PropNex suggests changes to housing policies ahead of Budget 2026

CEO highlights ABSD, EC rules, en bloc sales changes.

PropNex has proposed a set of policies to maintain property market stability, improve housing affordability, and encourage urban renewal ahead of the Singapore Budget 2026.

The proposals follow signs of resilience in the housing market and moderate price growth, which the agency said provide room for targeted fine-tuning of existing measures.

“They include easing the additional buyer’s stamp duty (ABSD) rate for foreigners buying high-value non-landed private homes in the Core Central Region (CCR), raising the monthly household income ceiling and mortgage servicing ratio for the purchase of new executive condominiums (ECs), lifting the 15-month wait-out period, and supporting urban renewal via collective sales by lowering the requisite consensus threshold, among others,” PropNex CEO Kelvin Fong said.

PropNex recommends reducing the ABSD rate for foreign buyers of non-landed private homes valued at $10 million and above in the CCR to 30% from the current 60%, to encourage liquidity in the high-end market without impacting broader affordability.

The agency also proposes lowering the en bloc sale consent threshold to 70% for private residential developments that are 40 years or older, to support urban renewal, rejuvenate ageing estates, optimise land use, and help owners manage rising maintenance costs associated with older developments.

It further recommends extending the ABSD remission deadline for housing developers undertaking large sites to seven years, giving developers greater flexibility and confidence to execute large-scale projects.

PropNex also suggests raising the mortgage servicing ratio (MSR) from 30% to 40% for eligible buyers purchasing new ECs, to keep pace with rising property prices.

In addition, the agency proposes increasing the monthly household income ceiling for new EC purchases in a two-step process—from $16,000 to $18,000 initially, and potentially to $20,000 at a later stage—to improve financial viability.

The 15-month wait-out period should also be lifted, as the HDB resale market has cooled, PropNex said, to ease housing transitions for private homeowners and support smoother movement between housing segments.

“Singapore’s tiered housing system provides options for every budget, ensuring that everyone can find a home that meets their needs. By fine-tuning existing measures in line with current market conditions, we believe Singapore can continue to keep housing affordable, support responsible homeownership, and ensure the long-term resilience of the residential property market,” Fong added.