Controversial Strata Legislation: Catalyst for Housing Regeneration in Singapore

In land-scarce Singapore which comprises all of 693 km2, the government is constantly grappling with the issue of land-use planning among competing uses. In order to generate more housing stock for an increasing population expected to hit 6.5 million by 2027, it actively promotes private sector led redevelopment and urban rejuvenation through a two-pronged approach. This involves first, the formulation of appropriate planning and development controls and second, the removal of private-sector supply-side constraints. The latter has been through amendments allowing majority rule (rather than unanimity) in the collective sales of strata property, which frequently possess freehold titles. The amendments have been in turn called “radical” and “innovative,” yet simultaneously been accused of eroding fundamental property rights. Nevertheless, as envisaged by the authorities, the two measures coalesced to incentivize private-sector-led redevelopment initiatives to optimize land use. In the light of this two-pronged approach, the aim of this paper is to consider the impact to date of the collective sale phenomenon. The methodology adopted is an analysis of the specific adjustments made to planning and development controls and the strata legislation which continue to be the subject of significant amendments. Data reveals the rejuvenation of tired-looking low-rise developments on underused land parcels, and renewal of the urban landscape resulting in significant regeneration of housing stock between 1999 and 2008. Alongside these, there also arose a host of issues in the implementation of the legislation which Parliament sought to address. The government’s approach and experience can prove a useful model for policy makers and land use planners seeking to grow more space (albeit in the air) in the face of urban decay and shrinking cities.