address the structural root issue, can the Minister of State clarify whether they will commit to immediately implementing a mandatory logging and tracking system, and with which agency, to monitor all dispute cases that are reported to involve threats of physical violence in order to identify and flag these recalcitrant offenders, or even consider providing equipment like industrial grade sound monitoring for rental?

My second question is, given the limited scope for major infrastructure changes in existing flats, will the Ministry consider exploring subsidised soundproofing improvements or technology, as a specific upgrade option under future Home Improvement Programmes for blocks that have high persistent record of noise related disputes?

Mr Alvin Tan: Sir, I thank Mr Cai Yinzhou for his questions. For the first one, on the mandatory logging and tracking system, and then the second one on the subsidised soundproofing. These require, again, resources, as well as careful learning. And I think pilots, even beyond Tampines, we will look into these and then, if relevant or appropriate, we will consider them. 

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Mr Cai Yinzhou asked the Minister for National Development (a) how many deceased flat owners currently owe arrears to Town Councils; (b) what proportion of these cases involve arrears of more than nine months; and (c) what is the total value of such arrears owed by deceased owners.

Mr Chee Hong Tat: The Ministry of National Development monitors Town Councils' overall arrears rates but does not have data to the level of granularity requested by the Member.  

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Mr Cai Yinzhou asked the Minister for National Development (a) what are the specific groups and organisations that the Ministry will engage in the consultation process to determine the final Voluntary Early Redevelopment Scheme (VERS) framework; and (b) what specific and unambiguous communication strategy will the Ministry adopt to actively discourage the promotion to prospective buyers on speculatively acquiring older flats for the purpose of future VERS profiteering.

Mr Chee Hong Tat: The Ministry of National Development and the Housing and Development Board will engage Singaporeans on the Voluntary Early Redevelopment Scheme framework and policy parameters, to take in further views and feedback. We will share more details when ready.

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Mr Cai Yinzhou asked the Minister for National Development (a) whether the Ministry will review the retail mix in Toa Payoh to include modern shopping amenities that better serve the evolving demographics of younger families moving in new HDB BTO flats within Toa Payoh East, Caldecott and Mount Pleasant areas; and (b) whether plans for upcoming developments in these areas include a new shopping centre.

Mr Chee Hong Tat: The Housing and Development Board (HDB) regularly reviews the planning and provision of commercial facilities to ensure a suitable mix of shops and services that meet the needs of residents. For upcoming projects in Toa Payoh East, Caldecott and Mount Pleasant, HDB evaluates the need for new retail developments based on demographic profile as well as existing retail provision in the region. Details will be announced when ready.

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Mr Cai Yinzhou: We stand at an inflection point. As HDB supply ramps up to meet demand, we must move beyond merely providing "roofs over heads" to refining the inclusivity of our social compact. I ask the Ministry for clarity on how it will prioritise five key areas.

First, the middle-income squeeze. With median households crossing $12,000, many young couples are trapped – ineligible for BTO or Parenthood Provisional Housing Scheme (PPHS) support, yet priced out of the resale market. Is it time to recalibrate income ceilings to reflect today's wage realities?

Second, on mobility for right-sizers. The 15-month wait-out period was a necessary cooling measure, but for families and citizens in life transitions, it remains a blunt instrument. Can we move toward a more nuanced, case-based approach to facilitate downsizing?

Third, on the aspirations of singles. Many young Singaporeans are pursuing non-traditional life paths. Will the Government weigh the call to lower the BTO eligibility age from 35, allowing them to anchor their futures earlier?

Fourth, Singaporeans with foreign spouses often face more restrictive pathways to home ownership. Housing stability for these families in a globalised environment is a matter of long-term domestic stability for our own citizens.

Finally, our single unwed parents face the steepest climbs, longest waits and fewer grants. I ask the Ministry to consider a more sympathetic prioritisation based on the child's age and to equalise subsidies so that every child, regardless of family structure, starts life in a secure environment. Let us dare to imagine a Singapore where affordable housing is not just available to some, but truly accessible, at the right price and the right size, for all.

Mr Cai Yinzhou: Diminishing lease is a genuine concern for many Singaporeans. I urge the Ministry to shift the narrative from flats of stored value depreciating. They must be Homes for Life. This means ensuring every Singaporean, regardless of age or ability, to live in the same home through every life stage of changing needs, with dignity and security.

I have four proposals to make in this reality.

First, reimagining HIP I and II. Has the Ministry studied increasing the list of modification options during upgrading? For multi-generational families, this could include space partitioning and soundproofing. And extending EASE to supporting families with persons with special needs.

Second, tech-enabled eldercare. Can we expand HIP to include built-in for fall-detection sensors, fire sprinklers and emergency alert buttons?

Third, for the most vulnerable in our society. In response to a Parliamentary Question I filed in October, I note only 7,000 of more than 50,000 public rental flats have air-conditioning. Will Ministry consider resources for public rental flats to be more climate resilient, noting that they are space constrained and structurally disadvantaged for natural ventilation.

Fourth, creating spaces for success. If education is the great social leveler, then study space is essential equitable infrastructure. In a cramped two-room rental flat with six children, there is no quiet corner or dedicated desk for one, let alone six children. We already have the EASE programme for seniors. I propose a new ACCESS scheme under ComLink+. ACCESS would provide a milestone incentive for modular, space-saving furniture for families with young children in rental flats. As suggested during the Budget debate, it could stand for Adaptable, Compact, Child-centric, Enhancements for Small Spaces.

If we truly believe in social mobility, we must prioritise the design of the space where that mobility begins. Homes for Life is more than a slogan, but about ensuring our residents feel secure in the longevity of their community, where they do not just have a roof over their heads, but a place where their roots can grow with confidence.

Mr Chee Hong Tat: We need to build on these strong foundations and go further. At this year's COS, I would like to present three key priorities that MND will focus on for the next few years.

First, we will continue to uphold our housing commitments and sustain a robust supply. We will build more and build faster to meet the evolving housing needs of Singaporeans. Senior Minister of State Sun and Senior Parliamentary Secretary Harun will elaborate on our efforts to enhance the liveability of HDB estates. Minister Indranee and Minister of State Tan will talk about our plans to enhance the liveability of private residential estates and our City in Nature. 

Second, we will continue transforming our built environment sector to achieve greater productivity, sustainability and resilience and create more good jobs for our people. Minister Indranee will speak about this. 

Third, Minister of State Tan will round up by sharing more about our longer-term plans for Singapore's development, balancing the different land use requirements and navigating trade-offs within the limited space we have. 

Sir, over the past few years, we have focused on improving affordability and accessibility for Singaporeans looking to buy their first home. This remains a key priority for MND.

We provided a strong supply of HDB flats and set aside more units for first-timer families. The median application rates for first-timer families applying for 3-room and bigger BTO flats fell from a high of almost seven times in 2020 to between 1.1 and 1.9 times in 2025. In the most recent BTO sales exercise last month, the median application rate for first-timer families was 0.9 times.

This is good news, but the overall application rate for 3-room and bigger BTO flats was 2.6 times, if we include second-timer families. The application rates for singles and seniors for 2-room Flexi flats were also higher.

These numbers reflect the continued strong demand for public housing and why we need to sustain a robust supply in the years ahead.  

We now have some capacity to meet additional housing needs of different groups of Singaporeans. Many Members, including Mr Henry Kwek, Mr Foo Cexiang and Ms Nadia Ahmad Samdin, have asked about this. 

We will support our seniors by offering different right-sizing and monetisation options and making our neighbourhoods more elderly-friendly. For lower-income households, we will continue to improve our public rental options. We are also reviewing our schemes to better meet the needs of families who need to move or switch to a bigger flat when they have more children. Senior Minister of State Sun and Senior Parliamentary Secretary Harun will share more.

Members have also asked for updates on our plans to support another group of Singaporeans – our singles. We have made some moves to improve the housing options for singles in recent years. With the introduction of the new flat classification framework in 2024, first-timer singles can now buy BTO flats island-wide and not only in non-mature estates. Since then, singles have booked flats in towns like Clementi, Bedok, Ang Mo Kio and Kallang-Whampoa for the first time. Last year, we also extended priority access under the Family Care Scheme to singles when they apply for a new flat to live with or near their parents.  

The Government is looking at increasing the income ceiling for all buyers and lowering the eligibility age for singles to buy HDB flats. We are also reviewing our schemes to better meet the needs of other groups of singles, such as those who may wish to buy a bigger flat together with their family members.

But to do more for our singles and also for other groups of flat buyers, HDB will need to build more flats to ensure supply is adequate to meet higher demand.

Hence, a priority for the Ministry, which I have been emphasising since taking on the MND portfolio, is to build more homes and to build them faster.  

This year, HDB will launch around 19,600 BTO flats. Of these, more than 4,000 will be Shorter Waiting Time flats, with a waiting time of less than three years. We will also increase the 2-room Flexi supply by almost 50% from 2026 to 2028 to meet growing demand from seniors and singles. This includes pressing on with the efforts to inject new housing in older towns.

Our current income ceiling covers around eight in 10 Singaporean households. With the New Flat Classification framework, the income ceiling is still necessary to ensure that highly subsidised BTO flats are prioritised for those who are earning below the income ceiling. This is because higher income earners can have access to other housing options.

And as Mr Ang Wei Neng and Mr Cai Yinzhou noted, we are reviewing the income ceiling for BTO flats. As a higher income ceiling will result in more people applying, we will need to ensure that the supply is adequate before we make these changes.

Sir, I do not have the data on the number of appeals for people who have exceeded the income thresholds on hand. So, I would like to invite Mr Singh to perhaps file a Parliamentary Question and we will provide him with the information.

But, Sir, allow me to clarify that the number of appeals may not fully represent the potential increase in the demand for BTO flats if we were to remove the income ceiling entirely. So, this is something that I think we will need to study carefully. We need to understand what are the trade-offs, including that after you remove the income ceiling, there will be additional competition coming from those who have higher income, who have exceeded the income thresholds, for the buyers whose income fall below the income eligibility threshold.

So, this is something that I think we need to study carefully. I understand where Mr Singh is coming from and there are some trade-offs and I think it is a move that we will have to look at the trade-offs carefully. 

Over the next few decades, we will progressively redevelop older HDB towns and estates through the VERS. Our plan is to start with a few sites in the first half of the next decade, before scaling up the programme from late-2030s.

I thank Mr Henry Kwek and Mr Xie Yao Quan for their suggestions, which we will consider carefully.

I have said previously that the VERS package should be fair to existing flat owners and also sustainable for future generations. I have also shared that we aim to flesh out as much of the VERS policy framework as possible in this term of Government. When we are ready with our initial proposals, MND and HDB will engage Singaporeans to take in further views and feedback before we firm up the policy. In the meantime, residents in our older public estates can continue to benefit from existing upgrading programmes, like the Neighbourhood Renewal Programme and the Silver Upgrading Programme.

Mr Liang Eng Hwa and Mr Cai Yinzhou asked about HIP and if we can share more details about how HIP II will meet residents’ changing needs as their estates age. Flat owners can look forward to a second round of upgrading works via HIP II when their flats reach the 60- to 70-year mark. HIP II will be more extensive than the current HIP, and will make use of new technologies, like microwave scanning, to ensure that our ageing estates are well maintained and liveable. We will share more about the scheme in due course.

Mr Liang also asked for more funding support for Town Councils to cope with rising costs and the challenges posed by ageing infrastructure, such as water seepage. Mr Singh asked about expanding the facade repairs co-payment scheme, so that the Government and Town Councils co-fund repairs for water seepage from block facades.

The Government provides funding support to assist Town Councils with their various areas of responsibility. Mr Liang spoke about some of these earlier. These include estate maintenance and improvement projects, lift maintenance and building façade repairs to ensure public safety. Such funding support is extended to all Town Councils.

For water seepage-related cases which require façade repairs to address public safety concerns, HDB currently co-funds repairs under the Façade Repairs Co-Payment Scheme. HDB also works closely with Town Councils to deal with more complex cases of water seepage by providing technical guidance. We will review Mr Singh’s suggestion, but as different cases may have their unique considerations, we will need to assess each case on its own merits.

Sir, maintaining our estates is a shared responsibility. Residents contribute through their S&CC, and Town Councils play an important role to ensure that maintenance and other services are delivered in a cost-efficient manner, with Government providing grants and technical support to complement these efforts.

I think this is the approach that we will continue to take. It is a shared responsibility and therefore, all the different parties will need to contribute to achieving the positive outcomes for our residents. 

Beyond public housing, we have also been ramping up private housing supply. We expect about 12,000 units of private housing, including ECs, to be launched for sale by developers this year. And this is more than 50% higher than the number of units launched for sale in 2024 and broadly similar to 2025.

We are also studying how to enhance the liveability of private residential estates. Many private estate residents, including our seniors, have shared their concerns about rising maintenance costs and ageing facilities, especially in older estates. We are looking into how the Government can provide some co-funding support for our private estate in key upgrading works, particularly where it concerns safety and liveability. It will require a combination of carrots and sticks. Minister Indranee will share more about our plans.

We have seen moderation in the HDB resale and private housing markets in recent months. Growth in resale flat prices has slowed from 12.7% in 2021, to 2.9% in 2025. In the fourth quarter 2025, resale prices remained flat compared to the previous quarter, and this is the first time it has happened since first quarter 2020.

As at mid-February, HDB resale prices for 2026 have shown a slight decline of 0.1%. This follows from our strong pipeline of BTO flats as well as the four rounds of cooling measures we rolled out over the last few years. The measures have taken time to work their way through the market, and we are starting to see some initial results.

We are watching the market closely and stand ready to adjust our measures, bearing in mind that more flats will reach their MOP in the next few years, thereby increasing the supply of resale flats.

Mr Ang Wei Neng and Mr Cai Yinzhou asked about the 15-month wait-out period for private property owners to purchase resale flats. This applies to the private property owners who are below the age of 55 or for those who are above the age of 55 if they were to buy 5-room and larger flats. 

Sir, while the recent data looks promising, as I shared earlier, it is prudent to monitor for a while more before making any adjustments. I want to assure the Members that we will remove this restriction when conditions allow. In the meantime, HDB will continue to consider appeals from households facing their own set of circumstances, and this will be done on a case-by-case basis.

In the private residential property market, for 2025, we similarly saw the smallest increase in prices since 2020.

Ms Sun Xueling: Mr Cai Yinzhou asked about raising the PPHS income ceiling. Today, the PPHS income ceiling is set at $7,000 to better target support at families who are less able to afford renting a flat from the open market.

Collectively, these measures demonstrate our commitment to support young couples in purchasing their first home.

As families settle in and grow, their housing needs may change. Mr Foo Cexiang and Ms Nadia Ahmad Samdin asked how we are supporting the needs of larger families.

Today, families with three or more children can benefit from the Third Child Priority Scheme (TCPS). The scheme is open to both first- and second-timer households. Eligible families receive priority allocation for up to 5% of flats sold in the BTO and Sale of Balance Flats (SBF) exercises.

TCPS has been quite popular with application rates of around five times for 5-room and bigger flats. I am pleased to share that we will enhance the TCPS.

First, we will double the current TCPS quota from 5% of the BTO and SBF flat supply to 10% of the BTO and SBF flat supply. This will allow more eligible families to secure a flat.

Second, we will expand the eligibility criteria so that families can qualify for TCPS from the time when the mother is expecting her third child.  

These changes will take effect from the June 2026 sales exercise. 

Furthermore, to support larger families, we will work towards increasing the supply of bigger flats in the longer term. This is part of our strategy to sustain a robust supply of HDB flats.

We recognise that there will be applicants who face specific and unique challenges, such as single unwed parents, as mentioned by Mr Cai Yinzhou and Mr Foo Cexiang or those with widowed or divorced parents, as mentioned by Ms Sylvia Lim. Mr David Hoe also earlier suggested greater flexibility on the Minimum Occupation Period for families who have grown and need bigger flats with more space. 

For such cases, we will consider their extenuating circumstances and are prepared to exercise flexibility on a case-by-case basis. 

Dr Syed Harun Alhabsyi:We are also heartened to hear Mr Cai Yinzhou's interest in senior-friendly fittings for residents to age in place.

Even if you are not in an Age Well Neighbourhood, you can still benefit from the many improvements through our upgrading programmes. These include the Neighbourhood Renewal Programme and Silver Upgrading Programme for HDB precincts and our Estate Upgrading Programme for private estates. Four precincts in Chong Boon will be the first to benefit from the Silver Upgrading Programme when the works are complete later this year. By next year, works will complete for another 12 precincts in Ang Mo Kio, Bukit Merah and Toa Payoh.

Mr Cai Yinzhou also mentioned technologies, such as fire and fall detection. We have installed Home Fire Alarm Devices in over 80% of our public rental flats, with the remainder being progressively equipped at no cost to tenants. Home Fire Alarm Device installation is also offered under EASE and in flats that have fire-rated doors installed under HIP.

On fall detection, HDB partners commercial vendors to offer optional fall detection packages that residents living in sold flats may subscribe to. The Ministry of Health will also roll out the enhanced Home Personal Care service, which includes 24/7 technology-enabled monitoring to detect falls and incidents.