# Housing developers of large en bloc projects to get more time to sell units under revised ABSD rules

- **Source:** Channel NewsAsia
- **Published:** 2026-07-28T02:14:00.000Z
- **Author:** Not listed by source
- **Original:** https://www.channelnewsasia.com/singapore/en-bloc-housing-development-absd-additional-buyer-stamp-duty-6281986
- **Topics:** Government & Policy, Transactions & Deals

## Featured rationale

The longer timelines could improve the viability of large collective-sale redevelopments, potentially supporting estate rejuvenation and a larger future housing-supply pipeline.

## AI summary

Revised ABSD rules give en bloc projects yielding 700 to 1,399 homes six years and those yielding at least 1,400 homes seven years for completion and sales.

## Original article

SINGAPORE: Housing developers taking on large en bloc projects will get more time to complete and sell units under revised Additional Buyer’s Stamp Duty (ABSD) rules announced on Tuesday (Jul 28), in a move aimed at supporting bigger redevelopments and boosting housing supply. The changes, which take effect for residential land acquired on or after Jul 29, 2026, give developers of larger projects longer timelines to meet conditions tied to ABSD remission, while introducing new safeguards to ensure homes are released to the market in a timely manner. This enhancement is intended to further support housing developers in undertaking large-scale redevelopment projects, and in doing so, facilitate rejuvenation and boost housing supply to meet demand, the Ministry of Finance (MOF) and Ministry of National Development (MND) said on Tuesday. Currently, licensed housing developers purchasing residential land are subject to 40 per cent ABSD. This comprises a 5 per cent non-remittable component and a 35 per cent upfront remittable component. The remittable component, with interest, is clawed back if developers fail to meet timelines for commencing development, completing the project or selling all housing units. These conditions ensure the timely injection of housing supply and encourage housing developers to bid for land prudently, said the ministries. LONGER TIMELINES FOR LARGER PROJECTS Under the revised rules, en bloc projects that yield at least 700 residential units but fewer than 1,400 units - classified as “Large Sites” - will have up to six years to complete construction and sell all units, up from the current 5.5 years. For larger “Mega Sites” with at least 1,400 units, developers will be given up to seven years, compared with 5.5 years previously. The timeline to commence development remains unchanged at 2.5 years for both categories. To qualify for the extended completion and sale timelines, redevelopment projects must produce at least 1.5 times the number of residential units compared with the existing development.

NEW SALES REQUIREMENTS FOR MEGA PROJECTS To prevent delays in releasing housing supply, a new intermediate condition will apply to mega projects. Developers must sell at least 50 per cent of units within six years. If this threshold is not met, the full 35 per cent remittable ABSD component will be clawed back with interest at the six-year mark. Even if the requirement is met, developers must still complete the project and sell all units by the end of seven years or face similar penalties. The latest revisions build on a framework implemented in March 2025, which allowed six-month extensions for qualifying complex projects, such as those involving technical challenges, nascent construction technologies or those approved under the Strategic Development Incentive scheme. Projects that qualified under more than one category of this framework were eligible for an additional six-month extension. Similarly, under the enhancements announced on Tuesday, Large or Mega Sites that qualify for more than one category will be given an additional extension of six months. This means that such sites will be granted a commencement timeline of three years, as well as completion and sale timelines of 6.5 years for Large Sites and 7.5 years for Mega Sites. Rules for smaller en bloc developments - those yielding fewer than 700 units - remain unchanged. These projects will continue to be subject to a five-year completion and sale timeline, and a two-year deadline to begin development.

## Chinese translation

> Translation model: grok

### 大型集体出售项目房屋开发商在修订ABSD规则下获更长时间售出单位

财政部与国家发展部表示，延长大规模集体出售项目房屋开发商的ABSD退税期限，有助于促进更新并增加住房供应。

新加坡：根据星期二（7月28日）公布的修订版额外买家印花税（ABSD）规则，承接大型集体出售（en bloc）项目的房屋开发商将有更长时间完成并售出单位，此举旨在支持更大规模重建并增加住房供应。相关改动适用于2026年7月29日或之后购入的住宅用地，为较大型项目的开发商提供更长的ABSD退税相关期限，同时引入新的保障措施，确保住房及时投放市场。财政部（MOF）与国家发展部（MND）星期二表示，此项加强措施旨在进一步支持房屋开发商进行大规模重建项目，从而促进更新、增加住房供应以满足需求。目前，持牌房屋开发商购买住宅用地须缴40%ABSD。其中包括5%不可退还部分，以及35%可预付退还部分。若开发商未能在开工、完工或售出所有住房单位的期限内达标，可退还部分连同利息将被追回。两部门表示，这些条件确保及时注入住房供应，并鼓励开发商审慎竞标土地。较大项目获更长期限 根据修订规则，可建至少700个但少于1,400个住宅单位的集体出售项目——归为“大型地段”——将有最多六年时间完成建造并售出所有单位，高于目前的5.5年。对于至少1,400个单位的更大“特大型地段”，开发商将获最多七年，此前为5.5年。两类地段的开工期限均维持不变，仍为2.5年。要符合延长的完工并售罄期限，重建项目须产生至少相当于现有发展项目1.5倍的住宅单位数量。

特大型项目新销售要求 为防止住房供应投放延迟，特大型项目将适用新的中期条件。开发商须在六年内售出至少50%的单位。若未达此门槛，可退还的35%ABSD部分将在六年节点连同利息全数追回。即使达到该要求，开发商仍须在七年结束前完成项目并售出所有单位，否则将面临类似处罚。最新修订建立在2025年3月实施的框架之上，该框架允许符合资格的复杂项目获六个月延期，例如涉及技术挑战、新兴建筑技术，或获战略发展激励计划批准的项目。符合该框架超过一个类别的项目，可再获额外六个月延期。同样，根据星期二公布的加强措施，同时符合超过一个类别的大型或特大型地段，将获额外六个月延期。这意味着此类地段将获三年开工期限，以及大型地段6.5年、特大型地段7.5年的完工并售罄期限。可建少于700个单位的较小集体出售发展项目规则不变。这些项目仍须遵守五年完工并售罄期限，以及两年内开工的期限。