Why a pre-purchase assessment matters
Most Singapore property deals fail at the conveyancing compliance check, not at price. The buyer's lawyer runs a search against BCA records 2–4 weeks after OTP exercise. If the structure on the ground doesn't match BCA records, the deal stalls. Either the seller scrambles to regularise (often impossible inside the SPA timeline), or the buyer walks away — losing the option fee.
The 10-point checklist
1. Match-against-BCA-records check
Compare what's physically built against BCA's archived approved drawings. Discrepancies = unauthorised works. This is the single most important check; everything else is secondary.
2. Unauthorised mezzanine, loft, or platform
Walk the property looking for any half-floor or raised platform that doesn't appear on BCA records. Common culprits: lofts in HDB high-ceiling units, mezzanines in commercial fit-outs, raised platforms in landed home master bedrooms.
3. Wall removal evidence
Patches in the floor or ceiling at suspicious locations. Mismatched floor tile patterns. Drywall infill where there used to be a structural wall. Tell-tale signs of past wall removal that may not be on record.
4. Front / rear extension (landed only)
Landed home rear extensions are a top cause of pre-purchase failures. Check the BCA approved footprint vs. what's actually built. Ground-floor rear or front extensions are common.
5. Roof / attic conversion
Has the original attic / roof void been converted to habitable space? If so, was it submitted? Roof terrace pergolas, enclosed lofts, and attic bedrooms are frequently unauthorised.
6. Balcony enclosure
Has the original balcony been glazed in or enclosed? In condos and HDB, balcony enclosures often increase the GFA and trigger PE endorsement and BCA approval. Most are unauthorised.
7. Structural defects
Look for: cracks > 0.3mm in walls or columns; signs of foundation settlement (sloping floors, doors that don't close); water staining suggesting roof or façade leaks; spalling concrete with exposed rebar; rust staining from concrete.
8. Façade attachment integrity (high-rise)
For condo or commercial purchase, check external façade panels, glazing, and balcony attachment. Loose or detached external elements are a serious safety issue and a future regularisation cost.
9. Building age & PSI status
For non-residential > 5 years old, or residential > 10 years, check whether PSI has been done and what the report said. Missed PSI deadlines and unaddressed PSI defects become the buyer's problem.
10. Conservation overlay (if applicable)
If the property is in a URA Conservation Area (Telok Ayer, Boat Quay, Clarke Quay, Joo Chiat, Geylang, Little India, Kampong Glam, Chinatown), check that all changes comply with URA Conservation Guidelines. Façade changes especially.
What you receive from CVC's pre-purchase assessment
- Site visit (2–4 hours) by a registered Professional Engineer
- Compliance check against BCA archived drawings
- Defect map with photographs
- Unauthorised works register with regularisation cost estimate
- Risk grade (Green / Amber / Red)
- Lawyer's annex — short-form summary your conveyancing lawyer can rely on
- Recommendations for SPA negotiation
Pricing
| Property type | Indicative fee (SGD) | Turnaround |
|---|---|---|
| HDB flat | 1,500 – 2,500 | 5–7 days (rush 3 days +50%) |
| Condo unit | 1,800 – 4,000 | 5–7 days (rush 3 days +50%) |
| Landed terrace | 2,500 – 5,000 | 5–7 days (rush 3 days +50%) |
| Landed semi-D / detached | 3,500 – 7,000 | 5–7 days (rush 3 days +50%) |
| Conservation shophouse | 4,000 – 8,000 | 5–10 days |
What sellers should do
If you're selling — especially landed, older condo, or any property with renovation history — commission your own pre-listing assessment. The cost (SGD 2k–7k) is a fraction of the price reduction you'll concede if a buyer's lawyer surfaces the same issues mid-conveyancing.
About to sign? Send the address to CVC Engineers — we'll quote a pre-purchase scope within one working day, with rush turnaround available.