Land Titles (Strata) Act 1967 · 2020 Revised Edition · Schedules
Schedule 3 · Composition, constitution and proceedings of collective sale committee
Feedback & supportTHIRD SCHEDULESections 84A(1A)(b), (3), (7C) and (14), 84D(9) and (9A), 84E(15) and (15A) and 84FA(16)Composition, constitution and proceedings of collective sale committeeMembers of collective sale committee1.—
Subject to sub-paragraph (2), a collective sale committee comprises such number of persons as may be determined in a general meeting convened in accordance with the Second Schedule, but in no case less than 3 members or more than 14 members who are natural persons.
Despite sub-paragraph (1), where the number of subsidiary proprietors of the lots in a strata title plan is not more than 3, the collective sale committee must consist of each subsidiary proprietor (if any) who is a natural person or the subsidiary proprietor’s nominee, together with the nominee of each subsidiary proprietor (if any) which is a company.
subsidiary proprietor
“subsidiary proprietor” means —(a)the registered subsidiary proprietor for the time being of the entire estate in a lot including an estate for life, an estate in remainder or an estate in reversion; and(b)in relation to a lot where a lease has been granted, the registered subsidiary proprietor for the time being of a leasehold interest in a lot described in an instrument of lease whose unexpired term is not less than 21 years as from the date of lodgment of the instrument of lease for registration with the Registrar including such a lease registered prior to 1 December 1987;
A person is not eligible for election as a member of a collective sale committee unless he or she is an individual of at least 21 years of age and who —
is a subsidiary proprietor of a lot;
lot
“lot” means a stratum which is shown as a lot on a strata title plan, and includes a lot specified as an accessory lot on any such plan;
is nominated for election by a subsidiary proprietor of a lot which is a company; or
company
“company” includes —(a)any body of persons incorporated in or outside Singapore; and(b)an unincorporated society, association or other body which under the law of its place of origin may hold property in the name of the society, association or other body or in the name of its trustees, secretary or other officer duly appointed for that purpose;
is not a subsidiary proprietor but is a member of the immediate family of a subsidiary proprietor and is nominated for election by that subsidiary proprietor.
Despite sub-paragraph (3), the following persons are also not eligible for election as a member of the collective sale committee:
an individual who is a joint subsidiary proprietor of a lot with another subsidiary proprietor, if that other subsidiary proprietor is also a candidate at that election or has nominated another person for that election; and
an individual who is nominated for election by a subsidiary proprietor who owns 2 or more lots, if that subsidiary proprietor together with any of that subsidiary proprietor’s nominees —
nominated at the same election; or
elected to the collective sale committee at the same or other election,or such of that subsidiary proprietor’s nominees, exceed the threshold number for that subsidiary proprietor determined in accordance with sub-paragraph (6).
Despite sub-paragraph (3) and without prejudice to sub-paragraph (4) —
an undischarged bankrupt; or
a subsidiary proprietor of a lot whose contributions and other moneys levied or recoverable by the management corporation under the Building (Strata Management) Act 2004 in respect of that lot are in arrears,[Act 12 of 2020 wef 01/10/2025]is eligible for election as a member of a collective sale committee if, and only if, his or her status referred to in sub-paragraph (a) or (b) is declared in writing, whether by himself or herself or by another, at the time of his or her nomination.
management corporation
“management corporation” means a management corporation constituted under this Act;
For the purposes of determining the eligibility of any subsidiary proprietor’s nominee for election as a member of a collective sale committee under sub-paragraph (4)(b), the threshold number for that subsidiary proprietor is —
the number of collective sale committee members that is proportional to the subsidiary proprietor’s share value, ignoring any fraction; or
49% of the number of collective sale committee members determined under sub-paragraph (1), ignoring any fraction,whichever number is the lower.Disclosure of conflict of interests2.—
If a person standing for election as a member of a collective sale committee is aware of any conflict of interest or potential conflict of interest (if any) with his or her duties or interests as a member of the collective sale committee (should he or she be elected) arising from —
his or her holding of any office;
his or her interest in any contract, whether alone or together with any of his or her associates;
his or her possession or ownership of any lot or common property that may be the subject of the collective sale, whether alone or together with any of his or her associates;
common property
“common property”, subject to subsection (2), means —(a)in relation to any land and building comprised or to be comprised in a strata title plan, such part of the land and building —(i)not comprised in any lot or proposed lot in that strata title plan; and(ii)used or capable of being used or enjoyed by occupiers of 2 or more lots or proposed lots; (b)in relation to any other land and building, such part of the land and building —(i)not comprised in any non-strata lot; and(ii)used or capable of being used or enjoyed by occupiers of 2 or more non-strata lots within that land or building; or (c)in relation to any land and building mentioned in paragraph (a) or (b), any of the following whether or not comprised in a lot, proposed lot or non‑strata lot:(i)the pipes, wires, cables or ducts which are used, or capable of being used or enjoyed, by occupiers of 2 or more lots, proposed lots or non‑strata lots (as the case may be) within that land or building, or are used or capable of being used for the servicing or enjoyment of the common property;(ii)the cubic space enclosed by a structure enclosing pipes, wires, cables or ducts mentioned in sub‑paragraph (i);(iii)any structural element of the building;(iv)the waterproof membrane attached to an external wall or a roof; Examples (a)A foundation, load‑bearing wall, column or beam, a shear core, strut, ground anchor, slab (not including any layer that is the underlayment or the flooring finishing), truss and common staircase. (b)An external wall, or a roof or façade of a building which is used or enjoyed, or capable of being used or enjoyed, by occupiers of 2 or more lots, proposed lots or non‑strata lots. (c)A garden, sporting or recreational facility, car park or parking area for other vehicles, none of which are comprised in a lot, proposed lot or non‑strata lot. (d)A central air‑conditioning system and its appurtenances, and a fire sprinkler protection system and its appurtenances. (e)Any chute, pipe, wire, cable, duct or facility for the passage or provision of water, sewage, drainage, gas, oil, electricity, telephone, radio, television, garbage, heating or cooling systems, or any other similar services.
any direct or indirect relationship the person or any associate of the person has with any property developer, property consultant, marketing agent or legal firm;
the holding of any office by any of his or her associates;
his or her associate’s interest in a contract; or
his or her associate’s possession or ownership of any lot or common property that may be the subject of the collective sale,the person must, before his or her election, declare at the general meeting convened for such election, the nature and extent of all such conflicts of interest or potential conflicts of interest.
The election of any person who fails to comply with sub-paragraph (1) is void.
If a member of a collective sale committee becomes aware of any conflict of interest or potential conflict of interest (if any) with his or her duties or interests as a member of the collective sale committee arising from —
his or her holding of any office;
his or her interest in any contract, whether alone or together with any of his or her associates;
his or her possession or ownership of any lot or common property that may be the subject of the collective sale, whether alone or together with any of his or her associates;
any direct or indirect relationship the member or any associate of the member has with any property developer, property consultant, marketing agent or legal firm;
the holding of any office by any of his or her associates;
his or her associate’s interest in a contract; or
his or her associate’s possession or ownership of any lot or common property that may be the subject of the collective sale,the member must, within the relevant period, declare in writing to the chairperson of the collective sale committee, the nature and extent of all such conflicts of interest or potential conflicts of interest.
The collective sale committee whose member has made any such declaration under sub-paragraph (3) must, within 7 days after the making of the declaration, give notice of the making of the declaration by causing a copy of the declaration to be affixed to a conspicuous part of each building comprised in the strata title plan or development, as the case may be.
building
“building” includes —(a)any building partially completed;(b)where applicable, any building to be erected within a stratum shown or specified in any strata subdivision plan submitted to the relevant authority for approval; or(c)any building to be erected which is authorised for strata subdivision under a notification made by the Minister under section 21(6) of the Planning Act 1998;
For the purposes of sub-paragraph (3), “relevant period” means —
in the case of a person who, on 15 July 2010, is a member of a collective sale committee — a period of 30 days after that date; or
in any other case — 7 days after becoming aware of all conflicts of interest or potential conflicts of interest (if any) with his or her duties or interests as a member of the collective sale committee arising from the circumstances described in sub-paragraph (3).
For the purposes of sub-paragraphs (1) and (3), a person (A) is an associate of another person (B) if —
A is the spouse or a parent, remoter lineal ancestor or step-parent or a son, daughter, remoter issue, stepson or stepdaughter or a brother or sister, of B;
A is a person who is accustomed or under an obligation, whether formal or informal, to act in accordance with the directions, instructions or wishes of B or, where B is a corporation, of the directors of B;
B is a person who is accustomed or under an obligation, whether formal or informal, to act in accordance with the directions, instructions or wishes of A or, where A is a corporation, of the directors of A;
A is a person with whom B has an agreement or arrangement, whether oral or in writing and whether express or implied, to act together with respect to the acquisition, holding or disposal of shares or other interests in, or with respect to the exercise of their voting power in relation to, any property developer, property consultant, marketing agent or legal firm;
A is a corporation in which B, alone or together with other associates of B as described in sub-paragraphs (b) and (c), is in a position to control not less than 5% of the voting power in A.Appointment of chairperson
3. The chairperson of the collective sale committee must be appointed from among its members.Tenure of office of member
4. A member of the collective sale committee holds office for the duration of the collective sale agreement until —
the collective sale committee is dissolved; or
he or she vacates office under paragraph 5.Vacation of office of member of collective sale committee
5. A person who is a member of a collective sale committee vacates his or her office as such a member —
if the person was a subsidiary proprietor at the time of his or her election and ceases to be a subsidiary proprietor;
if the person was the nominee of a subsidiary proprietor and the subsidiary proprietor who nominated him or her —
ceases to be a subsidiary proprietor; or
notifies the collective sale committee in writing that the person’s office as a member of the collective sale committee is vacated;
upon the receipt by the collective sale committee from the person of a notice in writing of the person’s resignation;
where the person is a member under paragraph 1(2) and the number of subsidiary proprietors increases to more than 3, upon the election of the members of the collective sale committee at a general meeting convened after that increase;
if the person is removed from office at a general meeting;
if the person is removed from office by the collective sale committee in accordance with paragraph 8 on the ground that an application to a Board has been made under section 84A or 84FA during his or her tenure as a member and the person is a subsidiary proprietor, or a nominee of a subsidiary proprietor, who has not executed the collective sale agreement to which the application relates;
Board
“Board” means a Strata Titles Board constituted under the Building Maintenance and Strata Management Act 2004;
if the person dies;
if the person becomes a mentally disordered person within the meaning of the repealed Mental Disorders and Treatment Act (Cap. 178, 1985 Revised Edition); or
if the person is convicted, on or after 4 October 2007, by a court in Singapore or elsewhere of an offence involving fraud or dishonesty.Chairperson to preside at meetings
6. The chairperson of a collective sale committee presides at all meetings of the collective sale committee at which he or she is present and, if he or she is absent from any such meeting, the members of the collective sale committee present at that meeting must appoint one of their number to preside at that meeting during the absence of the chairperson.General meetings convened by collective sale committee7.—
The collective sale committee must convene one or more general meetings of the management corporation in accordance with the Second Schedule for the following purposes:
to appoint any advocate and solicitor, any property consultant or marketing agent in connection with a collective sale where the collective sale committee is not already authorised at a general meeting to make such appointments;
to approve the apportionment of sale proceeds;
to approve the terms and conditions of the collective sale agreement.
[Deleted by Act 13 of 2010]
[Deleted by Act 13 of 2010]
[Deleted by Act 13 of 2010]
[Deleted by Act 13 of 2010]
The meeting for any of the purposes in sub-paragraph (1)(a), (b) and (c) must be convened before any subsidiary proprietor signs the collective sale agreement.
After the subsidiary proprietors mentioned in section 84A(1) or 84FA(2) have signed a collective sale agreement but before the launch for sale mentioned in paragraph 11, the collective sale committee must convene a meeting of subsidiary proprietors, of which at least 7 days’ notice is given —
to give an update on the total number of subsidiary proprietors who, immediately before the date of the meeting, have signed the collective sale agreement; and
to provide information on the sale proposal and the sale process.
As soon as practicable after the close of the public tender or public auction mentioned in paragraph 11 or, where applicable, after the collective sale committee has entered into a private contract under that paragraph, the collective sale committee must convene a meeting of subsidiary proprietors, of which at least 7 days’ notice is given —
to provide information on the number of offers received for the collective sale and the respective prices so offered; and
to provide information on the terms and conditions of the sale and purchase agreement.Convening, holding or conducting meetings of collective sale committee7A.—
Except as provided in sub-paragraph (2), a meeting of a collective sale committee may be convened, held or conducted —
at a physical place;
at a physical place and using virtual meeting technology; or
using virtual meeting technology only.
Despite sub-paragraph (1), a meeting of a collective sale committee must not be convened, held or conducted using virtual meeting technology only, unless all of the members who wish to participate at the meeting have access to the virtual meeting technology needed to participate in the meeting.
In this paragraph, “virtual meeting technology” means any technology that allows a person to participate in a meeting without being physically present at the place of meeting.[S 444/2023 wef 01/07/2023]Meetings of collective sale committee8.—
At any meeting of a collective sale committee, a quorum consists of the majority of the members of the collective sale committee except that where a management corporation for a strata title plan has only 2 subsidiary proprietors, the presence of the member who owns more than 50% of the aggregate share value of all the lots comprised in the strata title plan is the quorum required to convene the meeting of the collective sale committee.
strata title plan
“strata title plan” means a plan of registered land which —(a)is described in the title or heading thereto as a strata title plan;(b)shows the whole or any part of the land comprised therein as being divided into 2 or more strata, whether or not any stratum is divided into 2 or more lots; and(c)contains the particulars prescribed under the Boundaries and Survey Maps Act 1998,and includes a strata title plan for redevelopment of any lot in a strata title plan registered under this Act;
A decision of the majority of members of the collective sale committee present and voting at any meeting of the collective sale committee is a decision of the collective sale committee except that where a management corporation for a strata title plan has only 2 subsidiary proprietors, the decision of the member who owns more than 50% of the aggregate share value of all the lots comprised in the strata title plan is the decision of the collective sale committee.
A collective sale committee must cause a record of its decisions and minutes of its meetings to be kept.
A member of the collective sale committee may vote by electronic means only if all the following are satisfied:
the electronic voting system used is capable of accurately counting all votes cast for and against any proposal submitted at the meeting;
the electronic voting system used is capable of providing records from which the operation of the electronic voting system may be audited and for verification of the accuracy of the recording and counting of votes.[S 444/2023 wef 01/07/2023]
A collective sale committee must cause a record of its decisions and minutes of its meetings to be kept.[S 444/2023 wef 01/07/2023]
For the purposes of this paragraph, where a meeting of a collective sale committee is convened, held or conducted (whether wholly or partly) using virtual meeting technology, a member of the collective sale committee who attends the meeting using virtual meeting technology is to be treated as being present if the member —
is able to participate in the proceedings of the meeting using the virtual meeting technology provided to the person;
is verified by the secretary of the collective sale committee or a person appointed by the collective sale committee to verify the quorum as attending the meeting in the manner specified in sub-paragraph (a); and
is acknowledged by electronic means by the chairperson of the meeting as attending the meeting.[S 444/2023 wef 01/07/2023]
In this paragraph —“electronic means” means electronic communication, video conferencing, tele-conferencing or other electronic means;“virtual meeting technology” has the meaning given by paragraph 7A(3).[S 444/2023 wef 01/07/2023]Keeping of records9.—
The collective sale committee must —
keep minutes of its proceedings; and
cause minutes of general meetings convened in accordance with the Second Schedule to be kept.[S 444/2023 wef 01/07/2023]
The minutes of every general meeting convened in accordance with the Second Schedule mentioned in sub-paragraph (1)(b) must contain the following information:
the date, time and place of the meeting;
the names of the subsidiary proprietors present at the meeting;
the names of the subsidiary proprietors who have appointed proxies;
the names of the proxies present at the meeting;
the result of the votes on every motion submitted at the meeting;
the text of every resolution passed at the meeting.[S 444/2023 wef 01/07/2023]
In addition to sub-paragraph (1A), if the general meeting was held using virtual meeting technology (whether wholly or partly), the minutes must —
state that fact;
state the virtual meeting technology used; and
in respect of each person who was present at the general meeting using virtual meeting technology, state the fact that the person was present using virtual meeting technology.[S 444/2023 wef 01/07/2023]
Where a general meeting was held wholly using virtual meeting technology, the requirement that the minutes of the meeting must specify the place for the meeting under sub-paragraph (1A)(a) does not apply.[S 444/2023 wef 01/07/2023]
If the management corporation is required by its by-laws to maintain a notice board, the collective sale committee must cause a copy of the minutes of a meeting of the collective sale committee to be displayed on the notice board within 7 days after the meeting.
A copy of any minutes mentioned in sub-paragraph (2) must be kept displayed on the notice board for not less than 14 days.
If there is no notice board, the collective sale committee must give each subsidiary proprietor a copy of the minutes mentioned in sub-paragraph (2) within the period specified in that sub-paragraph.
The collective sale committee must —
ensure that proper books of account are kept in respect of all sums of money received and expended for the purposes of a collective sale specifying the matters in relation to which the receipts and expenditure take place; and
on the application of a subsidiary proprietor or mortgagee of a lot (or any person authorised in writing by the subsidiary proprietor or mortgagee), make the books of account available for inspection at all reasonable times.Acts of collective sale committee valid despite vacancy, etc.
10. Any act or proceeding of a collective sale committee done in good faith is, despite that at the time when the act or proceeding was done, taken or commenced there was —
a vacancy in the office of a member of the collective sale committee; or
any defect in the appointment or any disqualification of any such member,as valid as if the vacancy, defect or disqualification did not exist and the collective sale committee were fully and properly constituted.Collective sale by public tender or auction11.—
The collective sale of all lots and common property in a strata title plan must be launched for sale only by way of public tender or public auction.
A valuation report by an independent valuer on the value of the development as at the date of the close of the public tender or public auction must be obtained by the collective sale committee on the date of the close of the public tender or public auction.
Despite sub-paragraph (1), the collective sale committee may, within 10 weeks from the close of the public tender or public auction, enter into a private contract with a purchaser for the sale of all the lots and common property in a strata title plan.Termination of collective sale committee12.—
A collective sale committee may be dissolved —
by ordinary resolution at a general meeting of the management corporation convened in accordance with the Second Schedule; or
ordinary resolution
“ordinary resolution” has the meaning given by the Building Maintenance and Strata Management Act 2004;
upon the termination or expiry of the collective sale agreement.
A collective sale committee that is constituted for the purposes of a collective sale of all lots and the common property in a strata title plan to which section 84A or 84FA applies, or a collective sale of all the flats and land in a development to which section 84D or 84E applies, must be dissolved if —
in the case of such a committee that is constituted before 15 July 2010 — at the end of 12 months after that date; or
in any other case — at the end of 12 months after the committee is constituted,there is no collective sale agreement for that collective sale or no subsidiary proprietor or proprietor (as the case may be) has executed a collective sale agreement for that collective sale.[13/2010; S 365/2010]
proprietor
“proprietor”, in relation to land comprised in a strata title plan, means the person who was the proprietor of that land immediately before the registration of the strata title application for that plan under section 9;