Check what you were told about buying

Researched and written 2026-09-29 16:10 SGT · 13 sources listed at the end · draft 1 · figures verified against the named sources on the date shown; where a source has since moved, the element carries a marker.

A model, an agent or a forum thread told you something about buying a home in Singapore, and you are holding that answer now, wondering if it was right. This page does not tell you what to buy. It takes the claims a buyer is most often given wrong and sets each one beside the dated, sourced record this portal holds, so you can check the one you were handed. Everything below is a draft, read on 29 September 2026. Where a figure comes from a government page fetched this run, I name the page and its date; where I could only read an existing ledger entry, a secondary guide or a search excerpt, I say so in the sentence that uses it.

Six families of wrong answer recur often enough to set the order of the checks below: the buying sequence itself, conflated across HDB and private property as if one process fits both; the eligibility test, confused with the tax rate; FTA parity mistaken for CPF access, when it changes only stamp duty; the loan-to-value figure quoted without its cash minimum; the CPF valuation limit and the lease-to-95 rule, both of which cap what CPF can cover regardless of what the seller wants; and the ABSD refund's six-month disposal clock, which a married couple can miss entirely if given the wrong start date. The general version of this discipline is on /essays/i-aint-ai, and the CPF-specific and letting-specific versions are on /essays/i-aint-ai/the-cpf-answer and /essays/i-aint-ai/renting-it-out.

The short answer, six checks

• The sequence is not one process: an HDB resale buyer needs an HDB Flat Eligibility letter before an option is even valid, and the option-to-completion timeline runs on HDB's own clock, not a private conveyancing clock.
• Eligibility is not the tax rate: passing HDB's or URA's eligibility test tells you that you may buy; it says nothing about what ABSD you owe once you do.
• FTA parity is a stamp duty rule only: a US, Swiss, Liechtenstein, Norwegian or Icelandic national taxed as a citizen for ABSD still has no CPF, still needs SLA approval for a landed home, and the parity is a remission applied for, not automatic.
• The LTV number needs its cash minimum attached: 75% loan-to-value on a first loan comes with a 5% cash floor, not a 25% CPF-plus-cash downpayment.
• CPF has its own ceiling, separate from the price: the valuation limit is the lower of price and valuation, and an old lease can cap it further through the lease-to-95 rule.
• The ABSD refund clock starts running at a point IRAS's own remission document does not state plainly, and missing it forfeits the remission entirely, with no extension.

The mechanics: what actually happens when you buy

A private resale purchase runs in a fixed order: an Option to Purchase is granted against a booking fee of about 1% of the price, valid 14 days; exercising it inside that window brings the total paid to about 4%. From exercise, completion typically takes about 8 weeks. A new-launch purchase under the Housing Developers Rules runs on a different clock: a 5% booking fee, a 3-week option, exercise bringing the total to 20%, and the balance released against the standard progressive payment schedule as construction reaches its milestones, over roughly 3 to 4 years to Temporary Occupation Permit.

An HDB resale purchase is its own process, and an answer that treats it like a condo purchase will be wrong on the first step. Since 2023 a buyer applies for an HDB Flat Eligibility letter before an option is valid at all. HDB's own prescribed Option to Purchase is the only valid form, each copy carrying a unique serial number; the option period is 21 days, not 14; both parties then submit their portion of the resale application, and HDB typically completes the resale about 8 weeks after acceptance.

The option fee itself is cash, not CPF, on an HDB purchase — between S$1 and S$1,000 at granting, with the Option Exercise Fee bringing the total toward the standard percentage of price — and CPF Board's own housing-expenses page confirms directly that option fees cannot be paid from CPF.

Eligibility: who may buy what

Citizenship and income sort a new HDB flat before price does. A BTO or Sale of Balance Flats applicant must be a Singapore Citizen with at least one other Singapore Citizen or Permanent Resident in the household; a single citizen may apply alone from age 35. The household income ceiling reported for a 4- or 5-room flat is S$16,000, and the ceiling for BTO and resale flats generally was raised again in a 2026 announcement — check the current figure before relying on either.

A resale flat has a wider buyer pool, but two clocks still apply to a former private owner. The 15-month wait-out before buying a resale flat was removed from 28 July 2026 on one track, while a private owner must still dispose of the private property within six months of completing the resale purchase, and a 30-month wait still applies before a private-property owner can buy a subsidised flat or a new EC. An answer still quoting the old 15-month rule across the board is describing a rule that no longer applies to every case.

Even a fully eligible buyer can be blocked by the Ethnic Integration Policy or the SPR quota for the seller's own block or neighbourhood, updated on the 1st of each month; these quotas run on the seller's block, not on the buyer's own status.

An Executive Condominium sits between HDB and private: at least one applicant must be a Singapore Citizen with another SC or PR in the household. Rules announced 8 May 2026 lengthened the Minimum Occupation Period from 5 to 10 years and privatisation from 10 to 15 years for new sites, and the income ceiling rose again on 24 August 2026 to S$18,000. Both changes apply going forward, not to sites already launched, so which rule attaches to a given EC turns on when its site was tendered.

Private property carries no citizenship test for a condominium unit — a foreigner needs no approval to buy one — but landed housing is the opposite default: approval from the Singapore Land Authority is required, generally conditioned on Permanent Residence of at least five years plus exceptional economic contribution, capped at 1,800 sq m, and taking about 30 working days to process once every document is in. Sentosa Cove is often described as the one enclave carved out of that default, but SLA's own published list still requires approval there too, with no SLA statement found that the requirement is waived. [⚠ landed.sentosa_cove: sources differ; awaiting a ruling]

Citizenship status: SC, PR, foreigner, and the FTA nationals

Status decides ABSD, and the ladder is steep. Singapore Citizens: 0% on a first residential property, 20% on a second, 30% on a third or beyond. Permanent Residents: 5%, 30%, 35%. Foreigners: 60% flat, regardless of how many properties they already hold. Entities and living trusts: 65%, the ledger's highest rate; a housing developer buying to build sits under its own remission regime, 35% remittable against conditions with a 5% non-remittable balance. These rates are reported unchanged since 27 April 2023.

Nationals of the United States, Switzerland, Liechtenstein, Norway and Iceland are taxed as citizens for ABSD, under free-trade-agreement parity. That parity is not automatic: it is obtained by a remission application through the myTax Portal, filed under Request then Apply for ABSD Refund/Remission. A US citizen who also holds Singapore PR status is charged at the SC rate, not stacked on top. A US green-card holder who is not a US national does not qualify at all. None of this touches CPF, which is a Singapore Citizen/PR membership scheme, or the Residential Property Act's landed-approval regime, which the parity leaves entirely unaffected — a US citizen buying a landed house outside Sentosa Cove still needs SLA approval like any other foreigner.

For a married couple where at least one spouse is a Singapore Citizen, buying a second property while still owning a first can qualify for an ABSD refund if the first is disposed of within six months of the second purchase completing — but there is no such remission at all for a Singapore PR and foreigner couple married on or after 12 January 2013. IRAS's own 'ABSD Rates and Remission for Married Couples' document does not itself state plainly, in what could be read, what starts that six-month clock, and missing the deadline forfeits the remission entirely, with no extension available. That ambiguity is exactly the kind of detail a fluent answer glosses over. The remission mechanics in full are on /essays/i-aint-ai/the-absd-remission-answer.

Taxes: BSD, ABSD, SSD, property tax, and rental income if you let it

Buyer's Stamp Duty applies to every buyer regardless of status: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5 million, and 6% on the remainder. On a S$2,000,000 purchase that comes to S$69,600. IRAS's own BSD page returned a 404 to a direct fetch this run, so this rests on the ledger's earlier reading of IRAS, not a fresh one today.

My arithmetic, on that same S$2,000,000 price: a Singapore Citizen buying a second property owes S$400,000 in ABSD, in cash, inside 14 days of the purchase; a foreigner owes S$1,200,000; an entity or trust owes S$1,300,000. The FTA-parity nationals above pay the citizen's figure once the remission is granted, not automatically at the point of purchase, so the cash still has to move first.

If you might sell within a few years, Seller's Stamp Duty is a buying-stage decision, not a selling-stage surprise. Since 4 July 2025 the holding period is four years and the rates are 16%, 12%, 8% and 4% for a sale in the first, second, third and fourth year, computed on the higher of price and market value, payable within 14 days of the sale contract. The regime before that date ran three years at 12/8/4%, and a guide still describing the old schedule is describing a rule that no longer applies.

Property tax follows how you use it, not what you paid. Owner-occupier rates apply to the one home you actually live in and start at 0%; every other residential property is taxed at the non-owner-occupier scale, 12% on the first S$30,000 of Annual Value and rising; a vacant home gets no relief either. The one-off 2026 property tax rebate is limited to owner-occupied homes.

If you plan to let the home out rather than live in it, the tax and CPF questions branch again; that branch is worked through in full on /essays/i-aint-ai/renting-it-out and /essays/i-aint-ai/the-cpf-answer, including the deemed 15% expense option, and why mortgage interest on a rented-out property is deductible while rental losses can never be carried forward or set against other income such as salary, though as an administrative concession one property's loss may be set against another property's taxable rental income in the same year, if all are let at market rates.

Borrowing: LTV, TDSR, MSR, HDB versus bank, floating versus fixed

MAS's own Loan Tenure and Loan-to-Value Limits page, re-read directly this run and unchanged since 27 March 2024: a first housing loan gets 75% LTV with a 5% cash minimum, or 55% with 10% cash if the tenure exceeds 30 years (25 for HDB) or runs past age 65. With one loan outstanding it drops to 45% (25% long-tenure), with a 25% cash minimum. With two or more, 35% (15% long-tenure), same 25% cash minimum. A non-individual borrower gets 15%. Maximum tenure is 35 years for private property, 30 for HDB, and no loan can push a borrower's age plus tenure past 65.

The Total Debt Servicing Ratio caps all debt obligations at 55% of gross monthly income, using a floor rate of 4% even where your actual rate is lower; the Mortgage Servicing Ratio, 30%, applies only to HDB flats and executive condominiums still within their Minimum Occupation Period. MAS's rules page here is dated 16 December 2021 and unchanged on re-read.

An HDB concessionary loan is currently fixed at 2.6% a year, pegged to the CPF Ordinary Account rate, at up to 75% LTV, with no lock-in and no early-repayment penalty. A bank loan usually carries a lock-in with an exit penalty around 1.5% of the outstanding balance, and switching from an HDB loan to a bank loan is one-way: you cannot switch back.

Rate type follows the property's phase, not preference. On a building-under-construction purchase, banks offer floating only for the first two to three years; fixed packages arrive later. On a completed resale or condo, one aggregator reported the lowest two-year fixed at 1.40% against three-month compounded SORA of 1.19% in September 2026 — both move, and neither is a quote for your loan. [⚠ buc.loan.fixed_available: sources differ; awaiting a ruling]

CPF has its own ceiling on top of every bank or HDB limit above, set by the property, not by how much CPF you hold. CPF Board's page on how much CPF savings you can use for a home purchase, re-read directly this run and last updated 26 May 2026, confirms the valuation limit is the lower of purchase price and valuation price at the time of purchase; with a bank loan, and after setting aside your Basic Retirement Sum (S$110,200 in 2026), you may draw up to 120% of that limit. A second gate is the lease: full use requires the remaining lease to cover the youngest CPF-using owner to at least age 95, and a leasehold bought late in its life is pro-rated down from there, whatever the price suggests.

None of this CPF cushion exists for a foreign buyer: CPF cannot be used by anyone who is not a Singapore Citizen or PR, so the whole downpayment, and any ABSD, is cash, and banks are reported to lend a foreigner 60% to 70% LTV in practice rather than the citizen's 75%.

Reno, A&A, and rebuild — where they enter a buying decision

For a landed purchase, what you are actually buying is land plus a building the bank will value conservatively, which changes both your financing and your plan for the place before you sign. A bank is reported to value an older landed home closer to land rate than to what recent renovation put into it, so a home you plan to renovate heavily should be underwritten on the land value, not the asking price. Once you own it, CPF cannot fund the renovation itself — CPF Board is explicit that renovation, improvement and repair are cash, no exceptions — though CPF can fund a construction loan to build a house on vacant land you already hold, subject to its own value cap.

Whether a project counts as an addition-and-alteration or a rebuild changes the approval route and the money at both ends. URA counts a landed proposal as an A&A only if it stays within a 50% test on additional gross floor area, among other tests; cross that line and it is reconstruction, under Envelope Control, generally capped at two storeys and about 12 metres. Cost guides, all commercial and not government pages, put major A&A on a large home at roughly S$600,000 to S$1.2 million and a full rebuild higher again, with construction cost reported at S$180 to S$500 per square foot depending on scope and which guide you read; the guides do not agree with each other. Bank land loans are reported to cap around 55% LTV against the 75% available on a completed home. Every number here is a decision to weigh before you exercise the option, not after; the full cost and timeline detail is on /realty/rebuild/a-and-a-vs-rebuild and /realty/rebuild/what-a-rebuild-costs.

Conveyancing

A conveyancing guide fetched into the ledger this run, last updated 23 September 2026, advises a buyer to confirm scope in writing before instructing a lawyer — whether the fee covers only the sale and purchase or the mortgage too — because there is no government-set fee schedule for private conveyancing. Reported all-in ranges: S$2,000 to S$5,000 for a private purchase from one guide, S$2,300 to S$3,200 plus GST and disbursements from another, and HDB's in-house legal fee runs on its own published scale, tiered by price band. Mortgage duty is a separate, small, fixed item: 0.4% of the loan, capped at S$500. [⚠ conveyancing.fee.hdb_inhouse_scale: sources differ; awaiting a ruling]

CPF can pay stamp duty and legal fees in full from the Ordinary Account, per CPF Board, and the practical sequencing on a private purchase is to pay stamp duty and be reimbursed, since the 14-day stamping deadline usually lands before the CPF paperwork clears. A transaction with a mortgage takes roughly 10 to 12 weeks from signing to completion by one law firm's guide; SLA charges S$68.30 to register or notify each transfer or mortgage, on top of the legal fee.

Estate: what a purchase commits you to beyond your own lifetime

Buying decides more than your own use of the place. How you hold title — joint tenancy or tenancy-in-common — decides whether it passes automatically to a co-owner on your death or falls into your estate to be distributed under your will or the intestacy rules; a joint tenancy passes to the survivor regardless of what a will says. No stamp duty is payable on the transfer of a deceased's property to a beneficiary, and ABSD does not apply to an inheritance either — but the inherited property still counts toward that beneficiary's own property count on their next purchase, which a buyer weighing a future inheritance against ABSD needs to know now, not when it happens.

For a foreign buyer specifically, the Residential Property Act closes a door an answer may not mention: no interest in restricted residential property (landed housing outside Sentosa Cove) passes by inheritance to a foreign beneficiary; where that happens anyway, the property must generally be disposed of within a set period and the proceeds paid out, less expenses. That risk sits underneath any landed purchase a foreigner is approved to make, and it is worth raising with a lawyer at purchase, not after a death in the family. Estate property, HDB or private, also cannot be sold or transferred without a grant of probate or letters of administration first. More on the estate side generally is on /estate, /estate/wills and /estate/probate.

The voice: twelve questions before you sign the option

You are asking whether you were told the truth about buying, and the honest frame is not one number, it is twelve questions, in layman's terms — no beta, no Sharpe, no IRR. Two questions sort every buyer first, and neither is whether you meant this as an investment: nobody buys believing the price will fall, so that question sorts nobody. The two that do: are you borrowing to buy it, and once you hold it, are you lending it out? Cross those two and a buyer sits in one of four boxes. Cash and you live in it: pure appreciation, no carry. Cash and you let it out: yield, positive carry by construction. Borrowed and you live in it: negative carry by construction, which is where most owner-occupiers sit without saying so. Borrowed and you let it out: the spread play, where the gap between your loan rate and your rent is the whole game.

C0 to C2, kept separate on purpose, because merging them is exactly how people who cannot tell an income statement from a cash-flow statement end up in a liquidity squeeze. The balance sheet is what you own (the property, at whatever URA's latest flash estimate reports, private residential prices up 0.5% quarter on quarter in Q2 2026) against what you owe (the mortgage, plus the CPF principal and accrued interest that must be refunded whenever you sell, a liability no loan statement shows). The cash flow is instalments, property tax and MCST fees all going out on their own schedules, against nothing coming in if you live in it, or rent coming in on a different schedule again if you let it. The funding gap is the difference between when the downpayment, stamp duty and legal fees are due, and when your own cash and CPF actually clear — a BUC purchase spreads that gap over years of progressive payments; a resale purchase compresses it into about eight weeks.

C3, the profit and loss, is not the same thing as C2's cash: it is what tax actually taxes, net rental profit for the year if you let it, or nothing at all if you live in it, since gains from the sale of a property are generally not taxable unless you are trading in property as a business. C4 is carry — income minus financing cost — and for the borrow-and-occupy box it is negative by construction: nothing comes in, the instalment goes out, every month, for the life of the loan.

C5, the trade, stated plainly: you give up liquidity and flexibility now for a claim on one large, leveraged, illiquid asset and, if you rent it, a stream you may not collect in full. C6, what you are exposed to: the price, the rate if your loan floats, the tenant if you let it, the regulator (every ABSD, LTV and MOP figure on this page can move), and, on a leasehold, the lease itself decaying — a fresh 99-year lease trades around 96% of freehold value, roughly 80% with about 50 years left, per Bala's Table as commonly applied in Singapore valuation. C7, the horizon: longer than the mortgage suggests. An HDB flat carries a 5 or 10-year Minimum Occupation Period before you may sell or let the whole unit at all; an EC bought under the new rules carries 10 and 15; and selling inside the four-year SSD window taxes you from 16% down to 4% on top of whatever else you owe.

C8, the failure cascade, in the order the frame insists on, because the order is the point: negative carry (the borrow-and-occupy box, or a badly spread borrow-and-let box) erodes cash flow every month it continues; a squeezed cash flow, sustained, shows up as a bad year on the profit and loss; combined with a falling price, that produces negative equity; negative equity meets illiquidity, because a property does not sell in an afternoon; and illiquidity that cannot be bridged is insolvency. A buyer who treats ABSD, LTV and TDSR as one-time hurdles at signing, rather than as the inputs that set how much negative carry they are choosing to carry every month after, discovers this cascade several steps in.

C9, liquidity: a private resale runs roughly eight weeks from option to completion in ordinary conditions, not a same-week sale, and a bridging loan exists specifically to cover the gap between selling one home and completing on the next, at a real interest cost and a real risk if the sale falls through. C10, control: this is where reno, A&A and rebuild wear the clothes this page gave them above — a buyer of a landed home controls the outcome far more than a buyer of a completed condo unit does, by choosing A&A within URA's limits or a full rebuild, at a cost the bank will not fully credit until it is built. C11, the exit: selling costs an agent's negotiable commission and, inside the SSD window, a tax that falls from 16% to 4% across four years; the alternative exit, passing the property on, costs no ABSD but still counts against an heir's own next purchase.

The B2B spoke: mortgage advisers, conveyancers, and relocation teams

The people who answer these questions for a living are mortgage advisers, conveyancing lawyers, and the HR and relocation teams briefing a foreign hire before a purchase. The B2B use of this page is narrow: a dated rule sheet an adviser can cite, and a correction to send a client who arrives holding a fluent but wrong answer.

• Mortgage advisers: the LTV-and-cash-minimum pairing above, and the CPF valuation limit and lease-to-95 rule, are the two places a client's expectation and the bank's or CPF's actual ceiling most often collide.
• Conveyancers: confirming fee scope in writing before instructing, per the guide above, heads off the commonest client dispute at this stage.
• Relocation and HR teams: a foreign hire has no CPF, a lower practical LTV, and, for a landed home, an SLA approval step measured in weeks — brief that timeline before an offer, not after.
• Agents advising a buyer: the six-month ABSD-refund disposal clock, and the FTA-parity remission route, are the two places a wrong answer costs a client real money fast.

I am not offering anything for sale on this page. If you want the check run against your own numbers, the button below is the boundary and the transaction belongs to whoever fulfils it. MoneySense, with MAS, says AI chatbots are not regulated and have no obligation to act in your best interest.

The realtor economics: what he earns, and where the incentive points

CEA says there are no fixed commission rates and no prescribed guidelines on commission; almost 8 in 10 consumers know that commission is negotiable, and of those who negotiated, 85% succeeded in lowering it. On a resale, the seller typically pays about 2%, and the buyer's agent is paid by co-broke out of that, so a buyer often pays their own agent nothing directly; on an HDB resale the seller's agent typically gets 1 to 2%; on a new launch, the developer pays the buyer's agent 2 to 3% of the price, again not the buyer. Reported market agent income runs a median around S$72,000 a year, with new agents at S$10,000 to S$40,000.

Where the incentive points, including against the person writing this. A buyer's agent is typically paid by co-broke from the seller's or developer's commission, not billed to the buyer directly, which means the agent is paid when a deal completes, at whatever price it completes at — not for negotiating the price down, not for steering a client toward the cheaper HDB loan over a bank loan the agent can earn a referral on, and not for flagging that an FTA-parity remission takes weeks to grant while the ABSD is due in 14 days regardless. A correct answer that slows or kills a deal costs the agent the whole fee; a fluent, optimistic one keeps it moving. The check on that is the same one this whole page rests on: every rate, every clock and every cap above is stated with its source, so it can be verified against CEA, MAS, IRAS, HDB, CPF Board or URA directly, rather than against how confident the answer sounded.

The protections that do not depend on any agent's goodwill: a Prescribed Estate Agency Agreement must be signed before the agent starts work; an agent may not collect commission from more than one party in the same transaction; you pay the agency, not the individual salesperson; an exclusive agreement runs for a fixed term during which commission is owed even on a deal the owner closes alone; and estate agency work carried out without registration is an offence carrying a fine of up to S$75,000.

What I could not verify

• IRAS's own Buyer's Stamp Duty and Additional Buyer's Stamp Duty pages both returned a 404 to a direct fetch this run; the BSD bands, the ABSD ladder and the FTA-parity mechanics rest on the ledger's earlier reading of IRAS, not a fresh one today.
• HDB's own resale-eligibility page returned a 404 to a direct fetch this run too; the eligibility summary above rests on an earlier excerpt.
• CEA's 'Buying or Selling' page, fetched directly this run, shows a footer date of 18 August 2025; an existing ledger entry for the same URL records a 22 July 2026 update. The two are not reconciled here; the disagreement is recorded as a new, separate fact rather than overwriting either reading.
• IRAS's own remission document does not itself state, in what could be read, the exact trigger for a married couple's six-month ABSD-refund disposal clock; treat the clock as running from completion and confirm the exact date with IRAS before relying on it.
• Whether a demolish-and-rebuild on land you already own counts as building a house on vacant land for CPF purposes: no CPF Board sentence either way was found.
• Every rate, cap and clock on this page is dated 29 September 2026 or the date given for its own source, and may have moved by the time you read it.

Where to go next

• /realty/buy: the buyer's index, by property type.
• /realty/buy/hdb, /realty/buy/executive-condo, /realty/buy/landed, /realty/buy/new-launches: the paths this page treats generally.
• /borrow/hdb, /borrow/resale, /borrow/new-launch: the loan side of each path.
• /realty/rebuild/a-and-a-vs-rebuild and /realty/rebuild/what-a-rebuild-costs: the control lever on a landed purchase.
• /realty/conveyancing: the legal process in full.
• /estate: what a purchase commits you to after you are gone.
• /essays/i-aint-ai/the-cpf-answer, /essays/i-aint-ai/renting-it-out and /essays/i-aint-ai/the-absd-remission-answer: the neighbouring corrections.

Sources

• MAS — Loan Tenure and Loan-to-Value Limits (last updated 27 Mar 2024, re-read 29 Sep 2026, unchanged) (2024-03-27) · https://www.mas.gov.sg/regulation/explainers/new-housing-loans/loan-tenure-and-loan-to-value-limits
• MAS — Rules for New Housing Loans: MSR and TDSR (last updated 16 Dec 2021, re-read 29 Sep 2026, unchanged) (2021-12-16) · https://www.mas.gov.sg/regulation/explainers/new-housing-loans/msr-and-tdsr-rules
• CPF Board — How much CPF savings you can use for your home purchase (last updated 26 May 2026, re-read 29 Sep 2026, unchanged) (2026-05-26) · https://www.cpf.gov.sg/member/infohub/educational-resources/how-much-cpf-savings-you-can-use-for-your-home-purchase
• CPF Board — HDB option fee and housing expenses you should know (28 Apr 2026) (2026-04-28) · https://www.cpf.gov.sg/member/infohub/educational-resources/hdb-option-fee-and-housing-expenses-you-should-know
• CEA — Buying or Selling (fetched 29 Sep 2026; page footer shows 18 Aug 2025; ledger separately records a 22 Jul 2026 update to the same URL, not reconciled here) (2026-09-29) · https://www.cea.gov.sg/consumers/engaging-a-property-agent/buying-or-selling/
• IRAS — Buyer's Stamp Duty (BSD) (attempted 29 Sep 2026; returned HTTP 404) (2026-09-29) · https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-selling-or-renting-a-property/buyer's-stamp-duty-(bsd)
• IRAS — Additional Buyer's Stamp Duty (ABSD) (attempted 29 Sep 2026; returned HTTP 404) (2026-09-29) · https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-selling-or-renting-a-property/additional-buyer's-stamp-duty-(absd)
• HDB — Buying Procedure for Resale Flats: Eligibility (attempted 29 Sep 2026; returned HTTP 404) (2026-09-29) · https://www.hdb.gov.sg/residential/buying-a-flat/buying-procedure-for-resale-flats/eligibility
• LovelyHomes — Conveyancing guide advising buyers to confirm legal-fee scope in writing (last updated 23 Sep 2026) (2026-09-23) · https://lovelyhomes.sg
• DollarBackMortgage — Guide on banks valuing an older landed home conservatively ahead of a rebuild (2026-09-29) · https://dollarbackmortgage.com
• Homejourney — Guide on FTA parity and the US green-card exclusion (2026-09-29) · https://homejourney.sg
• PropertyLimBrothers — 2026 article on major A&A and full-rebuild cost ranges for landed homes (2026-09-29) · https://plb.sg
• Winfred Quek Law Corporation — ABSD refund for married couples: no-extension guidance (2026-05-19) · https://winfredquek.com