RES Exam Paper 1 - Unit 1.2: Real Estate Market Players and Government Intervention

(A Guide by Hao Feng Property)

If you're preparing for RES Exam Paper 1, Unit 1.2 is one section you don’t want to overlook. This part of the syllabus covers the structure of Singapore’s real estate market, the key players involved, and the tools the government uses to guide and regulate the property sector.

It’s a common topic in RES MCQs, so understanding both the roles and relationships in the market will give you a strong advantage.

What Does Unit 1.2 of the RES Exam Cover?

Unit 1.2 typically tests your understanding of:

• The four main real estate market players in Singapore

• Government tools that shape land use and market stability

• Housing policies and schemes like GLS, SERS, SSD, and En Bloc Sales

• Legal frameworks such as the BMSMA

• Marketing models like AIDA used in real estate sales

Understanding the Real Estate Market Players in Singapore

To answer these questions well, know not just who the players are — but how they interact.

1. The GovernmentThrough agencies like HDB, URA, SLA, and CEA, the government oversees planning, regulation, and policy-making.

2. DevelopersThey acquire land (usually via the GLS programme or private sale) and build residential or commercial properties.

3. Real Estate ProfessionalsThis includes registered agents (RES), valuers, and managing agents — all licensed or governed under the CEA.

4. ConsumersBuyers, sellers, landlords, and tenants — they influence demand, pricing, and overall market activity.

💡 Hao Feng Tip: Don’t just memorise roles. Understand how each group influences the others. That’s where many RES MCQs focus.

RES Questions on Government Intervention: GLS Programme

The Government Land Sales (GLS) Programme controls land supply in a structured way:

• Confirmed List: Sites released on schedule

• Reserve List: Sites only launched when there’s developer interest

Common Sale Modes under GLS:

• Public Tender

• Closed Tender

• Auction

Sample Question:Which of the following is a government-led land sale process?

✅ Answer: Government Land Sales (GLS) Programme

SERS vs. En Bloc: What You Need to Know

SERS (Selective En Bloc Redevelopment Scheme)

• Managed by HDB

• Owners receive compensation at market value

• Replacement flats are often offered nearby

En Bloc (Private Collective Sales)

• Initiated by owners of strata-titled properties

• Governed under BMSMA

• Consent rules:

  • 80% if >10 years old

  • 90% if ≤10 years old

• Must be approved by Strata Titles Board (STB)

Sample Question: What’s a key difference between SERS and En Bloc?

✅ Answer: SERS is government-led; En Bloc is privately initiated.

💡 Hao Feng Tip: Not every ageing flat qualifies for SERS. It’s selective — the government decides.

RES Exam Paper 1 and the BMSMA

The Building Maintenance and Strata Management Act (BMSMA) plays a central role in strata property management and collective sales.

It covers:

• How sales committees form

• Consent thresholds

• Dispute resolution via STB

Sample Question:Which law governs private en bloc sales in Singapore?

✅ Answer: BMSMA

💡 Remember: BMSMA is a recurring law across RES topics. Know it well.

Seller’s Stamp Duty (SSD) – Key Facts for the RES Exam

SSD applies when property is sold within 3 years of purchase:

• Year 1: 12%

• Year 2: 8%

• Year 3: 4%

Exemptions include:

• Government acquisition

• Mortgagee (bank) sale

• Bankruptcy

Sample Question:Which transaction is subject to SSD?

✅ Answer: A private owner selling en bloc within 3 years.

💡 Hao Feng Tip: SSD applies to voluntary sales. Forced sales (e.g., by banks) are exempt.

How the Government Boosts Land Supply

To meet housing and development needs, the government uses:

• Land reclamation

• Increasing plot ratios (through URA’s Master Plan)

• GLS Programme

Note: En bloc sales are private initiatives — they’re not a government strategy.

Sample Question: Which of the following are used to increase land supply?

✅ Answer: Reclamation, plot ratio increase, GLS Programme

RES Exam Paper 1 and the AIDA Model

AIDA is a marketing framework used to guide clients from interest to action:

• Attention

• Interest

• Desire

• Action

Sample Question:What does AIDA stand for?

✅ Answer: Attention, Interest, Desire, Action

💡 Think like an agent: How would you guide a potential buyer step-by-step? AIDA is your structure.

Unit 1.2 Summary Table for RES Paper 1

Topic	Key Concept
Market Players	Government, Developers, Agents, Consumers
GLS Programme	Confirmed vs Reserve List; sale modes
SERS	HDB-led redevelopment; compensation provided
En Bloc Sales	Private sale; governed by BMSMA
BMSMA	Collective sale consent rules, STB process
SSD	Applies within 3 years unless exempt
Land Supply	GLS, Reclamation, Plot Ratio Increase
AIDA	Attention, Interest, Desire, Action

Final Study Tip from Hao Feng Property

“RES Paper 1 in Res Exam isn’t just about memorising terms — it’s about understanding the bigger picture. Learn how each scheme works, who it affects, and why it exists. That’s how you’ll tackle those tricky MCQs with confidence.”