By The Address desk · Last verified 7 October 2026
Buying at a new launch in Singapore usually follows the same path: a preview at the show flat, an expression of interest (EOI) that enters you into a ballot, then booking day, where buyers pick units in ballot order and pay a 5% booking fee for an Option to Purchase. The option then gives you three weeks from delivery of the Sale and Purchase Agreement to sign. Show flats are regulated by URA under the Housing Developers (Show Unit) Rules, so walls that will not exist, lower ceilings and different fittings must be marked or declared. Your job is to read those signs, not the styling.
Show flats are lovely places to dream. A little homework turns the dream into a sound purchase, and it takes less time than the queue on booking day.
Quick facts
- Developers of private housing projects must be licensed by URA’s Controller of Housing.
- Before taking a booking fee, the developer must give you prescribed information about the project.
- The booking fee under the normal payment scheme is 5% of the price.
- The Option to Purchase expires three weeks after the S&P and title documents are delivered.
- If the option lapses, the developer may keep 25% of the booking fee.
- Show flat walls, doors and windows that will not be built as displayed must be marked on the floor with solid lines.
How a new launch sale works, step by step
Each developer runs its own sales process, but most popular launches follow this pattern. The ballot and booking-day arrangements are set by the developer and its appointed agencies, not by law, so ask the sales team for the exact rules of that launch.
| Stage | What happens | What you do |
|---|---|---|
| Preview | The show gallery opens, often for a couple of weeks; indicative prices may be shared | View the units, collect the brochure, floor plans and site plan |
| Expression of interest | You register interest, usually with a cheque, often signed but not filled in | Read the EOI terms: what the cheque is for and when it is returned or destroyed |
| Ballot | EOIs are randomly ordered to decide who chooses first | Note your ballot number and booking-day time slot |
| Booking day | Buyers choose units in ballot order, first come, first served | Bring a ranked list of units and your budget ceiling |
| Option to Purchase | You pay the 5% booking fee and receive the option | Check the unit number, price and payment scheme on the document |
| Sale and Purchase Agreement | Delivered to you or your lawyer; you have three weeks to sign | Have your lawyer review it, then sign and pay the balance of the down payment |
What the show flat rules require
URA’s guide to the Housing Developers (Show Unit) Rules sets out what a show flat and its displays must tell you. The highlights:
- Unbuilt walls and partitions must have their position, thickness and width marked on the floor with solid lines; unbuilt doors are marked in their closed position, and unbuilt windows are marked too.
- Floor-to-ceiling heights of all areas must be stated, and where any area has a lower ceiling, that height must appear in a prominent written notice.
- Materials, finishes, fittings and appliances must be described in prominent written notices; if the brands differ from what is displayed, they must be stated or the displayed brands covered.
- Floor plans must give a breakdown of the floor areas and the full address of the unit depicted.
- Site plans must follow the approved building plans, with the approval date and number shown; notes disclaiming the accuracy of the plan are not allowed.
- Location maps must show streets, prominent buildings and facilities within 500 metres.
Your show flat checklist
- Walk the floor lines. Solid lines mean a wall, door or window will be where the styling team removed it. Picture the room with them back.
- Read every notice. Note which fittings are provided, which are only decorative, and where ceilings are lower.
- Compare the show unit with your unit. The show flat depicts one specific unit; your stack may be a mirror image, have a different facing or sit beside the bin centre or substation.
- Count the strata area. The floor-area breakdown shows how much is air-conditioner ledge, balcony or void, which you pay for at the same price per square foot.
- Check the developer’s track record. The project information should include the developer’s past projects; quality scores such as CONQUAS are often quoted in the brochure.
- Get loan approval first. An in-principle approval tells you your real ceiling before booking day pressure sets in.
The Option to Purchase: what you are signing
The Option to Purchase and the Sale and Purchase Agreement for an uncompleted home are standard forms prescribed under the Housing Developers Rules, and a developer cannot amend the S&P without the Controller of Housing’s approval. That protects you from unusual terms, but it does not choose the unit for you. Since 2020, a developer also cannot re-issue an option for the same unit to the same buyer within 12 months after an earlier one expires, so you cannot simply let an option lapse and ask for a fresh one later.
Worked example: changing your mind
You book a $1.8 million unit and pay the 5% booking fee of $90,000. Two weeks later, the bank’s valuation comes in lower than you hoped and you decide not to proceed. If the option lapses, the developer may keep 25% of the fee, which is $22,500, and refund $67,500. That is a costly lesson, which is why loan approval comes before booking day.
The WahLiao Verdict
Go to the show flat twice: once to fall in love, and once with a tape measure, the floor plan and a list of questions. Decide your top three units and your firm budget before the ballot, and arrive on booking day with loan approval in hand. The rules make developers show you the truth on the floor and in the notices; give yourself time to read it, and the 5% you pay will be the start of a good home rather than an expensive maybe.
Questions people ask
Does a good ballot number guarantee me a unit?
No. It only sets your place in the queue. Popular stacks can sell out before your turn, so prepare backup choices.
Is the EOI cheque a payment?
It depends on the developer’s terms. Often it is used for the booking fee only if you choose a unit, and is returned or destroyed if you do not. Read the EOI form before you hand it over.
Will my unit look exactly like the show flat?
Not necessarily. Loose furniture and decorations are not included, and the notices and floor markings tell you what is. Your unit’s specifications are set out in the S&P.
Can I ask for more than three weeks to sign?
The Controller of Housing may extend the initial option period up to 12 weeks if both buyer and developer apply with the required documents, so ask the developer early if you need more time.
Sources: Urban Redevelopment Authority, Housing Developers (Show Unit) Rules guide; URA, buying a private home from a developer; URA Controller of Housing, option validity, forfeiture and re-issue rules; Stacked Homes, how booking day and the ballot run. The Address explains; it does not advise.
Read next: Buying a New Launch Condo: Progressive Payments and the Deferred Payment Scheme · Collecting Your Keys: Defects Inspection and the Defects Liability Period · Back to The Address
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