Proposed Amendments to the Collective Sale Regime to Support Renewal of Ageing Developments and Strengthen Owner Safeguards
4 August 2026 Posted in Press releases
1. The Ministry of Law (“MinLaw”) introduced the Land Titles (Strata) (Amendment) Bill 2026 (“the Bill”) for First Reading in Parliament today.
2. The Bill updates the collective sale regime to better support the renewal of ageing developments and optimise land use in Singapore. At the same time, safeguards for non-consenting owners will be strengthened.
3. The proposed amendments take into account feedback from the public, including individual property owners, as well as multiple rounds of consultations held since 2023 with a wide range of stakeholders. These include academics, lawyers, property consultants, industry associations, developers and representatives from the Strata Titles Boards.
SUPPORTING THE RENEWAL OF AGEING DEVELOPMENTS
4. The current consent thresholds for collective sales by majority consent were first introduced in 1999. Since then, many developments in Singapore have gotten significantly older. They require substantial investment for maintenance, repairs or upgrading works, to remain safe and liveable.
5. The Bill proposes to further recalibrate the consent thresholds for collective sales so that owners of older developments have a more practical option to consider redevelopment, where there is broad support. At the same time, there will continue to be safeguards in place for owners who do not support a sale.
The Bill proposes to stratify the consent thresholds as follows:
| Age of Development | Less than 10 years | 10 - 39 years | 40 - 59 years | 60 years and older |
|---|---|---|---|---|
| Consent threshold | 90% | 80% | (New) 70% | (New) 65% |
6. The existing 90% and 80% thresholds will continue to apply to newer developments below 10 years old, and those from 10 to 39 years old, respectively.
7. The Bill also proposes to expand the collective sale regime for non-strata-titled private residential developments where the flat owners own long leases in their units, but do not own the underlying land. Today, such developments are not covered by the collective sale regime under the Land Titles (Strata) Act and a sale is only possible if there is unanimous agreement among flat and landowners. The proposed amendments will allow such developments to undergo a collective sale by majority consent, with safeguards to protect the interest of the landowner.1
STRENGTHENING SAFEGUARDS FOR NON-CONSENTING OWNERS
8. The Bill strengthens safeguards for non-consenting owners in collective sales. The frequency and duration of collective sale exercises should also be minimised in developments where there is unlikely to be sufficient support. Key proposals include:
a. Raising the threshold to initiate a collective sale attempt, by requiring at least 35% of owners by share value or number of units in the development to sign the requisition to convene a general meeting of the management corporation for the purposes of constituting a collective sale committee (“CSC”). This is an increase from the current 20% or 25% of owners by share value or number of units in the development respectively, and will help to ensure that collective sale exercises are only initiated where there is sufficient support.
b. Reducing the time period that CSCs have to obtain signatures to the collective sale agreement (“CSA”), from 12 months to 6 months. This addresses concerns about prolonged pressure faced by non-consenting owners while still providing sufficient time for signature collection.
c. Extending the restriction period after a failed collective sale attempt from 2 years to 3 years. During the 3-year restriction, any attempt to convene a general meeting to form a CSC will be subject to heightened requisition thresholds. This prohibits repeated attempts where support remains insufficient.
ONGOING COLLECTIVE SALE EXERCISES
9. Most of the collective sale amendments in the Bill will apply to ongoing collective sale exercises where the first signature to the CSA has not been obtained as of the commencement date of the amendments (i.e. the prescribed date when the proposed amendments come into force). The commencement date will be announced, when ready.
- Where the first signature to the CSA has already been obtained before the commencement date, the existing framework will continue to apply, to preserve fairness for owners who have already signed CSAs based on considerations under the current thresholds.
- To provide flexibility, CSCs which are in the midst of gathering signatures to the CSA as at the commencement date will be allowed to convene general meetings to decide whether to terminate the CSA and, if so, to approve terms for a new CSA which will be subject to the enhanced collective sale regime. Such CSCs will be allowed 7 months from the commencement date to achieve the requisite consent threshold for the new CSA, to ensure collective sale attempts are not prolonged excessively.
SECOND READING OF THE BILL
- The Bill will be tabled for a Second Reading at the next available Parliament sitting.
MINISTRY OF LAW
4 AUGUST 2026
Currently, non-strata-titled developments where the flat owners own long leases in their units, but do not own the underlying land, can only undergo collective sale by majority consent if the flat owners own flat leases of at least 850 years. The landowner’s interest in such cases is deemed to be of nominal value, as it is subject to the flat leases of at least 850 years, and the landowner will be deemed to have transferred his/her interest to the purchaser without consideration upon the issuance of a collecti↩