Singapore Due Diligence Checklist

Caveat search (SLA)

Verify title at Singapore Land Authority. Check for caveats, encumbrances.

Cost: S$10–20

Title search

Confirm seller is registered owner and free of lawsuits.

Cost: S$30–50 via SLA

Option to Purchase (OTP) review

Lawyer reviews OTP terms, option fee structure, expiry.

Cost: Included in conveyance

Sale & Purchase Agreement review

Full legal review of all SPA clauses, completion date, default terms.

Cost: S$2,500–5,000 lawyer fee

Property tax status

Verify IRAS Annual Value, paid status, owner-occupied vs investment category.

Cost: Free via myTax Portal

Title charges / encumbrances

Existing mortgages, liens. Must be cleared before completion.

Cost: Included in title search

ABSD / SSD implications

Seller's Stamp Duty on seller — may affect negotiation. Your ABSD position.

Cost: IRAS calculator free

Foreign ownership verification

Confirm buyer eligible under RPA (Residential Property Act).

Cost: Free check

HDB ownership check

Buyers who own HDB have restrictions on private property purchase until MOP.

Cost: Free via HDB eService

Strata title documents

Confirm strata lot boundary, MCST plan, share value.

Cost: Included in conveyance

MCST records

AGM minutes, committee composition, special levies voted on.

Cost: S$50 for records

Sinking fund balance

Healthy sinking fund = future works provisioned. Low balance = upcoming levies.

Cost: From MCST records

Maintenance fee history

5-year trend — rising fees signal deferred works or poor management.

Cost: From MCST records

AGM minutes (last 3 years)

Disputes, defects, management issues raised by residents.

Cost: From MCST records

Defect liability period

For new builds — track DLP with developer, pursue defects before expiry.

Cost: Free with developer

URA development plans for area

Master Plan amendments — future roads, towers, noise impact.

Cost: Free via URA

Floor plan vs actual verification

Measure rooms, check for illegal additions/alterations not reflected on title.

Cost: Included in viewing

Tenancy status verification

If tenanted — existing lease terms, TA, pass-through on completion.

Cost: Free — request from seller

Independent valuation

Bank-valuation (or independent). Affects loan quantum; you pay the shortfall.

Cost: S$500–800

En-bloc potential analysis

Older 99LH with high land value — probability of collective sale within 10 years.

Cost: Agent research free

Building insurance

Adequate sum insured for reinstatement. Check MCST coverage.

Cost: From MCST

CONQUAS rating

Construction quality score — relevant for new builds, indicates build quality.

Cost: Public BCA data

Utility deposits / arrears

Check if prior owner has outstanding SP Group / water bills.

Cost: Free

MRT/LRT proximity verification

Actual walking time to nearest station — advertised times often overstated.

Cost: Free

Singapore Due Diligence Checklist

Property Type

critical (9)

high (10)

medium (5)

Singapore Due Diligence Checklist

Property Type

critical (9)

high (10)

medium (5)

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