HDB Owners Revealed This Reason As The Main Obstacle To Upgrading In 2024. Shocking? Not Quite.

Get The Property Insights Serious Buyers Read First: Join 50,000+ readers who rely on our weekly breakdowns of Singapore’s property market.

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.
At what point has the average Singaporean said “High prices aren’t the problem in buying a condo?”
Along with people who don’t like money, or a cai png stall with consistent pricing, this is right up there with things that never happen. So it befuddles me that a property agency needs to do a survey to find out that “unaffordable private home prices” are an obstacle to upgrading. Or that “HDB flats remain the preferred housing option for respondents.” Not what I’d call a Sherlock Holmes moment.

But then I kept reading, and I realised it’s part of the routine.
You see, every year, there will be a certain number of times the media puts out a story about real estate players trying to put pressure on relaxing certain policies. Here’s one from 2014, here’s one from 2018, here’s one from 2023, and I guess I just read the one for 2024.
Anyway, this time it is about adjusting ABSD for upgraders. Right now, if you buy your new property first, you pay ABSD upfront – then you can apply for ABSD remittance if you sell your previous home within six months. This doesn’t apply to Executive Condominiums (ECs) though: for ECs, you can go ahead and buy first without paying ABSD (as it’s an HDB property, so you will by default have to sell your other HDB property within six months).
But do we really want ABSD tweaked, even if it’s just to help upgraders?

Even by using the ABSD as a speed bump, it can help to slow the voracious demand. Without it, show flats may be more packed, with more people putting down cheques before the early bird discounts end. ABSD remission also has an indirect impact on resale flat prices – if someone needs to sell their flat within six months or risk losing the ABSD, they’re more likely to set a realistic price. It’s vastly different from a situation where they can buy a new condo first, and still take their time poking around for the highest possible Cash Over Valuation (COV) for their flat until the new place is completed.
There is also the fact that, if buying first isn’t an option, fewer people might take the plunge. Renting temporary accommodation, finding temporary storage, etc. all tend to be necessary, if you sell your flat before buying a condo. It is, quite frankly, a pain in the neck. So sometimes, the ABSD requirement will cause some people to hold off on upgrading together.
And the reality is, the fewer homeowners rush to upgrade, the less pressure there is for prices to go up.
More from Stacked
$42 Million For A Car Park: Can Car Parks Be An Investment In Singapore?
As far as property investments go, car parks are one of the most mysterious. There are few strata-titled car parks…

You know who won’t have a problem upgrading though?
Probably someone whose flat is picked for SERS. To date one of the shrewdest homeowners we’ve met at Stacked benefitted from the SERS at Tanglin Halt. His replacement unit was completed in 2021 at Dawson, close to SkyOasis @ Dawson which saw the recent record-breaking sale of a $1.73 million flat (see the details here).
If that seller was an upgrader, I hope they’re enjoying their $3 million condo or whatever right now; I’m guessing they can afford the jump.

This does lead me to wonder: now that the government has (somewhat) balanced out the windfall effect of mature estate housing, thanks to the Prime model, will we see a counterpart to SERS? Only around four or five per cent of flats benefit from SERS right now – but the effects have been wildly disproportionate for some.
I’m not wired for fairness myself; to me, someone benefiting from SERS isn’t more inherently unfair than someone winning 4D. But in my experience, Singaporean homeowners are huge on what they perceive as being fair/unfair, and further stories of high-priced SERS replacement flats are bound to stoke complaints.
Meanwhile in other property news:
- What’s it like buying property abroad? Here’s the experience of someone who bought a home in France.
- Pasir Ris: Singapore’s heartland resort town. It’s a great place for family, and check out what life is like at The Esparis here.
- Everyone loves a great comeback story right? Here’s one for condos that saw a big turnaround in their later years.
- Enough with all the hoo-ha about expensive flats. You could potentially get a resale 3-room flat for as low as $250,000 out there.
Weekly Sales Roundup (15 July – 21 July)
Top 5 Most Expensive New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
THE RESERVE RESIDENCES | $4,130,000 | 1625 | $2,541 | 99 yrs |
PINETREE HILL | $3,661,000 | 1464 | $2,501 | 99 yrs (2022) |
GRAND DUNMAN | $3,609,000 | 1432 | $2,521 | 99 yrs |
LENTOR MANSION | $3,448,000 | 1507 | $2,288 | 99 yrs (2023) |
TEMBUSU GRAND | $3,396,000 | 1432 | $2,372 | 99 yrs (2022) |
Top 5 Cheapest New Sales (By Project)
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
KASSIA | $883,000 | 474 | $1,864 | FH |
THE MYST | $1,241,000 | 517 | $2,402 | 99 yrs |
TEMBUSU GRAND | $1,368,000 | 527 | $2,594 | 99 yrs (2022) |
HILLHAVEN | $1,505,745 | 721 | $2,088 | 99 yrs (2023) |
LENTORIA | $1,560,000 | 700 | $2,230 | 99 yrs (2022) |
Top 5 Most Expensive Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
BEVERLY HILL | $9,150,000 | 3778 | $2,422 | FH |
CUSCADEN RESERVE | $7,201,000 | 2099 | $3,431 | 99 yrs (2018) |
THE ARCADIA | $5,200,000 | 3821 | $1,361 | 99 yrs (1979) |
THE EDGE ON CAIRNHILL | $4,920,000 | 2131 | $2,308 | FH |
BALMORAL 8 | $4,200,000 | 1841 | $2,282 | FH |
Top 5 Cheapest Resale
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
PARC ROSEWOOD | $660,000 | 517 | $1,277 | 99 yrs (2011) |
CARDIFF RESIDENCE | $699,000 | 420 | $1,665 | 99 yrs (2011) |
# 1 SUITES | $710,000 | 581 | $1,221 | FH |
JOOL SUITES | $715,000 | 409 | $1,748 | FH |
HIGH PARK RESIDENCES | $730,000 | 452 | $1,615 | 99 yrs (2014) |
Top 5 Biggest Winners
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
BEVERLY HILL | $9,150,000 | 3778 | $2,422 | $5,470,000 | 28 Years |
THE DAIRY FARM | $3,400,000 | 2207 | $1,541 | $2,220,000 | 15 Years |
THE ARCADIA | $5,200,000 | 3821 | $1,361 | $2,000,000 | 8 Years |
DUNMAN PLACE | $2,750,000 | 1442 | $1,907 | $1,941,038 | 26 Years |
GOLDENHILL PARK CONDOMINIUM | $2,880,000 | 1335 | $2,158 | $1,914,300 | 22 Years |
Top 5 Biggest Losers
PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
KINGSFORD WATERBAY | $1,110,000 | 850 | $1,305 | -$38,000 | 6 Years |
# 1 SUITES | $710,000 | 581 | $1,221 | $25,777 | 10 Years |
SOLEIL @ SINARAN | $1,088,000 | 581 | $1,872 | $38,000 | 13 Years |
JOOL SUITES | $715,000 | 409 | $1,748 | $45,079 | 13 Years |
VACANZA @ EAST | $735,000 | 484 | $1,517 | $65,000 | 7 Year |
Transaction Breakdown

For more on the Singapore property market, follow us on Stacked.
Ryan J
A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan's expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938's Open House programme underscores his commitment to providing valuable insights into the property market.Read next from Singapore Property News

Singapore Property News What Buyers Overlook When Purchasing Older Condos (Until It’s Too Late)

Singapore Property News Over 900 Units Sold in One Weekend: The Surprising Lessons From River Green, Promenade Peak & Canberra Crescent

Singapore Property News Is Property Decoupling To Avoid ABSD Now Illegal?

Singapore Property News How Condo Buying In Singapore Became A Game Of Luck
Latest Posts

Property Advice The Ideal Size for Each Room of Your Condo to Actually Feel Liveable Revealed

Property Advice 5 Mistakes You Make When Comparing Condo Prices – Your ‘Good Deal’ Might Be Hiding a Secret

Pro District 7 vs District 9: Which Prime Location Has Delivered Better Condo Value?

Overseas Property Investing 4 Hidden Risks To Avoid When Buying Property In Malaysia (A Guide For Singaporeans)

Homeowner Stories I Bought a Freehold Property in Singapore and Regret It — Here’s the Big Mistake I Made

Editor's Pick We Toured A Rare Part Of Singapore Where Terrace Houses Are Bigger Than The Semi-Detached Units

Editor's Pick 5 Ways Housing Shapes Singapore’s National Identity

On The Market 5 Attractive Freehold Condos With Private Pools (Under $2M)

Editor's Pick Springleaf Residence Pricing Review: How It Compares To Nearby Resale And New Launches

Editor's Pick Springleaf Residence Review: A 941 Mega-Development Near The MRT From $1,995 Psf

Property Market Commentary 4 Condo Layouts And Features Buyers Are Moving Away From in 2025

Editor's Pick Summer Suites Condo Review: A Freehold Johor Bahru Condo Near The RTS Link

Pro New Launch vs Resale Condos in District 9: Which Bedroom Types Offer Better Value Today?

Editor's Pick I Visited Freehold Terraces, Semi-Ds, and Detached Homes in the East Ranging from $2.5 Million to $11 Million

Editor's Pick Springleaf Residence Launches From $878K — Is This 941-Unit Mega Development Worth It?
