Ten questions I filed for the sittings of 3 and 4 November 2026, with the replies given in the House and in writing.
At a glance
Classrooms in the haze. MOE is studying how to extend mixed mode cooling to classrooms, with an update “when ready”.
SAF training in the haze. Training is moderated in “Unhealthy” conditions, and non-essential outdoor activities are cancelled at hazardous levels.
The haze law, money laundering and the cost of the haze. Four questions, taken in the Bill debate on 4 November. The Minister said the total cost of the haze will be estimated “at the appropriate time”.
Deaths in National Service. An average of 10 to 11 full-time national servicemen a year died in service from 2016 to 2025, about four of them by suicide.
Bankrupts listed as directors. Around 1,700 of the 11,642 undischarged bankrupts are listed as directors of live companies.
Foreign buyers of commercial property. Foreigners are about 16% of buyers of strata commercial properties and shophouses; a targeted duty is “not necessary at this point”.
COE prices and household income. Was referred to the Minister’s statement of 3 November on the COE review.
Haze
Classrooms during the haze
Mr Kenneth Tiong Boon Kiat asked the Minister for Education (a) what temperatures classrooms reach with doors and windows closed and air purifiers running, as NEA advises purifiers otherwise "may not work at the specified performance ratings"; and (b) as the Ministry’s haze plan places unwell students in "an air-conditioned room with an air purifier", whether classrooms will be air-conditioned for use whenever the 24-hour PSI exceeds 100.
“MOE is studying how to extend mixed mode cooling to classrooms, and we will give an update when ready.” (Dr Janil Puthucheary, Senior Minister of State for Education)
The Senior Minister of State for Education (Dr Janil Puthucheary) (for the Minister for Education): Sir, the Ministry of Education's (MOE's) priority during a haze situation is the health and well-being of our students and staff. We refer to the Ministry of Health's (MOH's) health advisory and the National Environment Agency's (NEA's) 24-hour Pollutant Standards Index (PSI) forecast the evening before to plan school operations and activities for the next day. This also gives parents and students advance notice.
On the actual day itself, our schools monitor the one-hour PM2.5 readings as these reflect on the ground haze conditions. Our schools can then adjust the measures on the ground based on actual conditions, so as to safeguard the health and well-being of our students and staff.
When the PM2.5 hourly reading is in the elevated range, 56 to 150, schools will turn on air purifiers in the classrooms and close the doors and windows.
To improve ventilation and thermal comfort, schools may reopen doors and windows periodically, such as between lessons, during recess, or when the PM2.5 reading improves, while the air purifiers continue to filter the air.
Classroom fans, which have been upgraded to more powerful ones in recent years, remain switched on to enhance air circulation. Schools may also deploy standing fans or air coolers where needed for classrooms that are warmer. While heat can rise in enclosed classrooms and cause discomfort, air quality levels remain within regulatory guidelines for safe and adequate ventilation. When windows and doors are open between lessons, even for a short time, both temperature and carbon dioxide levels fall to the prevailing naturally ventilated ambient conditions swiftly.
Students are also allowed to attend lessons in lighter uniform options, such as PE attire.
Prolonged haze conditions can make it more challenging to balance indoor air quality, ventilation and thermal comfort in our schools. In school halls, we are completing the implementation of mixed mode cooling, where air conditioning is used with fans in a targeted and energy efficient manner. As shared during the Committee of Supply debate earlier this year, MOE is studying how to extend mixed mode cooling to classrooms, and we will give an update when ready.
When the PM2.5 hourly reading reaches the high range, 151 to 250, schools can continue to operate safely with the appropriate measures in place. Schools will avoid outdoor activities and strenuous indoor physical activities, and students will remain in enclosed indoor spaces with air purifiers. This approach is also in line with guidelines in other countries, such as the United States, Canada and Australia.
While students will have some outdoor exposure when travelling to and from school, these journeys generally involve short periods of outdoor exposure, which can be undertaken safely.
If the 24-hour PSI forecast for the following day is in the hazardous range, that is, 301 and above, MOE will consider closing schools and transitioning to home-based learning for younger students from preschool to secondary levels, because children are advised to avoid outdoor activities at such air quality levels.
MOE does not track student absences due to the haze or other reasons. Students who are unwell should focus on their recovery and schools will provide relevant learning materials and help them catch up on missed lessons where necessary when they return.
Mr Speaker: Mr Tiong.
Mr Kenneth Tiong Boon Kiat (Aljunied): Thank you, Speaker. With climate change, our classrooms face what I call "triple H": heat, humidity and haze.
In 1989, this House was told that in exceptional circumstances, such as excessive noise, air conditioning had been extended to whole schools, including classrooms such as at Jurong Junior College, under the Republic of Singapore Air Force (RSAF) flight path. Keeping students enclosed to shut out the haze and leaving them to stew in the heat and humidity, while air purifiers do their work, is, I think, hard to justify. Will the Ministry reconsider its policy of naturally ventilated classrooms? I am not asking for the air-conditioning to be turned on all the time – only to have the option to turn it on whenever the conditions outside are not conducive to learning.
Dr Janil Puthucheary: Sir, I thank Mr Tiong for his question. Our classrooms are designed to optimise passive cooling by a natural cross ventilation, ample window openings supported by ceiling fans. We have progressively strengthened these measures as temperatures have risen, including increasing the number of fans, replacing them with more powerful and energy efficient models.
During the transient haze conditions that have prevailed, we have used mixed mode cooling and allowed students to be in other parts of the school as well. Schools will also ventilate classrooms periodically when conditions permit and deploy additional portable cooling measures where necessary.
MOE continues to explore how passive and active cooling can be combined to strengthen the heat and haze resilience of our schools in an effective and environmentally sustainable manner.
In school halls, we are completing the implementation of mixed mode cooling where air conditioning is used with fans in a targeted and energy efficient manner. We are studying how best to further extend mixed mode cooling and will update further.
Oral question, answered in the House on 3 November. Official Report, 3 November 2026 (Vol 96 No 40), question 58, “Reviewing Haze Protocols, Ventilation and Air-conditioning Capabilities in Schools”.
Note. On (a), no classroom temperatures are given. The answer says heat “can rise in enclosed classrooms and cause discomfort”, that air quality stays within guidelines for safe and adequate ventilation, and that temperature and carbon dioxide fall to ambient levels when doors and windows are opened between lessons. On (b), classrooms stay naturally ventilated: when the hourly PM2.5 reading is 56 to 150, air purifiers go on and doors and windows close, with fans, standing fans or air coolers, and PE attire allowed. Mixed mode cooling, air-conditioning used with fans, is being completed in school halls, and MOE is studying how to extend it to classrooms, with an update “when ready”. On the supplementary question, on having the option of air-conditioning whenever conditions outside are not conducive to learning, the Senior Minister of State said mixed mode cooling had been used during the haze, students had been allowed into other parts of the school, and MOE continues to explore combining passive and active cooling.
Training for servicemen in the haze
Mr Kenneth Tiong Boon Kiat asked the Coordinating Minister for Public Services and Minister for Defence at a 24-hour PSI of 101 to 200 (a) what training limits apply for servicemen, given that runs and marches were limited to five kilometres and eight kilometres respectively in 1997; (b) whether servicemen with pre-existing lung or heart conditions will be exempted from all outdoor physical activities; and (c) whether SAF haze guidelines, including for IPPT and ICT, will be published.
“In ‘Unhealthy’ or ‘Very Unhealthy’ conditions, we moderate prolonged or strenuous outdoor training by adjusting intensity and duration of activities.” (Mr Chan Chun Sing, Minister for Defence)
Mr Chan Chun Sing: The health and well-being of all our servicemen and women are of utmost importance to the Singapore Armed Forces (SAF). We ensure this even while we continue training and conducting operations to ensure Singapore’s defence and security.
With due regard for health and safety, the SAF continues all our operations regardless of the haze conditions as these are critical to the defence of Singapore. Servicemen are issued with protective equipment, such as N95 masks, in order to conduct their duties.
For training, we take into account national guidelines and medical advice to ensure that training continues to be conducted. In ‘Unhealthy’ or ‘Very Unhealthy’ conditions, we moderate prolonged or strenuous outdoor training by adjusting intensity and duration of activities. Should haze conditions reach hazardous levels, the SAF will cancel all non-essential outdoor activities.
We ensure that the activities our servicemen undertake, whether training or operations, are appropriate to their medical conditions.
Oral question, not reached in Question Time on 4 November, answered in writing. Official Report, 4 November 2026 (Vol 96 No 41), question 43, “Training Limits and Haze Protocols for National Servicemen”.
Note. On (a), no distance limits are given, where in 1997 runs and marches were limited to five and eight kilometres. In “Unhealthy” or “Very Unhealthy” conditions, prolonged or strenuous outdoor training is moderated by adjusting its intensity and duration; at hazardous levels the SAF cancels all non-essential outdoor activities; operations continue in all haze conditions, with N95 masks issued. On (b), activities are matched to each serviceman’s medical condition; the answer does not say whether servicemen with lung or heart conditions are exempted from all outdoor physical activity. Part (c), on publishing the SAF’s haze guidelines, including for IPPT and ICT, is not addressed.
The haze law, money laundering and the cost of the haze
Four of my questions were among those the Minister for Sustainability and the Environment took together in the Second Reading debate on the Transboundary Haze Pollution (Amendment) Bill on 4 November. My speech in that debate, with its notes, is here. The video is from CNA.
Mr Kenneth Tiong Boon Kiat asked the Minister for Sustainability and the Environment (a) whether the Government will publish its 2014 International Advisory Panel report on "international legal options" for the haze; and (b) whether, given the International Tribunal for the Law of the Sea’s 2024 advisory that greenhouse gas emissions constitute marine pollution, Singapore will prepare a case against Indonesia under the Convention on the Law of the Sea before the 2027 dry season.
Mr Kenneth Tiong Boon Kiat asked the Minister for Sustainability and the Environment (a) how many money-laundering investigations have concerned proceeds of foreign illegal land clearing since November 2024; (b) whether the Police will examine funds in Singapore that are linked to concessions Indonesia has sanctioned for fires in 2026; and (c) whether unlawful burning on lawfully held concessions, and offences under the Transboundary Haze Pollution Act 2014, will be made money-laundering predicate offences.
Mr Kenneth Tiong Boon Kiat asked the Minister for Sustainability and the Environment (a) how many claims or representative actions have been brought under section 6 of the Transboundary Haze Pollution Act 2014; and (b) whether, as with the June 2024 oil spill, the Government will tally up the total cost of each haze episode, including the Haze Subsidy Scheme activated on 12 October 2026, and submit these claims to those responsible.
Mr Kenneth Tiong Boon Kiat asked the Minister for Sustainability and the Environment (a) how many Singapore-registered companies has NEA identified as owning or controlling concessions for which Indonesia has sanctioned for fires in 2026; (b) whether these sanctions are the credible and usable evidence the Government said in 2013 would justify further steps; (c) if not, what more is needed; and (d) whether each such company will be investigated under the Transboundary Haze Pollution Act 2014.
“But at the appropriate time, we will do an estimation.” (Ms Grace Fu, Minister for Sustainability and the Environment, on the total cost of the haze)
On 3 November, in the House:
The Minister for Sustainability and the Environment (Ms Grace Fu Hai Yien): Mr Speaker, Question Nos 1 to 31 on the Order Paper cover issues related to how we can use enforcement or other levers to tackle transboundary haze.
With your permission, may I address the issues in these questions together, as part of the Second Reading debate on the Transboundary Haze Pollution Amendment Bill which will be introduced on 4 November.
Mr Speaker: I agree. So, Members, be patient we will get the responses tomorrow.
In the written answers that day:
Ms Grace Fu Hai Yien: These questions have been addressed in the Ministry of Sustainability and the Environment’s (MSE’s) combined answer to Question Nos. 1 to 31 on the Order Paper today. They will also be addressed during the Second Reading of the Transboundary Haze Pollution (Amendment) Bill on 4 November 2026.
From the Minister's reply in the debate on 4 November (CNA’s video of the reply and the clarifications is here):
On the investigations, and the companies served notices this year (my Question 30):
Regarding the four outstanding cases arising from the 2015 haze episode, our investigations remain open although time has lapsed because of procedural issues. We do not have a lot to work with, but we will continue to explore available avenues to obtain the evidence. Three of the four entities investigated have also been identified in our investigations in the current haze episode. Their past actions will be considered as we investigate the current case.
Later in the debate, the Minister said:
Earlier on, I mentioned that all 10 of the Singapore-listed companies have responded to our section 10 notices and agreed to appoint an assessor. It should be Singapore-based companies.
On banks and financial institutions (my Question 24):
Banks are already expected to identify and manage environmental risks across their portfolios. Where risks are heightened, banks should respond accordingly. This could include imposing conditions, reviewing financing terms, limiting further exposures or even exiting the customer relationship. If NEA identifies an entity of concern, MAS will pay closer attention to how banks with exposures to that entity assess and manage the risks, and whether they have taken appropriate steps in response. What is appropriate will depend on the nature and materiality of the exposure and the risks involved.
Designation goes a step further. Where an entity is designated and specific restrictions on financial services are warranted, MAS will prescribe what financial institutions are required to do. These requirements can go beyond our existing environmental risk management expectations, and the relevant orders will be made public so that financial institutions are clear about what is and is not permitted.
On working with Indonesia and the region (my Question 4):
Singapore and Indonesia stand together in tackling this shared challenge, which affects millions on both sides of our borders. We recognise and appreciate Indonesia's commitment and efforts to address the haze, including through our newly established Joint Task Force. We will continue to work closely with Indonesia and other regional partners, to strengthen information sharing and evidence gathering.
Looking ahead, [we] will continue to work with our partners including in our role as the host of the ASEAN Specialised Meteorological Centre (ASMC) and using our ASEAN Chairmanship in 2027 to support efforts to strengthen ASEAN's long-term capacity to address transboundary haze.
I emphasize that, in doing so, the realities require us to accept the limitations of our laws, and our agencies' reach on conduct outside of Singapore. We seek to work collectively with foreign agencies. Our law enforcement powers do not extend into other countries' borders, and we respect the laws and sovereignty of every state, just like how we would not accept foreign laws infringing on our sovereignty. The amendments we are making, show our commitment to ensuring traceability of our supply chain and curtailing economic benefits of companies engaged in or linked to unlawful practices.
On the total cost of the haze (my Question 28). At the end of the debate I asked for clarifications, including on this question:
Mr Speaker: Mr Kenneth Tiong.
Mr Kenneth Tiong Boon Kiat: I have two questions arising from my speech, which I do not think were answered. Can a company be designated while it disputes the map that names it as a concession holder or land manager, or will the dispute stall the process? Secondly, would the Director-General ask assessors appointed under the Bill to report the water table in the land that they assess? And arising from the Parliamentary Question that I filed yesterday, which asks: does MSE know the total cost of the haze episode that we have faced this year? Thank you.
Ms Grace Fu Hai Yien: I think a lot would depend on the specifics of the case, whether the dispute has been long drawn or whether there is good evidence that we can resolve the issue. If we assess that it is really a ploy to drag out the process, we may designate even when the dispute is ongoing. But as I mentioned in my speech earlier, we will do it quite judiciously. We understand the implications on entities that are being designated, so we will have to rely on the evidence that we have. We will not do it lightly.
On the water table, it is a very specific issue. I would just like to remind Members again that this enhancement that we are making on THPA, it is not restricted to only peatland cases. I do not want to constrain ourselves or focus our attention too narrowly on whether we should have water table requirements or not. Because these are really details that we can work with later on with the specific cases in mind and work through the remedial action or assessment actions that we will need to undertake with the assessor and with the appropriate parties.
So, I just want to remind everybody that this is not specifically on peatland only and there are many other causes of fires. I do not want to oversimplify the causes for land and forest fires, and I definitely do not want to think that we have all the answers to the problem.
The third question, sorry, can you remind me again?
Mr Kenneth Tiong Boon Kiat: Total cost.
Ms Grace Fu Hai Yien: Oh, we are not out of the woods yet, although the risk of haze has actually gone down drastically. But at the appropriate time, we will do an estimation. Many Members have suggested that as well.
There is an actual cost to the Government, but there is also intangible cost to the society. I do not want for us to think that the penalty has to be recovered, that it has to really compensate us for the cost. We just want to resolve this issue by paying attention as much as we can and go after the responsible entities to the best of our ability.
Oral questions 4 and 24, Official Report, 3 November 2026 (Vol 96 No 40), “Notices Issued under Transboundary Haze Pollution Act and Recommendation for Review of Legislation Related to Haze”, taken with Question Nos 1 to 31 in the Second Reading debate. Written questions 28 and 30, Official Report, 3 November 2026 (Vol 96 No 40), Written Answers, “Singapore's Response to Transboundary Haze Episode”. Minister’s reply and clarifications: Official Report, 4 November 2026 (Vol 96 No 41), Transboundary Haze Pollution (Amendment) Bill, Second Reading.
Note.
Question 4. Part (a), on publishing the 2014 International Advisory Panel report on “international legal options”, and part (b), on a case under the Convention on the Law of the Sea, are not addressed. The reply speaks of the new Joint Task Force with Indonesia, Singapore’s ASEAN Chairmanship in 2027, and law enforcement powers that “do not extend into other countries' borders”.
Question 24. No figure is given for money-laundering investigations into proceeds of foreign illegal land clearing. Parts (b), on the Police examining funds in Singapore linked to concessions Indonesia has sanctioned, and (c), on making unlawful burning and offences under the Act money-laundering predicate offences, are not addressed. On funds through banks, MAS will pay closer attention to banks with exposures to an entity NEA identifies, and will prescribe what financial institutions must do where an entity is designated under the Bill.
Question 28. No figure is given for claims or representative actions under section 6. On the total cost, the Minister said that “at the appropriate time, we will do an estimation”, and that the penalty need not “compensate us for the cost”.
Question 30. No figure is given for Singapore-registered companies owning or controlling concessions Indonesia has sanctioned, and the 2013 test of “credible and usable evidence” is not addressed. Ten Singapore-based companies served notices this year have responded and agreed to appoint assessors. Investigations into the 2015 cases remain open, and three of those four entities have also been identified in the investigations into this year’s haze.
National Service
Deaths in service
Mr Kenneth Tiong Boon Kiat asked the Coordinating Minister for Public Services and Minister for Defence (a) how many national servicemen in the SAF, SPF and SCDF died while in service, of any cause, in each year since 2003; (b) how many of these deaths were not "due to service", unlike the figure of 42 given to the House in January 2023, and how many were suicides; and (c) whether the Government will publish these figures yearly.
“Between 2016 and 2025, an average of 10 to 11 full-time national servicemen (NSFs) passed away during service per year from various causes, including suicides, road traffic accidents (RTAs), and natural causes such as illnesses.” (Mr Chan Chun Sing, Minister for Defence)
Mr Chan Chun Sing: Mr Fadli Fawzi filed a related question on national servicemen deaths, and the Ministry has responded to the queries of both members in the written response. The Member may refer to the reply circulated on 3 November 2026.
The reply circulated on 3 November, to a written question from Mr Fadli Fawzi:
Mr Fadli Fawzi asked the Coordinating Minister for Public Services and Minister for Defence in each of the last 10 years (a) what is the number of full-time national servicemen who have died of unnatural causes in the Singapore Armed Forces, Singapore Police Force and Singapore Civil Defence Force, respectively; (b) what are the main causes of such deaths; and (c) what has been done to reduce the incidence of such deaths.
Mr Chan Chun Sing: This reply also addresses a related question from Mr Kenneth Tiong for a subsequent Sitting.
Every year, approximately 45,000 male Singaporeans and Permanent Residents (PRs) serve their full-time National Service (NS) in the Singapore Armed Forces (SAF), the Singapore Police Force (SPF), and the Singapore Civil Defence Force (SCDF). Between 2016 and 2025, an average of 10 to 11 full-time national servicemen (NSFs) passed away during service per year from various causes, including suicides, road traffic accidents (RTAs), and natural causes such as illnesses. Consistent with the national trend for males aged 10 to 30, the leading causes of death were suicide, followed by RTAs.
Over the same period, an average of about four NSFs per year passed away due to suicide. This translates to an average annual suicide rate of 0.009% among NSFs. This is lower than the national suicide rate of 0.014% for males in 2024, which is the most recent year for which national suicide numbers have been finalised. Beyond these numbers, every death represents a tragic loss of life, leaving behind grieving families and loved ones. We take every loss of life seriously, and our deepest condolences go out to the families affected.
The Ministry of Defence (MINDEF) and the Ministry of Home Affairs (MHA) take the safety and well-being of every NSF seriously. Every NSF death is thoroughly investigated and, where relevant, measures are put in place to reduce the likelihood of recurrence.
With regard to Mr Kenneth Tiong’s question on publishing such figures, MINDEF already issues a news release when there is a death of a serviceman in camp. MHA also issues a news release when a national serviceman passes away while on duty.
Oral question, not reached in Question Time on 4 November, answered in writing. Official Report, 4 November 2026 (Vol 96 No 41), question 27, “Data on National Servicemen in SAF, SPF and SCDF Who Died While In Service”. Reply to Mr Fadli Fawzi: Official Report, 3 November 2026 (Vol 96 No 40), Written Answers, question 10, “Causes of Unnatural Deaths among Full-time National Servicemen in Uniformed Services and Measures Taken”.
Note. On (a), the figure is an average for full-time national servicemen (NSFs) from 2016 to 2025, 10 to 11 deaths a year from all causes, rather than a count for each year since 2003. On (b), the deaths are not divided into those “due to service” and others; suicides averaged about four a year, an annual rate of 0.009% against 0.014% for males nationally in 2024, and suicide was the leading cause, followed by road traffic accidents. On (c), MINDEF issues a news release when a serviceman dies in camp and MHA when a national serviceman dies on duty; yearly publication of the figures is not addressed.
Companies and property
Undischarged bankrupts listed as directors
Mr Kenneth Tiong Boon Kiat asked the Prime Minister and Minister for Finance (a) how many of the 11,642 undischarged bankrupts as at end-August 2026 are listed as directors of live companies; (b) how many of them have obtained permission under section 148 of the Companies Act 1967 to act as a director; and (c) whether the Official Assignee will notify ACRA of each bankruptcy order, as how ICA provides its records to ACRA.
“As of 31 August 2026, around 1,700 of the 11,642 undischarged bankrupts were listed in the Accounting and Corporate Regulatory Authority’s (ACRA's) records as company directors of live companies.” (Ms Indranee Rajah, for the Prime Minister and Minister for Finance)
Ms Indranee Rajah: When a person is made a bankrupt, he is disqualified from acting as a director under section 148 of the Companies Act. However, under the law the order of bankruptcy does not automatically terminate an individual’s existing directorships. Disqualified directors are required to inform their companies of their status, and the company may decide if it wishes to withdraw or replace the director. Nevertheless, such individuals who remain as directors are not allowed to manage the companies or take actions in their capacity as directors while they remain an undischarged bankrupt.
As of 31 August 2026, around 1,700 of the 11,642 undischarged bankrupts were listed in the Accounting and Corporate Regulatory Authority’s (ACRA's) records as company directors of live companies.
14 of the 11,642 bankrupts had been granted permission by the Official Assignee under section 148 of the Companies Act 1967 to act as company directors, and in all these cases, the permission had lapsed before 31 August 2026.
Bankruptcy orders are transmitted from the Ministry of Law’s Insolvency and Public Trustee’s Office to ACRA through an automated interface. Information on the disqualification status of such directors is reflected in the company’s register of directors maintained by the Registrar of Companies and ACRA’s information products such as the company’s Business Profile and the individual’s People Profile which are publicly accessible.
Written question. Official Report, 4 November 2026 (Vol 96 No 41), Written Answers, question 5, “Data on Undischarged Bankrupts Listed as Directors of Live Companies and Official Assignee Notification to ACRA”.
Note. This is the count the Minister of State asked on 7 October to be filed as a separate question, in reply to a supplementary question on investment-scheme promoters. Around 1,700 of the 11,642 undischarged bankrupts were listed as directors of live companies at 31 August 2026. A bankruptcy order disqualifies a person from acting as a director but does not end an existing directorship; the company decides whether to replace the director, who may not manage the company meanwhile. Fourteen bankrupts had been given the Official Assignee’s permission to act as directors, all lapsed before 31 August 2026. On (c), bankruptcy orders already reach ACRA through an automated interface, and a director’s disqualification shows in ACRA’s Business Profile and People Profile.
Foreign buyers of commercial property
Mr Kenneth Tiong Boon Kiat asked the Minister for National Development as foreigners pay 60% Additional Buyer's Stamp Duty on homes but none on commercial property (a) whether the Ministry has data on the share of strata commercial and shophouse buyers since 2023 who are foreigners; (b) how rental rates have grown by segment; (c) whether the differential's effect on retail rents has been assessed; and (d) whether a targeted duty on commercial property investors will be considered.
“Based on these trends, we do not think it is necessary at this point to impose a targeted duty on commercial properties.” (Mr Chee Hong Tat, Minister for National Development)
Mr Chee Hong Tat: In the three years since the Additional Buyer's Stamp Duty (ABSD) rates for foreigners purchasing residential properties were raised in April 2023, foreigners make up about 16% of buyers of strata commercial properties and shophouses. This is similar to the percentage for the three-year period preceding the ABSD changes.
The increases in rents of strata commercial properties and shophouses have been modest, at an average of 1.3% and 3.1% per annum respectively over the last three years, lower than nominal Gross Domestic Product (GDP) growth of around 8.6% per annum over the same period.
Based on these trends, we do not think it is necessary at this point to impose a targeted duty on commercial properties.
Written question. Official Report, 4 November 2026 (Vol 96 No 41), Written Answers, question 48, “Data on Foreign Buyer Share of Strata Commercial and Shophouse Properties since 2023, Rental Growth by Segment, ABSD Differential Effect on Retail Rents and Targeted Duty Consideration”.
Note. Foreigners made up about 16% of buyers of strata commercial properties and shophouses in the three years since April 2023, similar to the three years before. Rents grew by an average of 1.3% a year for strata commercial properties and 3.1% for shophouses, below nominal GDP growth of around 8.6% a year. On (c), the answer gives these trends rather than a separate assessment of the duty differential’s effect on retail rents. On (d), a targeted duty on commercial properties is “not necessary at this point”.
Transport
COE prices and household income
Mr Kenneth Tiong Boon Kiat asked the Minister for Transport (a) whether the Government will review COE affordability before setting the next vehicle growth rate, as COE prices are not a subject of LTA's review; (b) what is the current ratio of COE prices to median monthly household income, on the basis that it was 11-to-one in 2013 and nine-to-one in 2023; and (c) whether this ratio will be published yearly.
“I recognise the concerns that Singaporeans have about high COE prices and the cost of owning a car.” (Mr Jeffrey Siow, Minister for Transport)
Mr Jeffrey Siow: These questions have been addressed at the 3 November 2026 Parliamentary Sitting.
From the Minister for Transport's reply in the House on 3 November, to questions on the review of COE categories:
Mr Speaker, the Land Transport Authority (LTA) concluded its public consultation exercise on the Certificate of Entitlement (COE) categorisation yesterday. We are studying the submissions and have not yet decided on the outcomes. So, I ask for Members’ understanding if I do not yet have the answers to some of your questions today.
Let me first set the context for this review. Today, there are 660,000 passenger cars. We have 1.5 million households – two and a half times the car population. Roads already occupy more than 12% of Singapore's total land area. Just last month, we debated in this House on competing demands for land, including housing and nature areas. We also discussed the disamenities of constructing a major road, the North South Corridor.
Singapore does not have enough land for every household to own a car. In fact, the reality is that we cannot even grow the car population much further. This is why the Government’s approach has always been to put public transport first. Not everyone can drive or wants to drive or to own a car. But everyone can take public transport.
Mr Speaker, I thank Members and the many Singaporeans who have contributed their views on the COE review. We will study the public feedback carefully and continue to improve the COE system. I recognise the concerns that Singaporeans have about high COE prices and the cost of owning a car. While we will try our best to refine the COE system for car buyers, my first responsibility is to build a transport system that serves all Singaporeans. So, I ask for everybody's understanding.
Oral question, not reached in Question Time on 4 November, answered in writing. Official Report, 4 November 2026 (Vol 96 No 41), question 74, with questions 75 and 76 from Assoc Prof Jamus Lim, “COE Affordability and Re-categorisation Considerations in Review”. Minister’s statement: Official Report, 3 November 2026 (Vol 96 No 40), “Impact of Proposed COE System Changes on COE Prices, Families, Small Businesses and Adoption of EVs”.
Note. The reply refers to the Minister’s statement of 3 November on the review of COE categories. On (a), the statement says “we cannot even grow the car population much further”, and that LTA has not yet decided the outcome of its consultation; a review of COE affordability before the next vehicle growth rate is set is not addressed. Part (b), the current ratio of COE prices to median monthly household income, is not given, and part (c), on publishing it yearly, is not addressed. The Minister said he recognised “the concerns that Singaporeans have about high COE prices and the cost of owning a car”.