# Temporary Relief Measures for Property Sector due to Coronavirus Disease 2019 (COVID-19) Pandemic

- **Source:** Ministry of National Development
- **Published:** 2020-05-06T09:30:00.000Z
- **Author:** Ministry of National Development
- **Original:** https://www.mnd.gov.sg/newsroom/press-releases/view/temporary-relief-measures-for-property-sector-due-to-coronavirus-disease-2019-(covid-19)-pandemic
- **Topics:** Private Residential, Commercial & Industrial, Government & Policy

## Featured rationale

The extensions could reduce forced project delays, sales pressure and ABSD exposure for developers and eligible couples while preserving broader market-cooling constraints.

## AI summary

COVID-19 relief extended qualifying project completion, developer ABSD and certain property-disposal deadlines by six months without changing other residential cooling measures.

## Original article

The Government announced today temporary relief measures for property developers and individuals affected by disruptions to construction timelines and sales of housing units resulting from the COVID-19 pandemic, and in particular the implementation of the circuit breaker from 7 April to 1 June 2020. The Government will continue to ensure that prices for private residential properties remain broadly consistent with economic fundamentals. Hence, these temporary relief measures do not alter the other existing residential property market cooling measures.

The temporary relief measures, to be implemented with immediate effect, are:

(i) Extension of the Project Completion Period (PCP) by 6 months for residential, commercial and industrial development projects;

(ii) Extension of time by 6 months for the commencement and completion of residential development, and sale of housing units in residential development projects in relation to the remission of the Additional Buyer’s Stamp Duty (ABSD) for housing developers[1]; 

(iii) Extension of the PCP and/or disposal period by up to a total of 6 months for residential development projects under the Qualifying Certificate (QC) regime for foreign housing developers; and

(iv) Extension of time by 6 months for the sale of the first residential property in relation to the remission of ABSD for the second residential property purchased by a Singaporean married couple[2]. 

The COVID-19 pandemic, and associated public health measures imposed by governments around the world, have disrupted supply chains and created manpower shortages. The circuit breaker measures put in place from 7 April 2020 also saw the suspension of work at construction sites, operations at housing developers’ sales galleries, and home viewings. This has affected construction timelines and the sale of housing units. 

All housing developers, as well as Singaporean married couples who wish to seek ABSD remission for their second residential properties, will continue to be subject to the prevailing ABSD regime, albeit with an increase in the remission condition timelines for qualifying developers and Singaporean married couples.

The Government expects developers to similarly provide relief and support to their main contractors, especially during the circuit breaker period when the progress of work is disrupted.

The Government will continue to closely monitor the impact of the COVID-19 pandemic on the progress of work within the construction industry, and on the property sector, and will adjust our policies as necessary. 

Temporary Relief Measures for Individuals 

ABSD. Under the ABSD regime, a Singaporean married couple purchasing a second residential property jointly has to sell their first residential property within the specified timeline, failing which they will not be eligible for a remission of the ABSD paid on their second residential property. The specified timeline for sale of the first residential property is:

(i) 6 months after the date of purchase of the second property, if it is a completed property; or 

(ii) 6 months after the issue date of the Temporary Occupation Permit (“TOP”) or Certificate of Statutory Completion (“CSC”), whichever is the earlier, if the second property was uncompleted at the time of purchase. 

Under the temporary relief measures, the specified sale timeline for remission of ABSD paid on their second residential property for Singaporean married couples will be extended by 6 months. To qualify for this extension, both of the following conditions are to be met:

(i) The couple’s second residential property was jointly purchased on or before 1 June 2020; and 

(ii) The original timeline for sale of the first residential property expired on or after 1 February 2020. 

Eligible Singaporean married couples can refer to the IRAS website for more details. The application for the remission of ABSD must be made within 6 months after the date of sale of the first residential property.

Temporary Relief Measures for Developers

Private Residential Development Projects

PCP. The PCP for qualifying residential development projects on Government sale sites, or on land which was directly alienated or had their lease renewed by the Singapore Land Authority (SLA), will be extended by 6 months. To qualify for the extension, both of the following conditions are to be met:

(i) The land was awarded on or before 1 June 2020, or the land was directly alienated or had their lease renewed by SLA on or before 1 June 2020; and 

(ii) The original timeline for the project to be completed was on or after 1 February 2020.

Eligible developers will be notified by the respective agencies. No application is necessary. 

ABSD. Under the ABSD regime, developers are to commence and complete the residential development, and sell all housing units in the residential development project within the specified timelines[3], failing which they will be subject to the ABSD on the purchase of the land. Under the temporary relief measures, the specified commencement, completion and sale timelines will be extended by 6 months, for qualifying residential property developments. 

To qualify for the extension of the specified timeline for commencement of residential development, both of the following conditions are to be met:

(i) The land was purchased on or before 1 June 2020; and

(ii) The original timeline for commencement of the residential development expired on or after 1 February 2020.

To qualify for extension of the specified timeline for completion of residential development and sale of all housing units in a residential development project, both of the following conditions are to be met:

(i) The land was purchased on or before 1 June 2020; and

(ii) The original timeline for completion of the residential development and sale of all housing units in the development expired on or after 1 February 2020.

Eligible developers will be granted the extension automatically. No application is necessary. 

QC. Under the QC regime, developers subject to the QC rules are to complete construction of all housing units in a residential development project within 5 years from the date of issue of the QC or the collective sale order, and dispose of all housing units within 2 years from the issue of Temporary Occupation Permit or Certificate of Statutory Completion. Under the temporary relief measures, developers applying to extend their existing completion and/or disposal deadline will be granted a waiver of extension charges of up to a total of 6 months. This will also apply to other SLA approvals requiring the completion and sale of all units in the residential development. 

To qualify for the waiver of extension charges, both of the following conditions are to be met:

(i) The QC or SLA approval requiring the completion and sale of all units in the residential development was issued on or before 1 June 2020; and

(ii) The original timeline for completion and sale of units in the residential development expired on or after 1 February 2020.

Eligible developers can write to SLA’s Land Dealings Approval Unit (LDAU) at SLA_LDU@sla.gov.sg by 1 December 2020 to apply.

Commercial and Industrial Development Projects

PCP. The PCP for qualifying commercial and industrial development projects on Government sale sites, or on land which was directly alienated or had their lease renewed by the Singapore Land Authority (SLA), will be extended by 6 months. To qualify for the extension, the following conditions are to be met:

(i) The land was awarded on or before 1 June 2020; or the land was directly alienated or had their lease renewed by SLA on or before 1 June 2020; and 

(ii) The original timeline for completion of the project expired on or after 1 February 2020.

Eligible developers will be notified by the respective agencies. No application is necessary.

[1] Details on the remission of ABSD for housing developers are provided under the Stamp Duties (Housing Developers) (Remission of ABSD) Rules 2013 and the Stamp Duties (Non-Licensed Housing Developers) (Remission of ABSD) Rules 2015.

[2] Details on the remission of ABSD for a Singaporean married couple are provided under the Stamp Duties (Spouses) (Remission of ABSD) Rules 2013. A Singaporean married couple must include a Singapore Citizen.

[3] The specified timelines for commencement of housing development are 2 years from the purchase of the land for all housing developers. The specified timelines for completion of housing development and sale of housing units are 5 years from purchase of the land for licensed developers (those who construct more than 4 housing units), and 3 years from purchase of the land for non-licensed developers (those who construct no more than 4 housing units).

## Chinese translation

> Translation model: grok_cli

### 因2019冠状病毒疾病（COVID-19）疫情为房地产行业提供的临时纾困措施

政府今日宣布，为受2019冠状病毒疾病（COVID-19）疫情——尤其是2020年4月7日至6月1日实施的阻断措施——影响、导致建筑工期与住宅单位销售受阻的房地产发展商及个人，推出临时纾困措施。政府将继续确保私人住宅价格大体与经济基本面保持一致。因此，这些临时纾困措施并不改变其他现行住宅房地产市场降温措施。

即日起实施的临时纾困措施为：

(i) 将住宅、商业及工业发展项目的工程完成期限（PCP）延长6个月；

(ii) 就房屋发展商额外买方印花税（ABSD）减免而言，将住宅发展工程的开工与竣工，以及住宅发展项目中住宅单位的销售时限延长6个月[1]；

(iii) 就外资房屋发展商适用的合格证书（QC）制度下的住宅发展项目，将工程完成期限及／或出售期限合共延长最多6个月；以及

(iv) 就新加坡公民已婚夫妇购买第二套住宅物业的额外买方印花税减免而言，将出售第一套住宅物业的时限延长6个月[2]。

2019冠状病毒疾病疫情，以及世界各国政府实施的相关公共卫生措施，扰乱了供应链并造成人力短缺。自2020年4月7日起实施的阻断措施，亦导致建筑工地停工、房屋发展商售楼处运作及看房活动暂停。这影响了建筑工期与住宅单位的销售。

所有房屋发展商，以及希望就第二套住宅物业申请额外买方印花税减免的新加坡公民已婚夫妇，将继续受现行额外买方印花税制度约束，惟符合资格的发展商及新加坡公民已婚夫妇的减免条件时限将予延长。

政府期望发展商同样向其总承包商提供纾困与支持，尤其是在阻断措施期间工程进度受阻之时。

政府将继续密切关注2019冠状病毒疾病疫情对建筑业工程进度及房地产行业的影响，并在必要时调整政策。

针对个人的临时纾困措施

额外买方印花税。在额外买方印花税制度下，联合购买第二套住宅物业的新加坡公民已婚夫妇须在指定时限内出售其第一套住宅物业，否则无权就第二套住宅物业已缴额外买方印花税获得减免。出售第一套住宅物业的指定时限为：

(i) 若第二套物业为已竣工物业，则自购买之日起6个月；或

(ii) 若购买时第二套物业尚未竣工，则自临时入住准证（“TOP”）或法定竣工证书（“CSC”）签发之日起较早者起计6个月。

在临时纾困措施下，新加坡公民已婚夫妇就第二套住宅物业已缴额外买方印花税申请减免的指定出售时限将延长6个月。要符合此延期资格，须同时满足以下两项条件：

(i) 夫妇的第二套住宅物业于2020年6月1日或之前联合购入；以及

(ii) 出售第一套住宅物业的原定时限于2020年2月1日或之后届满。

符合资格的新加坡公民已婚夫妇可参阅国内税务局（IRAS）网站了解更多详情。额外买方印花税减免申请须在第一套住宅物业出售之日起6个月内提出。

针对发展商的临时纾困措施

私人住宅发展项目

工程完成期限。政府售地项目，或由新加坡土地管理局（SLA）直接让渡或续租土地上的符合资格住宅发展项目，其工程完成期限将延长6个月。要符合延期资格，须同时满足以下两项条件：

(i) 土地于2020年6月1日或之前中标，或土地于2020年6月1日或之前由新加坡土地管理局直接让渡或续租；以及

(ii) 项目原定完成时限为2020年2月1日或之后。

符合资格的发展商将由相关机构通知。无需提出申请。

额外买方印花税。在额外买方印花税制度下，发展商须在指定时限内开工并完成住宅发展，以及售出住宅发展项目中的所有住宅单位[3]，否则须就购地缴纳额外买方印花税。在临时纾困措施下，符合资格的住宅物业发展项目的指定开工、竣工及销售时限将延长6个月。

要符合住宅发展指定开工时限延期资格，须同时满足以下两项条件：

(i) 土地于2020年6月1日或之前购入；以及

(ii) 住宅发展原定开工时限于2020年2月1日或之后届满。

要符合住宅发展指定竣工时限及售出发展项目中所有住宅单位时限延期资格，须同时满足以下两项条件：

(i) 土地于2020年6月1日或之前购入；以及

(ii) 住宅发展竣工及售出发展中所有住宅单位的原定时限于2020年2月1日或之后届满。

符合资格的发展商将自动获延期。无需提出申请。

合格证书。在合格证书制度下，受合格证书规则约束的发展商须自合格证书或集体出售（en bloc）令发出之日起5年内完成住宅发展项目中所有住宅单位的建造，并自临时入住准证或法定竣工证书发出之日起2年内处置所有住宅单位。在临时纾困措施下，申请延长现有竣工及／或处置期限的发展商，将获豁免合共最多6个月的延期费用。此亦适用于新加坡土地管理局其他要求完成并售出住宅发展中所有单位的批准。

要符合豁免延期费用资格，须同时满足以下两项条件：

(i) 要求完成并售出住宅发展中所有单位的合格证书或新加坡土地管理局批准于2020年6月1日或之前发出；以及

(ii) 完成并售出住宅发展中单位的原定时限于2020年2月1日或之后届满。

符合资格的发展商可于2020年12月1日或之前致函新加坡土地管理局土地交易审批组（LDAU），电邮SLA_LDU@sla.gov.sg提出申请。

商业及工业发展项目

工程完成期限。政府售地项目，或由新加坡土地管理局直接让渡或续租土地上的符合资格商业及工业发展项目，其工程完成期限将延长6个月。要符合延期资格，须满足以下条件：

(i) 土地于2020年6月1日或之前中标；或土地于2020年6月1日或之前由新加坡土地管理局直接让渡或续租；以及

(ii) 项目原定完成时限于2020年2月1日或之后届满。

符合资格的发展商将由相关机构通知。无需提出申请。

[1] 房屋发展商额外买方印花税减免详情见《印花税（房屋发展商）（额外买方印花税减免）规则2013》及《印花税（非持牌房屋发展商）（额外买方印花税减免）规则2015》。

[2] 新加坡公民已婚夫妇额外买方印花税减免详情见《印花税（配偶）（额外买方印花税减免）规则2013》。新加坡公民已婚夫妇须包括一名新加坡公民。

[3] 房屋发展开工指定时限为所有房屋发展商自购地之日起2年。房屋发展竣工及住宅单位销售指定时限为：持牌发展商（建造超过4个住宅单位者）自购地之日起5年；非持牌发展商（建造不超过4个住宅单位者）自购地之日起3年。