Buying process & handover
New launch vs subsale: full process and timeline
Quick answerNew launch: book → sign the SPA within about 14–21 days paying 10% → pay in stages as it's built → delivery within 24 months (landed) or 36 months (strata) under the statutory contract, with LAD payable for late delivery. Subsale: offer with earnest deposit → SPA up to 10% → pay the balance within usually 3 months (+1 month extension); longer for foreigners awaiting consent. New launches offer protection and staged payment; subsale lets you see the home and move in sooner.
30-second summary
- New launch delivery: Landed 24 months (Schedule G), strata 36 months (Schedule H)
- Late delivery (LAD): Generally 10% of price per year of delay
- Defect liability: 24 months after handover
- Subsale completion: Usually 3 months + 1 month extension
- Deposit: Up to 10% at SPA (foreigners pay more due to lower margins)
- Foreigners: State consent for both
New launch vs subsale
| New launch | Subsale | |
|---|---|---|
| Move in | 2–4 years | 3–6 months (longer for foreigners) |
| See the real thing? | Show unit only | Yes, and inspect it |
| Payment | Staged; light early on | Balance in one go |
| Perks | Rebates, free legal fees, furniture | Negotiable price |
| Protection | Housing Development Act: statutory SPA, LAD, DLP | Per the SPA |
| Risks | Delays, abandonment, spec changes | Repairs, hidden problems |
| Transfer stamp duty | Paid when strata title issues | Paid after signing |
New launch process
- Shortlist and check the developerCheck the developer licence and advertising permit (APDL), and the project's progress and record on TEDUH. See the scam-avoidance guide.
- BookPay the booking fee and get an official receipt stating the unit, price, perks and refund terms.
- Sign the SPA (statutory form)Within about 14–21 days, paying up to 10%. Schedule G for landed, H for strata.
- Loan and progressive paymentsThe bank releases in stages against architect's certificates; you pay interest on what's drawn (depending on the loan).
- Vacant possessionKeys after the CCC. Claim LAD if late.
- Inspection and warrantyReport defects within the 24-month DLP. See the handover checklist.
Schedule H (strata) payments, roughly
| Stage | Cumulative, approx. |
|---|---|
| SPA signed | 10% |
| Foundations and structure | about 50%–60% |
| Walls, doors, windows, services, roof | about 80%–85% |
| Vacant possession | about 95% |
| Title transfer / end of DLP | 100% |
Exact stages per the SPA schedule; a stakeholder sum is held by lawyers until the defect period ends.
Subsale process
- Offer (letter of offer)Usually a 2%–3% earnest deposit held by the agent or lawyer.
- Lawyer's searchesTitle, restrictions, charges, arrears.
- Sign the SPAPay up to 10%; foreign buyers add a state-consent clause.
- Loan / consentBank valuation and release; foreigners await consent.
- CompletionUsually 3 months + 1 month extension (the extension often carries 8% p.a. interest); keys and transfer.
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Frequently asked questions
How long until a new launch is handed over?
Under the Housing Development Act's statutory contracts, generally within 24 months for landed and 36 months for strata homes.
What if the developer delivers late?
You can claim liquidated ascertained damages (LAD) under the SPA, generally 10% of the price per year of delay.
How long does a subsale take?
Usually 3 months plus a 1-month extension; longer for foreigners awaiting state consent.
New launch or subsale?
New launches offer staged payment, statutory protection and perks; subsale lets you move in sooner and see what you buy. It depends on timing, cash and risk appetite.