RES Exam Paper 1 Questions: Guide to Unit 1.2 – Real Estate Market Players and Government Intervention

If you're studying for the RES exam paper 1, there's a good chance you’ll come across questions on Unit 1.2, which focuses on the different players in the real estate market and how the government shapes the industry. It’s one of the more technical but important sections of the syllabus, and knowing how to apply it in exam questions is key.

Here’s a clear breakdown of what to know — plus examples of the kind of RES exam paper 1 questions you can expect.

What Does Unit 1.2 in RES Paper 1 Cover?

Unit 1.2 is all about identifying the roles of real estate market players and understanding how government policies influence property development, supply, and pricing in Singapore.

In simple terms, it covers:

• Who the main players are (government, developers, professionals, consumers)

• How the government regulates land supply (e.g. GLS Programme)

• Policies like SERS, SSD, and BMSMA

• Real estate marketing concepts like AIDA

The Key Market Players in Real Estate

You’ll need to know who does what in the real estate ecosystem.

1. Government Agencies

The government plays multiple roles — it regulates, plans, and releases land for development. Key agencies include:

• URA (urban planning and land sales)

• HDB (public housing)

• SLA (land management)

• CEA (regulates real estate agents)

2. Developers

Developers acquire land (often through GLS) and build residential, commercial, or industrial properties.

3. Real Estate Professionals

These are your licensed RES, valuers, property managers, and managing agents. They must be registered with CEA.

4. Consumers

This includes buyers, sellers, tenants, landlords, and investors — basically, anyone who participates in the property market.

Government Land Sales (GLS): What You Need to Know

A big part of Unit 1.2 — and a common feature in RES exam questions — is the Government Land Sales (GLS) Programme.

GLS is the system used to supply land to developers. It works through:

• Confirmed List: Sites released on a fixed schedule

• Reserve List: Sites only released when a developer expresses interest

Sample Question:

Q: What is the government’s structured process for land supply?A: C. Government Land Sales (GLS) Programme

Modes of Land Sale

Under GLS, land can be sold by:

• Public Tender

• Closed Tender

• Auction

Sample Question:

Q: What are the methods of land sale used under GLS?A: D. All of the above

Redevelopment Policies: SERS and En Bloc

SERS – Selective En Bloc Redevelopment Scheme

SERS is a government initiative that redevelops older HDB estates.

Key points:

• It’s government-initiated (you can’t apply for it)

• Compensation is based on market value

• Flat owners usually get a replacement unit nearby

Sample Question:

Q: Which statements about SERS are correct?A: C. i and ii

En Bloc (Collective) Sales

Unlike SERS, en bloc sales are private initiatives. Owners of strata-titled units agree to sell the entire development.

Legal rules:

• Governed by BMSMA

• Requires 80% consent (if >10 years old), or 90% (if ≤10 years)

• Needs approval from the Strata Titles Board (STB)

Sample Question:

Q: Which statement about en bloc sales is correct?A: Only statement (i) is correct

BMSMA: The Law Behind Collective Sales

The Building Maintenance and Strata Management Act (BMSMA) outlines:

• How collective sales are carried out

• The rules for forming a sale committee

• Consent thresholds

• What happens when there are objections (goes to STB)

Sample Question:

Q: Which legislation governs collective sales in Singapore?A: A. Building Maintenance and Strata Management Act (BMSMA)

Understanding Seller’s Stamp Duty (SSD)

SSD applies when a residential property is sold within three years of purchase:

• Year 1: 12%

• Year 2: 8%

• Year 3: 4%

• No SSD after 3 years

It does not apply to forced sales, such as:

• Government acquisition

• Bankruptcy

• Mortgagee sale

Sample Question:

Q: Which of the following sales triggers SSD?A: C. A private owner selling in an en bloc deal within 3 years

Government Strategies to Increase Land Supply

To manage future housing demand, the government uses:

• Land reclamation

• Increasing plot ratios

• The GLS Programme

Important: En bloc sales are not a government tool — they’re private sector-driven.

Sample Question:

Q: Which are government strategies to increase land supply?A: Reclamation, Plot Ratios, GLS

AIDA Model in Real Estate Marketing

Marketing is part of Paper 1 too. The AIDA model explains how to guide clients from awareness to decision-making.

AIDA stands for:

• Attention

• Interest

• Desire

• Action

Sample Question:

Q: What does AIDA stand for?A: D. Attention, Interest, Desire & Action

Quick Summary for Unit 1.2 RES Exam Paper 1 Questions

Topic	Key Point
Market Players	Government, developers, agents, consumers
GLS Programme	Confirmed & Reserve Lists, controls land supply
SERS	Government-led; market value compensation
En Bloc Sales	Private initiative, consent required, governed by BMSMA
BMSMA	Governs collective sales and strata management
SSD	Applies within 3 years; exemptions for forced sales
Land Supply Strategies	GLS, plot ratio increases, reclamation (not en bloc sales)
AIDA	Attention, Interest, Desire, Action – real estate marketing model

Final Study Tip

"Understand the 'why' behind policies like GLS, SERS, and SSD — the RES exam doesn’t just test definitions, it tests real-world thinking." – Amy, RES Trainer