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Mark, your RIGHT choice
Propnex Read More

Hi,

I think it is good that you are considering this from the buyer's perspective.

In Singapore, resale properties are generally sold on an as-is-where-is basis, and buyers are expected to inspect the property before committing to the purchase.

However, there is a difference between normal wear and tear and defects that could materially affect the property's value or suitability for occupation.

For example, a room getting hot in the afternoon due to its orientation is generally a characteristic of the property rather than a defect. A swollen cabinet may simply be due to age, but it would be worth establishing whether there is an underlying moisture or water leakage issue.

You do not necessarily need to list every minor imperfection in your advertisement. However, you should always answer buyers' questions truthfully and avoid concealing or misrepresenting material defects.

My suggestion would be to discuss these issues with your agent and agree on how to address them during viewings. Being transparent does not necessarily mean highlighting every minor flaw, but it helps prevent misunderstandings later.

May I know whether you are selling an HDB flat or private property, and which estate it is located in?

If you would like a second opinion on your property's market positioning or how best to present it to potential buyers, I would be happy to share some insights.

Geryl Lim
 9278 7772  Read More

https://www.linkedin.com/pulse/how-sell-your-singapore-property-without-hiding-buyer-mani-1neyc

How to Sell Your Singapore Property Without Hiding Defects, Losing Buyer Trust or Creating Legal Problems?

Caution: Singapore resale property transactions generally follow the caveat emptor (buyer beware) principle, but deliberately false statements or misleading answers can create misrepresentation risks.
#AskRealtorMani
https://wa.me/6583004411 Read More

Hi, I would tell your agent about both issues and agree on an accurate explanation before viewings. Afternoon heat is a living consideration buyers can assess by visiting at the right time. A swollen cabinet needs a closer look: old cosmetic damage and an active leak are very different situations.

You do not need to turn the listing into a catalogue of every scratch. However, answer questions truthfully and avoid covering damage or describing an unresolved moisture issue as harmless without checking it. MND explains that resale buyers should inspect the property and sellers must answer questions truthfully; deliberately false information can create misrepresentation issues.

My practical approach is to investigate the moisture source, retain any repair records, and give interested buyers a clear written account of what you know and what remains unverified. Ask your conveyancing lawyer about disclosure obligations for any significant or disputed defect. That protects trust without making unsupported assurances.

Silas Tan | Huttons | TRIBE
Free property guides and calculators: https://tribesg.com Read More

**Your agent is largely right—under Singapore’s *caveat emptor* ("buyer beware") rule, you do not need to list minor wear and tear or unit orientation in your advertisement, though you must never actively hide defects or lie if asked.**

---

### 1. How to Handle Your Two Specific Issues Fairly

* **Afternoon Sun / Warm Room (Do Not Put in Listing, Answer Honestly If Asked):** Orientation is a visible, discoverable feature, not a defect. Do not list "hot room" in your ad copy, as buyers already check compass facings. If a buyer asks during viewing, be straightforward (*"It gets afternoon sun, so we run the aircon or draw blackout blinds"*).
* **Swollen Cabinet from Moisture (Let Them Spot It, Do Not Conceal It):** Visible wear on old carpentry is a patent condition buyers inspect during viewings. **Never** paint over, block, or conceal moisture damage—active concealment or false answers when asked can trigger misrepresentation claims. Simply state the flat is sold **"as-is, where-is"**. *(However, if there is an active pipe leak causing the swelling, fix or disclose it—hidden leakages are material defects.)*

---

### 2. What Actually *Must* Be Disclosed

Under CEA guidelines and Singapore law, material facts that must be disclosed (especially when asked, or proactively if latent/regulatory) include:

* **Active or unresolved leaks, spalling concrete, or pest infestations**.
* **Unauthorised renovations or structural alterations**.
* **Severe ongoing neighbour disputes, loan shark harassment, or recent unnatural deaths**.
* **HDB eligibility constraints** (MOP status, ethnic quota/EIP limits, or extension of stay requests).

---

### 3. Practical Best Practice

* **Keep the Listing Focused on Strengths:** Highlight layout, location, and condition honestly without exaggerating.
* **Be Transparent During Viewings:** Let buyers inspect freely, answer questions truthfully, and record any agreed minor defects in the Option to Purchase (OTP) *"as-is"* clause so there are zero surprises at handover.

---

Gan Eng Joo Onassis 颜荣裕, REALTOR®

MSc BIT (Middlesex, UK); BBA (UniSA)

CEA Reg No: R021244C | Mobile: (+65) 8889 9918 

Email: onassis@sgagent.com

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