- FAQ on STARS eLodgment
- FAQ on Changing your Name on Your Land Title Document
- FAQ on Changing Your Address for Service of Notice on Your Title Document
- FAQ on Foreign Ownership of Land under the Residential Property Act
- FAQ on Fees and GIRO Account Application
- FAQ on Notifying the Death of a Joint Tenant
- FAQ on Land Register Search
- FAQ on Caveats
Please click here.
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In order to change your name on your land title document, you are required to lodge an Application to Note Change of Name. For a softcopy of the form please click here:Application To Note Change of Name. The Application is to be lodged together with a set of lodgement forms at the Singapore Land Authority, #26-01, No. 8 Shenton Way, Singapore 068811 during the lodgement hours of 8.30am and 12noon, Mondays to Fridays. (Please note that the lodgement hours, by law, close at 12 noon sharp. Our peak hour for lodgement is from 11am to 12noon. We would therefore advise you to lodge before 11am.) The lodgement form can be obtained from our enquiry officer at the counter. The Application has to be lodged together with the following documents:
If your property is mortgaged to a bank or if you are using funds from your CPF account, your duplicate Certificate of Title will be held by the bank or CPF Board. You will, therefore, need to arrange with the bank or the CPF Board for the release of the duplicate Certificate of Title to you for the lodgement of the Application.
For Natural Person:
You will need to attach the original Deed Poll or a copy certified true by a lawyer.
For Companies:
You will need to attach either the email notification of the notice of incorporation of company under a new name, certified true by a lawyer or the certificate of incorporation on change of name of company, certified true by a lawyer or the Registrar of Companies & Businesses.
Note:
Accounting and Corporate Regulatory Authority is at 10, Anson Road #05-01/15, International Plaza, Singapore 079903.
If your property is under mortgage or you have used or are using CPF funds towards the purchase of the property, the duplicate Certificate of Title will be held by the bank or CPF Board. After you have arranged for the release of the duplicate Certificate of Title to you for the lodgement of the Application, you will need to forward a Production Form. This form is to be filled in by both the bank or CPF Board and yourself. This form is the bank or CPF Board permitting you to use the duplicate Certificate of Title for the Application and after the registration of the Application, authorising the return of the duplicate Certificate of Title to the bank or CPF Board. For a softcopy of the form, please click here: Production Form |
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To notify the Registrar of Titles of your change of address, please complete the Form For Change of Address. For a softcopy of the form, please click here: Form For Change of Address
It is not necessary to surrender your Title Document in order to update the change of address. However, if you have the Title Document in your possession and have indicated in the form that you would like a new Title Document with the updated address reflected, we would inform you as to when you may exchange your old Title Document for the new one. A fee is chargeable for the printing of the new Title document. Please provide us with your contact number so that we can reach you should we need any clarification. |
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It includes vacant residential land, landed property [i.e detached house, semi-detached house and terrace house (including linked house or townhouse)] as well as landed property in strata developments which are not approved condominium developments under the Planning Act.
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- any apartment within a building;
- any flat or dwelling-house in an approved condominium development under the Planning Act;
- a leasehold estate in a property specified in the above item 1 for a term not exceeding 7 years at any one time, including any further term which may be granted by way of an option for renewal;
- a HDB flat purchased directly from HDB;
- a resale HDB flat where HDB has consented to the sale;
- HDB shophouse; and
- an Executive Condominium purchased under the Executive Condominium Housing Scheme Act 1996.
Note:
Intended purchasers of properties d to g are required to enquire directly with the Housing and Development Board with regards to their eligibility to purchase the properties under the HDB's purview.
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Whether a shophouse is a restricted residential property depends on the zoning of the land on which the property is erected and the approved use of the property as well as whether the
property is strata subdivided or not.
For example,
- If the shophouse (approved for mixed commercial and residential use) is not strata subdivided and is erected on land which has been zoned 'commercial', or 'commercial and residential',
it is not a restricted residential property within the meaning of the Residential Property Act.
- If the shophouse (approved for mixed commercial and residential use) is not strata subdivided and is erected on land which has been zoned 'residential', it is a restricted
residential property within the meaning of the Residential Property Act.
- If the shophouse (approved for residential with commercial on 1st storey use) and is not strata subdivided and is erected on land which has been zoned 'residential', it is a restricted
residential property within the meaning of the Residential Property Act.
The above is only a guide. Your lawyers will be able to advise you based on the reply of the Chief Executive Officer, URA, on the zoning and approved use of the property. If you are in doubt, you may
wish to write to us and enclose a copy of that reply.
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Yes. If you are an individual buying the vacant land to build your own dwelling house. If approval is granted, it will be subject to you agreeing:-
- to obtain the Notice of Grant of Written Permission for the construction of the dwelling house within 6 months after the date of the letter conveying the Minister's decision;
- to obtain the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is earlier) within 24 months after the date of issue of the Notice of Grant of Written Permission;
- not to dispose of your interest in the property within 3 years after the date of issue of the Temporary Occupation Permit or within 3 years after the date of issue of the Certificate of Statutory Completion (whichever is earlier);
- to use the property for your own occupation and that of your family members as a dwelling house and not for rental or any other purpose; and
- to furnish a Banker's Guarantee of $50,000 or 1% of the purchase price of the property (whichever is higher) as security for your compliance of the conditions imposed.
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Yes. You have to indicate your intention at the time of application.
However, if your intention is to carry out any of the above in the future, you need to obtain Government approval before commencement of the works. You make an application by submitting the application form (Form VC). A non-refundable fee of $520 is payable for the application. If approval is granted, it will be subject to the conditions as stated in paragraph 4 above.
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You cannot sell your estate and interest in the property within 3 years after the date of purchase of the property. However, if the property purchased is:
- a plot of vacant land for your construction of a dwelling house; or
- a built-up property which you intend to or subsequently in future
(i) tear down to re-build a new dwelling house;
(ii) carry out reconstruction of the existing dwelling house; or
(iii) carry out addition and alteration works to the existing dwelling house,
you cannot dispose of your interest in the property within 3 years after the date of issue of the Temporary Occupation Permit or 3 years
after the date of issue of the Certificate of Statutory Completion, whichever is earlier.
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Yes. The land area of the property should not exceed 1393.5 sq metres (15,000 sq ft).
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No.
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Yes, if the property you now own is a restricted residential property purchased/acquired before, on or after 11 September 1973.
Note
- if you and/or your spouse own an HDB flat or a non-privatised HUDC Phase III or IV flat, you are strongly advised to check with HDB as to whether you and/or your
spouse are eligible to retain your HDB flat without owner-occupation under the HDB's existing policies, before you proceed to purchase a restricted residential property.
This is to ensure that you and/or your spouse do not infringe the terms of your HDB lease, the Housing and Development Act or any of HDB policies in force, when you purchase
a restricted residential property. If you are not eligible to retain your HDB flat without owner-occupation, you will be required by HDB to dispose of your flat within such time as may be specified by HDB.
- if you and/or your spouse own an Executive Condominium (EC) purchased under the Executive Condominium Housing Scheme Act 1996, you and/or your spouse are not allowed to dispose of your EC within the Minimum
Occupation Period of 5 years starting from the date of issue of its Temporary Occupation Permit nor acquire an interest in another residential property or HDB flat within this period. If you do so, you will
infringe the Executive Condominium Housing Scheme Act 1996 and HDB can compulsorily acquire your EC
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- (where separate legal title has been issued for the new property to be purchased), on or before the legal completion of the purchase of the new property; or
- (where the new property to be purchased is under construction), within 3 months from the date issue of the Temporary Occupation Permit or Certificate of Statutory Completion (whichever is the earlier) for the new property; or
- (where the Temporary Occupation Permit or Certificate of Statutory Completion for the new property to be purchased has been issued but separate legal title has not been issued), within 3 months from the date when the seller delivers vacant possession of the new property to you.
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Yes, you can state in the application form that you are applying for an Approval In-Principle (AIP). The AIP, if granted, is valid for 6 months. It is not renewable. Once the 6-month period has lapsed, a fresh application must be made for another Approval In-Principle or for purchase of a specific property.
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Yes, you may do so.
However, if the existing property you own is a restricted residential property, please refer to Q10 on the time period within which you are required to dispose of your existing property.
Note:
For HDB flat or a non-privatised HUDC Phase III and IV flat and Executive Condominium, you are strongly advised to check with HDB as to whether you are eligible to retain your HDB flat without owner-occupation under the HDBs existing policies. Please refer to Note at Q9.
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Every application is considered on its own merits. The main criteria are whether you are a permanent resident of Singapore and your economic contribution to Singapore.
In assessing your economic contribution to Singapore, the main factors considered are your :
- professional/technical/academic qualifications;
- expertise and working experience needed by Singapore; and
- investments in the type of industry or service sector needed in Singapore.
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Yes. However, you must ensure that a clause stating that the purchase of the restricted residential
property is subject to your obtaining Government approval is incorporated. Otherwise, the Option to Purchase or Sale and Purchase Agreement is null and void.
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No. When approval is granted for you to purchase a restricted residential property, it will be subject to the condition that the property will be used solely by you for your own occupation and that of your family members as a dwelling house and not for rental or
any other purpose. You are required to give an undertaking to this effect. Breach of this undertaking is an offence under Section 25(8) of the Residential Property Act for which an offender may be liable on conviction to a fine not exceeding $5,000 or to imprisonment for a term not exceeding 3 years or both.
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Generally, the average processing time is within 30 days (excluding Saturdays, Sundays and Public Holidays).
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Yes, you may appeal against the Minister's decision within 3 months from the date of the letter informing you of the disapproval.
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Under the Residential Property Act, a foreign person cannot acquire/inherit a restricted residential property unless he obtains approval. If approval
is not granted to him, the personal representatives of the estate of the deceased person must dispose of the foreign person's share in the restricted residential property within
10 years from the date of death of the deceased person.
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Yes, you may will your property to a foreign person as beneficiary. However, upon your death, the foreign beneficiary will have to obtain Minister's
approval to acquire the estate and interest in the property. If the foreign beneficiary is not granted approval to acquire the property, the personal representative of the
estate of the deceased person will have to sell the foreign beneficiary's share within 10 years of the date of death of the deceased person.
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You have to apply to our Unit for an extension of time to dispose of the property.
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Registration fees are paid through GIRO. Search fees and fees for microprints and photocopies are paid through the auto-cashier or by cashless means (e.g. NETS, cashcard and creditcard) over the counter at the Registry.
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Applicants for payment of registration fees by Interbank GIRO may submit the following forms either by post (address given in the Particulars Form below) or in person at the Singapore Land Authority counter at the 26th storey:
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As we need to liaise with the banks, it usually takes about 2 weeks
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In general, there are 2 main types of fees :
- Registration fees for documents; and
- Search fees and fees for photocopies and microprints.
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I. Two persons, A & B (or more) own the property together as joint tenants (no distinguishing of shares). If one owner passes away, the other owner becomes the sole owner. If there are more than 2 remaining owners, they will become the owners of the property as joint tenants.
To enable the Registry to update the Land Title document (i.e. the Certificate of Title or duplicate Lease), you are required to file a document called Notice of Death.
Note:
A Notice of Death is only applicable if the owners are joint tenants. It does not apply where the owners hold the property as tenants-in-common i.e. each owner has a distinct share in the property.
The Notice of Death is to be lodged together with a Lodgment Form at the Singapore Land Authority, #26-01, No. 8 Shenton Way, Singapore 068811 between 8.30 am and 12 noon, Mondays to Fridays.
Please note that the lodgment hours, by law, close at 12 noon sharp. As the peak hour for lodgment is from 11am to 12 noon, it is advisable to file your document before 11 am.
For a soft copy of the form, please click here: Notice of Death.
For a sample of the completed form, please click here: Sample.
For a soft copy of the lodgment form, please click here: Lodgement Form.
II. The Notice of Death has to be filed together with the following documents:
a. Documentary Evidence
You will need to attach one of the following documents to show evidence of the death of your co-owner:
- a certified extract of the Death Certificate of the deceased; or
- the original or a certified true copy of the Grant of Probate or Letters of Administration of the estate of the deceased.
b. Certificate of Title or Duplicate Lease
If you have not used your CPF funds or obtained a loan to purchase your property, the Certificate of Title or duplicate Lease will be in your possession and you must forward it with the Notice of Death.
If you have taken a loan from a Bank, finance company or HDB, and you are using funds from your CPF account, your Certificate of Title or duplicate Lease will be held by the Bank, finance company or HDB.
You will therefore need to arrange with the respective Bank, finance company or HDB for the release of the Certificate of Title or duplicate Lease to you for the lodgment of the Notice of Death.
Note:
For duplicate Lease held by HDB, HDB will forward it directly to us and collect it after registration.
c. Production Form in accordance with Part 3 Item 19 of the Consolidated Practice Circulars 2003
When the Bank or finance company agrees to release the Certificate of Title or duplicate Lease to you, you are required to obtain a Production Form from them. This form is to be completed by both you
and the finance company or the Bank. This form indicates:
- that you are allowed to use the Certificate of Title or duplicate Lease for the lodgment of the Notice of Death;
- the party authorised to collect the Certificate of Title or duplicate Lease.
For a sample of the Production Form, please click here: Production Form.
Important point to note:
If you are only using funds from your CPF account and have NOT taken any loan from a Bank, finance company or HDB, or if you have redeemed your loan, then the Certificate of Title or duplicate Lease will be in your possession.
d. Registration fee chargeable
A registration fee is payable by all mode of payments EXCEPT cash. The fee varies for different types of properties.
For the fee schedule, please click here: Fee schedule
Note:
For private properties, please refer to the item
Registration or notification of each of the following instruments:
(k) entitlement to an interest upon the death of a joint tenant or a life
tenant or upon defeasance of the interest of the proprietor
For HDB properties, please refer to the item
Registration of the following instruments relating to flats or units sold under the Housing and Development Act (Cap129):
(a)instruments specified in item 4 (a) to (k)
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Anyone who is interested in the property such as potential buyers, lawyers acting for interested parties (eg. buyers, banks, CPF Board)
and financial institutions who may be considering extending loan facilities.
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The Singapore Land Authority (SLA) maintains a public land-register in accordance with the Land Titles Act.
This land register is the authoritative record on the ownership of all properties registered under the Act in Singapore.
Section 161 of the Act provides that any person may, upon payment of a prescribed fee, have access to the land-register for the purpose of inspection and search.
Through this search, a person may obtain land and ownership information of the property he is interested in. However, he can only conduct this search if he provides
SLA with the property's address (or the property's Lot number and Mukim/Townsubdivision number) and pays the requisite fees. The information that is made available to
him is part of the public record of the property that he has identified.
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The Land-register provides information on:
- Whether it is freehold or leasehold or others
- Land area of the property
- The name(s) of the registered owners
- The legal arrangement by which the registered owners own the property (eg. Joint tenants or Tenants in common)
- The addresses for service of legal notices on the registered owners
- Whether there are legal interests (eg. Mortgages, CPF Charges) affecting the property
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A potential buyer of a property would want to verify that the person who claims to be the owner of the property
is indeed the legal owner and whether there are any other matters that he should know about (eg. Mortgages, CPF Charges) which affect the property.
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The fees which are imposed are prescribed by the Act and are for the purpose of cost recovery. At the same time, the imposition of fees also helps to deter frivolous use of these services.
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A caveat is a legal document lodged at SLA by someone (known as a "caveator") against a property in which the caveator claims an interest. The Land Titles Act allows any person who claims an interest in the property to lodge a caveat. When a caveat is lodged, the Registrar of Titles will notify it against the property.
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A caveat may be lodged by any party who has an interest in the property and that party is usually a :-
buyer who has paid a deposit to buy a particular property; OR
financial institution which has granted a loan to the owner or the buyer; OR
CPF Board when CPF funds are released from the owner’s or the buyer’s CPF account(s)
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The primary purpose of a caveat is to protect the interest of the caveator (whether as "purchaser" when a buyer pays a deposit; as "mortgagee" when the financial institution releases the loan; or as "chargee" when CPF releases CPF funds). It is a precautionary step taken by the caveator pending completion of his transaction. The caveat also serves as a notice to others that the caveator has an interest in the property.
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Once a caveat is lodged and accepted by SLA, a caveat notice will be served in accordance with Section 117 of the Land Titles Act. A caveat notice will usually be served on the following persons :-
the owner of the property; and/or
the buyer of your property if the financial institution which granted a loan to your buyer lodges a caveat.
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You do not need to take any action if you agree with the caveator’s claim. For example:-
| if you have sold your property to a buyer and his/her name is stated in the caveat notice; OR
if you have obtained a loan from a financial institution or if your buyer has obtained a loan from a financial institution; OR
if you have used your CPF funds to buy the property or if your buyer has used his CPF funds to buy your property. |
However, if you have not, at any point of time, agreed to sell your property OR have not taken any loan from any financial institution OR have not applied to withdraw your CPF funds, please consult your lawyers for legal advice. You should also seek legal advice if there are other types of interest claimed and you do not agree with them.
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A caveat is valid for a period of five (5) years from the date of notification. An extension of caveat is a legal document lodged at SLA to extend the expiry date of the caveat for a further period of 5 years. When an extension of caveat is lodged and accepted by SLA, a caveat notice will also be served on the appropriate parties pursuant to Section 117 of the Land Titles Act.
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You may purchase a copy of the caveat at www.inlis.gov.sg. Each copy of a caveat costs $4.20.
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