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Boutique Condo Developments Likely to Have More Construction Quality Defects: BCA

Published July 7, 2026 at 2:53 AM UTC

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The Building and Construction Authority (BCA) has highlighted a concerning trend in Singapore's private residential sector: small boutique condominium projects are more prone to construction quality defects compared to their larger counterparts. Data from the BCA indicates that over the past six years, small private residential projects—typically comprising fewer than 50 units—accounted for more than 58% of private residential projects with low ratings for construction workmanship. Out of 167 projects assessed under the Construction Quality Assessment System (Conquas), 48 received band ratings of 4 to 6, the three lowest bands. Notably, 28 of these were small boutique condos. In contrast, 119 projects received band ratings of 1 to 3, suggesting relatively good construction quality with few major defects; only 17 of these were small projects. The Conquas assessment evaluates various aspects of construction quality and major defects that affect a home's livability or functionality, including issues like water seepage, cracked tiles, and broken fixtures. Beyond individual project assessments, the BCA also assigns band ratings to developers and builders. For instance, fewer than one in every 1,000 units built by a Band 1 developer had major defects reported after the Temporary Occupation Permit (TOP). In contrast, a Band 6 developer had 80 major defects reported in every 1,000 units. Developers with severe regulatory non-compliances affecting safety or consecutive projects with major defects may face disqualification from participating in land sales for residential sites for up to five years. This measure, effective from May 22, aims to strengthen deterrence against severe errant developer behavior and provide greater protection for homebuyers. The Conquas assessment, introduced in 1989, is mandatory for government land sales projects and for developers that have not undergone the assessment in the past three years. Developers with at least one project graded Band 4, 5, or 6, or with significant major defects in the past three years, are also required to undergo Conquas assessment for their residential projects. The evaluation covers various aspects of construction quality and major defects that affect a home's livability or functionality. Such defects include water seepage; cracked, chipped, or broken windowpanes, shower screens, mirrors, and any glass items; visibly cracked tiles or stones; and missing or broken accessories such as door handles and wardrobe hinges. The projects' bandings are based on non-compliances found during BCA inspections and from validated feedback on major defects reported by homeowners after TOP. These inspections include checks to test the effectiveness of waterproofing done at wet areas for water seepage issues. Several projects that received weaker Conquas scores were marketed as luxury developments. For example, The Carrara, a six-unit boutique condo on Mountbatten Road, received a Band 5 rating. The developer, Sevens Group, emphasized that Conquas certification is necessary prior to obtaining the TOP and that the score reflects the perspective of an independent assessor. Another example is Sekon International's 33 Devonshire, a 21-unit boutique condo in District 9, also rated Band 5. Some developers had poor scores for several projects. Oxley Holdings, rated a Band 4 developer, had six out of 11 projects with low scores. Among these were two small condos—the 18-unit Parkwood Residences with a Band 4 rating and the 24-unit Sea Pavilion Residences with a Band 5 rating. The remaining five Oxley projects fared better, with ratings ranging from Band 1 to Band 3. Despite small projects accounting for a relatively small share of all private residential projects, they make up a disproportionately large share of projects with poor construction quality, said Sing Tien Foo, provost's chair professor of real estate at NUS Business School. He explained that small projects tend to rely less on prefabricated and precast systems, which have better factory quality controls. In contrast, small projects often rely heavily on works done on-site, such as setting the formwork for beams, columns, and flooring, pouring concrete, and waiting for it to set. As a result, the construction work can be affected by weather conditions such as rain or high humidity, which can increase the likelihood of defects. Even if premium materials are used, poor installation and construction can result in high defect rates and, in turn, lower Conquas scores. On the other hand, larger projects may attract more mature main contractors who may deploy more mechanized equipment and experienced workers to reduce defects. This trend underscores the importance of thorough due diligence by potential buyers when considering boutique condominium developments. Prospective homeowners should not only assess the aesthetic appeal and location of such properties but also scrutinize the developer's track record, the quality of construction, and the project's compliance with established construction standards. Engaging independent inspectors or seeking expert advice can provide additional assurance regarding the property's quality and long-term value. By taking these proactive steps, buyers can mitigate the risks associated with construction defects and make informed decisions that align with their investment goals and expectations.