Singapore has an ageing problem, but that’s not headline news at this point.
Earlier this year, the Minister for Health Ong Ye Kung officially described our city-state as “super-aged Singapore”. It’s a reflection of our demographic reality that over 21% of our local population after 65 years and older.
This is not a surprise, and we’ve been hearing concerning reports about our declining birth rate for nearly a decade. And this demographic reality is reshaping our housing scene.
This week, the government announced that Community Care Apartments (CCAs) will be open to Singaporeans from age 55 instead of 65.
This type of public housing was introduced in 2021 with a pilot project in Bukit Batok. These flats are a modified form of public housing for seniors, that enables them to age independently in their own homes.
Unlike traditional HDB flats, these also come with a Basic Service Package (BSP) that residents subscribe to. This includes services such as 24-hour emergency response and regular well-being check-ins, with different services that determine the subscription fees.
The units are also designed with senior-friendly features such as wheelchair-accessible bathrooms and grab bars. These units are also located close to the neighbourhood’s Active Ageing Centres and clinics.
Besides lowering the eligible age to 55, the fees for the subscription service could now be lowered by as much as 18 percentage points to 75%.
Christine Sun, Chief Researcher & Strategist at Realion (OrangeTee & ETC) Group, points out that based on the previous cut-off age of 65 years old and an average construction period of three to five years, some buyers may find moving to a new flat at 70 years old too tiring and arduous.
She adds that these seniors also need time to adjust to a new environment, which could be easier if they do so at a younger age, like 60 years old, when they are more mobile.
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The response to CCAs is still shaping up
How popular are these CCAs? The application rate seems to suggest that the appeal is slipping.
The pilot launch – Harmony Village @ Bukit Batok – was heavily oversubscribed, with 706 applicants for just 169 units – an application rate of 4.2. The latest launch at Fernvale Plains last year was more measured; it received 152 applications for 207 units – an application rate of 0.7.
I don’t think that means it’s lost its appeal – in my view that’s way too early to say – but this may reflect a programme that’s still finding its place. As such, I would expect further tweaks by the government, such as the current lower eligibility age and reduced monthly fees, to carry on for sometime yet.
It’s clear that with 240 more CCA flats in Toa Payoh for the October 2026 Build-To-Order (BTO) sales launch, this type of public housing is here to stay. In the long run, the government might see this as a more mainstream retirement option. The upcoming batch of CCA flats will be in a BTO project that is next to Caldecott MRT station (on the Circle and Thomson-East Coast Line).
Beyond the issue of age, the latest policy adjustment reflects how family structures are shifting.
Traditionally, the family structure of our society usually sees children live with their parents for a long time, sometimes even after these children get married. I grew up in the 1980s when multi-generational households were so common, I daresay it was the norm in my corner of society.
When elderly parents needed extra help, there was usually an adult child living under the same roof – perhaps even adult grandchildren. There was almost always someone to accompany them to medical appointments, and you couldn’t even flush the toilet without at least two people knowing you were in the bathroom.
Yes, the lack of privacy was annoying – but older folks always had someone around in an emergency.
But that family structure is gradually phasing out. This 2022 BBC feature highlighted something most of us have known for a while: A growing number of younger Singaporeans are moving out, and renting if they have to. Not necessarily because of family conflict or anything, but just out of a need for more personal space.
The adjustment relating to future CCA flats reflects this trend. With older folks living alone, the support networks that accompany public housing has to take on some of the former family support functions. Hence the emergency response systems, regular well-being check-ins, and easy access to Active Ageing Centres.
Consider that earlier this year, MOH reported that the number of one-person households among Singaporeans aged 65 and above has more than doubled over the past decade. At the same time, it also cited local research from Duke-NUS, showing that older adults who lived alone were twice as likely to report depressive symptoms as those who did not. So this is just as much a way to combat social isolation – and with children moving out sooner, it makes sense to drop the eligibility age to 55.
This may help with ‘empty nest’ situations in a way that benefits the wider housing market.
If children are moving out earlier, many older households may find themselves ‘empty nesters’ much sooner. A couple in their 50s or early 60s may no longer need a four-room or larger flat, with their children moved out; that’s just a lot of empty space.
Sun points out that if the pool of eligible buyers widens and more people select CCAs, some demand will be diverted from new two-room flexi flats. “This means that other applicants, such as singles, will have more 2-room flexi flats to choose from, leading to a higher ballot success,” she says.
By lowering the eligibility age for CCAs to 55, the government allows room for some Singaporeans to start thinking about right-sizing earlier. That’s a subtle but significant shift that means that instead of waiting until your late 60s or 70s, homeowners can potentially unlock housing equity while they’re still active and healthy.
In fact, just a day after the news broke, one reader was quick to ask if he could give his four-room flat to his daughter – who’s getting married in October – and move to a CCA since he just turned 55 years old.
In case it has to be pointed out, this also has an impact on the wider resale market. Every household that voluntarily right-sizes frees up a larger home. And while I won’t go so far as to say that will lower flat prices, it could help with availability.
Now I’m just waiting for a new round of arguments online, about whether it’s fair that someone’s grandpa gets to live in Caldecott while theirs has to stay in Sembawang or something.
Meanwhile in other property news
- On a related note, be sure to see our price review of Dunearn House, where we compare its $PSF and quantum to nearby options. How good a deal is it, really?
- Should you sell an ageing but desirable Marine Parade condo unit as you near retirement, and how tough is it to get at a BTO flat at that point? Check out our answer to a reader.
- You likely haven’t heard of Emerald Park – but the two-bedders here turned out to be the top performing ones in the desirable Bukit Merah / Queenstown area. Join us on Stacked Pro to find out why!
Weekly Sales Roundup (06 – 12 July)
Top 5 Most Expensive New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| GRAND DUNMAN | $7,150,000 | 3068 | $2,331 | 99 yrs (2022) |
| PROMENADE PEAK | $6,600,000 | 1884 | $3,504 | 99 yrs (2024) |
| MEYER BLUE | $5,752,000 | 1733 | $3,319 | FH |
| THE CONTINUUM | $5,215,000 | 1905 | $2,737 | FH |
| ELTA | $4,079,000 | 1776 | $2,297 | 99 yrs (2024) |
Top 5 Cheapest New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| GRAND DUNMAN | $1,421,000 | 549 | $2,589 | 99 yrs (2022) |
| PROMENADE PEAK | $1,467,700 | 527 | $2,783 | 99 yrs (2024) |
| NARRA RESIDENCES | $1,509,000 | 700 | $2,157 | 99 yrs (2025) |
| ALTURA | $1,631,000 | 980 | $1,665 | 99 yrs (2022) |
| COASTAL CABANA | $1,666,000 | 915 | $1,821 | 99 yrs (2024) |
Top 5 Most Expensive Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| N.A. | $12,000,000 | 5436 | $2,208 | FH |
| HILLTOPS | $8,880,000 | 2465 | $3,602 | FH |
| GRANGE INFINITE | $5,580,000 | 2088 | $2,672 | FH |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $5,105,700 | 2573 | $1,985 | 99 yrs (2006) |
| PEBBLE BAY | $4,450,000 | 2788 | $1,596 | 99 yrs (1994) |
Top 5 Cheapest Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| LE REGAL | $610,000 | 420 | $1,453 | FH |
| AVANT RESIDENCES | $690,000 | 484 | $1,425 | 99 yrs (2012) |
| PARC BOTANNIA | $755,000 | 431 | $1,754 | 99 yrs (2016) |
| SOL ACRES | $770,000 | 495 | $1,555 | 99 yrs (2014) |
| PARC RIVIERA | $788,000 | 463 | $1,702 | 99 yrs (2015) |
Top 5 Biggest Winners
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| N.A. | $12,000,000 | 5436 | $2,208 | $6,500,000 | 21 Years |
| HAIG COURT | $3,150,000 | 1453 | $2,168 | $2,290,344 | 22 Years |
| ONE JERVOIS | $3,700,000 | 1496 | $2,473 | $2,138,203 | 20 Years |
| SOMMERVILLE GRANDEUR | $3,700,000 | 1938 | $1,910 | $1,990,000 | 26 Years |
| SIMSVILLE | $2,380,000 | 1528 | $1,557 | $1,684,760 | 28 Years |
Top 5 Biggest Losers
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| GRANGE INFINITE | $5,580,000 | 2088 | $2,672 | -$1,103,980 | 19 Years |
| ONE PEARL BANK | $988,000 | 431 | $2,295 | -$149,000 | 6 Years |
| STELLAR RV | $1,580,000 | 936 | $1,687 | -$116,600 | 14 Years |
| AVANT RESIDENCES | $690,000 | 484 | $1,425 | -$84,600 | 8 Years |
| HIGHLINE RESIDENCES | $1,050,000 | 506 | $2,075 | -$70,600 | 9 Years |
Top 5 Biggest Winners (ROI%)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD |
| HAIG COURT | $3,150,000 | 1453 | $2,168 | 266% | 22 Years |
| FORTUNE JADE | $2,330,000 | 1141 | $2,042 | 253% | 20 Years |
| SIMSVILLE | $2,380,000 | 1528 | $1,557 | 242% | 28 Years |
| BEDOK COURT | $2,330,000 | 2271 | $1,026 | 205% | 19 Years |
| REGAL 35 | $1,980,000 | 2400 | $825 | 193% | 21 Years |
Top 5 Biggest Losers (ROI%)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD |
| GRANGE INFINITE | $5,580,000 | 2088 | $2,672 | -17% | 19 Years |
| ONE PEARL BANK | $988,000 | 431 | $2,295 | -13% | 6 Years |
| AVANT RESIDENCES | $690,000 | 484 | $1,425 | -11% | 8 Years |
| STELLAR RV | $1,580,000 | 936 | $1,687 | -7% | 14 Years |
| HIGHLINE RESIDENCES | $1,050,000 | 506 | $2,075 | -6% | 9 Years |
Transaction Breakdown
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