PropNex faces 2 lawsuits from property buyers who were penalised over ‘99-to-1' deals
PropNex faces 2 lawsuits from property buyers who were penalised over '99-to-1' deals
Source: Straits Times
Article Date: 28 Apr 2025
Author: Selina Lum
Iras had found the property transactions to be tax avoidance arrangements.
Real estate agency PropNex Realty is being sued by private property buyers who were penalised by the taxman for using the so-called '99-to-1' arrangement to reduce the additional buyer's stamp duty (ABSD) on their purchases.
The property agents and law firms involved in the transactions have also been sued.
In one case, a couple have sued PropNex, property agent Amos Koh and law firm CK Tan Law Corporation.
Mr Kevin Rahim, 28, and Ms Jessica Tjitra, 32, are claiming a sum of nearly $850,000 that they had to pay the Inland Revenue Authority of Singapore (Iras) over their purchase of a unit at Riviere condominium.
In the other case, Mr Melvin Li, 43, has sued PropNex, property agent Ian Sng and law firm City Law.
Mr Li is claiming a sum of nearly $1.2 million he had to pay Iras over his purchase of a 1 per cent stake in his father's condo unit at Piccadilly Grand and in his mother's condo unit at Pullman Residences.
In both cases, the buyers contended that they had relied on the representations made by property agents about the legality of the 99-to-1 arrangement.
PropNex denied that it should be held liable for the acts of the property agents.
ABSD is an extra tax on property purchases that applies to Singaporeans who already own a home, and to permanent residents and foreigners.
The 99-to-1 structure was often used as a tax avoidance arrangement by buyers to reduce the rightful ABSD payable.
The arrangement typically involves a first-time buyer purchasing a property and, within a very short period of time, selling a 1 per cent share of the property to a person who owns another property.
It was used by those who already own a home to reduce the ABSD they pay as co-owner of an additional property.
The Straits Times reported in May 2024 that Iras was set to claw back about $60 million in ABSD and surcharges after it uncovered 166 cases of private property purchases that involved the use of the 99-to-1 or similar arrangements to dodge ABSD.
Couple said they were told it was legal
Mr Rahim and Ms Tjitra, who are from Indonesia, filed their lawsuit in the High Court in February 2025.
The couple, who are now permanent residents, are represented by Mr Gavin Neo of WongPartnership.
They said in their statement of claim that Mr Koh had told them the 99-to-1 method was a legal and workable structure to reduce the ABSD payable.
In July 2022, Ms Tjitra bought the condo unit in her sole name for $3.3 million, shortly after she obtained permanent residency.
The ABSD rate for PRs buying their first property was 5 per cent, compared with 30 per cent for foreigners.
The following month, she sold a 1 per cent share of the flat to Mr Rahim, who paid the 30 per cent rate on only this share.
In August 2024, Iras notified the couple that the arrangement amounted to illegal stamp duty avoidance.
Iras imposed a 30 per cent ABSD rate on the entire purchase price, as well as a 5 per cent surcharge.
In his defence filed in court, Mr Koh admitted making the alleged representations.
He said he learnt of this method from presentation slides prepared by CK Tan Law, and he believed it was a legitimate way to save on stamp duty.
PropNex contended in its defence that Mr Koh was an independent contractor, and not its employee.
It said he undertook that he would be personally liable for any unauthorised acts, wrongdoing, misrepresentations or fraud committed in the course of his work.
The agency added that Mr Koh did not act for the couple; his commissions were paid solely by the developer of Riviere for introducing buyers and brokering sales.
The law firm argued that the possibility that Iras could exercise its powers under the law to vary such an arrangement and impose a surcharge did not make it an illegal arrangement.
The case is scheduled for an administrative hearing on April 30.
Man said he was assured by property agent
Mr Li's lawsuit was filed in January 2025. He is represented by Mr Quek Mong Hua of Lee and Lee.
Mr Sng was the property agent who handled the sale of Mr Li's parents' house and the subsequent purchase of a semi-detached house in the names of Mr Li's brother and sister-in-law.
Mr Li said his parents, who lived with his brother, wanted properties of their own, but were not eligible for a bank loan.
According to Mr Li, his parents were advised by Mr Sng to each buy a unit at the Piccadilly Grand and Pullman Residences.
Mr Sng suggested that Mr Li then buy 1 per cent of both properties, which would enable him to take out a loan in his name.
Mr Li asked Mr Sng over WhatsApp if the transactions were legal, and the agent assured him that he did only 'legal stuff' because his livelihood was at stake.
Mr Li said Mr Sng also told him that the transactions were proposed by his manager and teammates from PropNex, and that they never had any issues.
To further assure him, Mr Sng recommended City Law to act for him and his parents.
Mr Li later sought clarification from Iras after he became aware that it was investigating similar deals.
Iras said his transactions contravened the law, and he was found liable to pay the full ABSD on both properties – at a 17 per cent rate for one, and 25 per cent for the other – as well as surcharges.
A joint defence filed by PropNex and Mr Sng noted that he acted as the marketing salesperson for the developers of both Piccadilly Grand and Pullman Residences.
The defence stated that Mr Sng told Mr Li he had learnt about a method commonly referred to as the '100-sell-1' method – another name for the 99-to-1 arrangement – from training sessions conducted by law firms and bankers.
After checking with law firms including City Law on whether the method could be used for this situation, Mr Sng passed the information to Mr Li.
Mr Sng denied making false representations.
City Law asserted in its defence that it did not advise or affirm that the transactions were legal.
The firm added that by the time it dealt with Mr Li, he and his parents had already committed to the purchases using the 99-to-1 arrangement.
The case is understood to be headed for mediation.
Selina Lum is senior law correspondent at The Straits Times.
Source: The Straits Times © SPH Media Limited. Permission required for reproduction.
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Singapore Law Watch
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AsiaOne
a day ago
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"So I made my needs plain to my agent from day one, and it was agreed we would probably be looking at leasehold, as I needed a lot of space but the budget was very fixed." When the agent showed him a 1,180 plus sq ft unit in Lakeshore, GT said he felt something "jump" in his mind. Despite viewing three other projects, he said: "I didn't find the others appealing because of cost, maintenance, or a layout that would take too much work to reno." For the Lakeshore unit, GT already had a clear idea in his mind: he would merge two of the bedrooms into a bedroom or office, and use the study space as a separate gallery from the living room, thus separating his work by theme. "When I already have such a strong impression I guess it's hard to let go," GT says, "And what sealed the deal was the price, which was exactly within budget." GT says the unit was about $1.6 million, which would be a minimal stretch after the sale of his previous two-bedder. 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Straits Times
2 days ago
- Straits Times
Home cafes in Singapore: Young brewers serving matcha and kopi
Mr Alvin Lee runs home cafe Soop Soop Coffee, selling coffee and drinks for takeaway to customers who pre-order their drinks. ST PHOTO: HEDY KHOO Ms Grace Teo runs home cafe Brew With Grace where she serves specialty coffee and matcha drinks. ST PHOTO: HEDY KHOO Ms Grace Teo runs home cafe Brew With Grace where she serves specialty coffee and matcha drinks. ST PHOTO: HEDY KHOO Ms Grace Teo runs home cafe Brew With Grace where she serves specialty coffee and matcha drinks. ST PHOTO: HEDY KHOO Left to right: Ms Chelsea Ang, Ms Zann Siow and Mr Thomas Lim who run Whisk & Waddles. ST PHOTO: HEDY KHOO Left to right: Ms Chelsea Ang, Ms Zann Siow and Mr Thomas Lim who run Whisk & Waddles. ST PHOTO: HEDY KHOO Home cafe Knead Kopi offers light bites and drinks such as Kopi Guyu, Kaya Set, Ahma Ang's Fried Beehoon, and Curry Chicken with Baguette. ST PHOTO: HEDY KHOO Ms Rachel Neo and Mr Glenndon Khoo run Knead Kopi at the front porch of a terrace house in Bukit Timah. ST PHOTO: HEDY KHOO Mr Joshua Simon runs home cafe Baobei Coffee out of his HDB flat in Tampines. ST PHOTO: HEDY KHOO hkhome31 - Iced White Coffee at home cafe Brew With Grace. ST PHOTO: HEDY KHOO THE STRAITS TIMES SPH MEDIA EDITORIAL USE ONLY The Straits Times hkhome31 - Iced White Coffee at home cafe Brew With Grace. ST PHOTO: HEDY KHOO THE STRAITS TIMES SPH MEDIA EDITORIAL USE ONLY The Straits Times SINGAPORE – The hottest trend in Singapore's cafe scene is not housed behind floor-to-ceiling glass windows or nestled within heritage shophouses. It is brewing on front porches and in HDB flats in residential estates islandwide. Since late 2024, a batch brew of cosy home cafes has been started by young Singaporeans eager to share their passion for coffee and matcha, without the financial burden of operating a full-fledged commercial outfit. Some view these micro set-ups as stepping stones to hosting future pop-ups. Others treat these ventures as a way to opt out of the rat race, attempt a slower life, stay close to family and build community over homemade drinks and food. Home cafe owners observe that customers come not just for the drinks or food, but for the experience. The appeal lies less in the menu and more in the chance to step into someone else's world – to see how others live, and to connect in a more personal setting. Most of these home cafe owners say they have no plans to move into bricks-and-mortar spaces , citing high rents and operating costs. With no goods and services tax , service charge or rent, home cafes can offer drinks 20 to 40 per cent cheaper than commercial outlets, even when using quality ingredients such as real fruit and Uji matcha. But with limited volumes, most home brewers buy supplies at retail prices and operate on razor-thin margins. Mr Alvin Lee, 33, who runs home cafe Soop Soop Coffee out of his mother's four-room HDB flat in Yishun, says: 'It's not sustainable if you're in it for profit.' Coffee beans alone make up 40 per cent of his operating costs. Brew With Grace operates from a five-room Build-To-Order flat in Sengkang. Ms Grace Teo, 36, pays over $80 for a 100g packet of ceremonial-grade matcha by Marukyu Koyamaen in Kyoto, which is often out of stock. She says she makes mere cents from each drink. Still, these home cafe owners persevere – not for profit, but for purpose. Ms Teo says: 'I feel richer for the experience. It gives me something to focus on – and I'm in a better place now.' Here are some to hit this weekend. Pours on the porch In Yio Chu Kang, Whisk & Waddles opened on March 16 on a terraced house's porch. Operating exclusively on Sundays, it began as a project by three third-year law undergraduates from the National University of Singapore: Ms Zann Siow, 22; Ms Chelsea Ang, 22; and Mr Thomas Lim, 24. The trio launched it as part of a school business module. (From left) Ms Chelsea Ang, Ms Zann Siow and Mr Thomas Lim, who run Whisk & Waddles. ST PHOTO: HEDY KHOO The idea for a home cafe specialising in matcha came from Ms Siow, who has been crafting matcha drinks since 2020 as a hobby and tinkering with making syrups from fresh fruit and tea. Both Ms Ang and Mr Lim live in HDB flats, so the group turned to Ms Siow's parents, who agreed to let them use the front porch of their terrace house in Yio Chu Kang. But first, clear ground rules were set. Customers are limited to the porch, which accommodates up to 15 people. Orders are placed via a Google form and the home address is revealed only upon payment of pre-orders. Drinks are prepared in the kitchen and served outside, where guests can play card games that are lying around, such as Exploding Kittens and The Singaporean Dream. The trio pooled together $480 to buy second-hand garden furniture, utensils and ingredients. The matcha is from Kyoto and coffee beans are sourced from a local roaster. Prices start at $4 for the Winter Dew (matcha without milk), while Rosy Tuxedo (Strawberry Matcha Latte) and Frosty Earl (Earl Grey Matcha Latte) go for $6.40 each. (From left) Rosy Tuxedo, a strawbery matcha latte; Frosted Earl, an Earl Grey matcha latte; and Glacial Green, a matcha latte, at Whisk & Waddles. ST PHOTO: HEDY KHOO Where: Yio Chu Kang Open: 11am to 5pm (Sundays) Info: @whisknwaddles on Instagram Kopi, kaya and grandma Knead Kopi opened in March with very personal goals. Its founders – Ms Rachel Neo, 25, and her boyfriend Glenndon Khoo, 25 – wanted to spend more time at home with Ms Neo's 84-year-old grandmother, who has dementia. Ms Rachel Neo and Mr Glenndon Khoo run Knead Kopi at the front porch of a terrace house in Bukit Timah. ST PHOTO: HEDY KHOO Ms Neo, who has a business degree from the University of Newcastle, which she studied for at PSB Academy, had run a home bakery since 2020. After a short stint as a management trainee at a pastry chain, she found corporate life 'not her cup of tea' and returned to baking full-time. Wanting to stay close to her grandmother, she and Mr Khoo set up a cafe on the family's terrace porch in Watten Rise in Bukit Timah. Mr Khoo, who is studying part-time for a degree in sports and exercise science at PSB Academy, suggested brewing traditional Nanyang kopi to stand out from other home cafes serving speciality coffee. They learnt to brew both traditional and speciality coffee from Ms Neo's barista uncle. Mr Glenndon Khoo makes Nanyang kopi at home cafe Knead Kopi. ST PHOTO: HEDY KHOO Then they spent $3,000 in savings, earned from part-time jobs, to build a sheltered awning, and another $1,000 on folding chairs, camping tables, a food display case and traditional kopi-making equipment, including coffee socks, pots and electric warmers. They source their coffee powder from a local roaster. A hot Kopi O starts at $1.60. Bestsellers include Yuan Yang and Kopi Guyu ($2 for hot, $2.50 for cold). Kopi Guyu at Knead Kopi. ST PHOTO: HEDY KHOO For children and non-coffee drinkers, there is the Milo Special ($4) – a Milo Dinosaur with chocolate drizzle. Milo Special at Knead Kopi. ST PHOTO: HEDY KHOO As demand grew for small bites to accompany the drinks, the couple introduced a Kaya Set ($8.50), which includes four pieces of baguette, a small tub of homemade kaya, two soft-boiled eggs and a hot drink. They make the kaya from scratch using home-grown pandan leaves and each batch takes three hours to prepare. Kaya Set at Knead Kopi. ST PHOTO: HEDY KHOO Other menu items include Curry Chicken with Baguette ($8.50) and Ahma Ang's Fried Beehoon ($4.50), made from her grandmother's recipes. Bakes such as Mochi Brownie and Banana Walnut Loaf ($5 each) are on rotation. Home cafe Knead Kopi offers light bites and drinks such as Kopi Guyu, Kaya Set, Ahma Ang's Fried Beehoon and Curry Chicken with Baguette. ST PHOTO: HEDY KHOO Ms Neo, a self-described homebody, finds comfort in working entirely from home. 'I get to spend time with my grandmother, who joins me in the kitchen when I am baking. During lulls, we paste the logo stickers on paper cups together,' she says. Their customer base is varied, from parents of school-going kids grabbing a quick takeaway before work to those working from home on a coffee run to dog walkers. Water bowls are provided for pets. The cafe attracts residents in the neighbourhood, including those walking their dogs. ST PHOTO: HEDY KHOO One customer is Ms Elena Lin, 34, a project manager who lives nearby. She visits Knead Kopi weekly, with her baby daughter and golden retriever in tow. 'It feels like visiting neighbours,' she says. She was drawn in on opening day after noticing a small crowd. She enjoys the friendly kampung-like vibe. 'At a regular cafe, people keep to themselves. Here, I chat with Rachel and other customers. Her grandmother sometimes plays with my baby.' The lack of GST or service charge is another plus. 'I bring friends here. It is trendy to go to home cafes. Even without air-conditioning, it is comfortable and feels more personal. It's not a cookie-cutter experience.' Where: 7 Watten Rise Open: 7.30am to 5pm (Mondays, Tuesdays and Fridays), 7am to 5pm (Saturdays) Info: @kneadkopi on Instagram Safe relaxing space Ms Grace Teo, 36, runs Brew With Grace out of her five-room BTO flat in Sengkang, which she co-owns with her software engineer husband. The former barista of Monday Coffee Bar opened her own home cafe in December 2024 after health and mental wellness struggles. She wanted to create a restorative space that was part-cafe, part-refuge. Her home is styled like a small cottage. Studio Ghibli soundtracks play softly to a stream of countryside scenes beamed from a projector. A British shorthair cat named Totoro takes languid naps on the couch. Ms Grace Teo runs home cafe Brew With Grace, where guests can chill out with her cat, Totoro. ST PHOTO: HEDY KHOO 'It's not about the drinks – it's about the space I can share,' says Ms Teo. She has a degree in 3D animation and fine arts from the Singapore Institute of Technology and previously worked as a 3D lighting artist. The cafe's rose logo symbolises love. 'It is a reminder to myself to make each cup of coffee with love,' she says. She keeps her menu small – just five drinks – and operates Wednesdays to Fridays to avoid overextending herself. Her home set-up includes a $3,000 Lelit Bianca espresso machine, which she bought when she moved in. Drinks start at $3 for black coffee. Her bestsellers are Strawberry Matcha Oat and Yuzu Matcha Oat ($5.50 each), made with ceremonial-grade matcha and oat milk. (From left) Strawberry Matcha Oat and Yuzu Matcha Oat at home cafe Brew With Grace. ST PHOTO: HEDY KHOO Though the cafe serves only a handful of guests each day and barely covers her costs, she enjoys serving regulars from as far as Jurong and Choa Chu Kang. 'People talk to me about their job and life struggles, and I share my stories too,' she says. 'They want somewhere to feel safe.' Where: 171B Sengkang East Drive; the full address will be provided upon ordering Open: 10am to 4pm (Wednesdays to Fridays) Info: @brew_withgrace; pre-order at Neighbourhood coffee hub Baobei Coffee is a labour of love by Mr Joshua Simon, 31, a manager at an IT services company based in the United States. He and his wife moved into their five-room BTO flat in Tampines in 2022 and he soft-launched the cafe at the end of 2024. Mr Joshua Simon runs home cafe Baobei Coffee out of his HDB flat in Tampines. ST PHOTO: HEDY KHOO The monicker 'Baobei' has a double meaning – in Chinese, it is widely used as a term of endearment and also sounds like the words for 'a full cup'. For Mr Simon, it captures the warmth and connection he hopes to share with strangers through coffee. 'What began as a passion project experimenting with beans and methods grew into something I wanted to offer others,' he says. He credits his pet corgi, Scottie, with helping him build a sense of community. 'She brings smiles and emotional connections – that's what we're about.' Mr Joshua Simon runs home cafe Baobei Coffee out of his HDB flat in Tampines. ST PHOTO: HEDY KHOO Mr Simon, who works from home, says customers come not just for the drinks, but also for the atmosphere. 'Some people tell me they do not even like coffee – they just want to support a home-based business. People crave the slow life. Home cafes allow them to escape the fast-paced reality of life in Singapore.' Baobei Coffee now opens five days a week. Most customers pre-order takeaway drinks via a Telegram bot that Mr Simon coded. Groups of up to four at a time can book in-person visits. Popular items include Cloud Hug (latte, $4) and Bed of Roses (iced rose latte, $5), made using locally roasted beans. (From left) Bed of Roses (iced rose latte) and Cocoa Hugs (iced mocha) at home cafe Baobei Coffee. ST PHOTO: HEDY KHOO He says: 'We are surrounded by amazing cafes with big names and polished reputations. It was hard not to compare myself with them. But over time, I have learnt to trust the process and the joy it brings others.' Eventually, he hopes to do events and pop-ups. But for now, Baobei Coffee remains a personal extension of his home and hobby. Where: 645B Tampines Street 62; the full address will be disclosed upon ordering Open: 9am to 4pm (Mondays and Tuesdays), 10am to 5pm (Fridays), 9am to 5pm (Saturdays) and 9am to noon (Sundays). Closed on Wednesdays and Thursdays Info: @baobeicoffee on Instagram Regional flavour blends With an ending came a new caffeine-fuelled beginning. Freelance designer Alvin Lee, 33, launched his home-based takeaway coffee business, Soop Soop Coffee, in December 2024 after leaving a job in UI/UX design. Inspired by cafes he had visited in Taiwan and Japan, he created drinks like Osmanthus Latte ($5.50) and Indigo Coconut Matcha Cloud ($6.50) using floral and tropical flavour pairings. Indigo Coconut Matcha Cloud at Soop Soop Coffee. ST PHOTO: HEDY KHOO His compact 10-item menu includes $4 black coffee and $7.50 matcha with oat milk. He runs the business from his mother's four-room HDB flat in Yishun and gives customers his address after payment is made for pre-orders. He initially placed two chairs and a table in the corridor, but was told by authorities this was not allowed. Since May, he has served only takeaway drinks. 'I did not expect people from Sengkang and Pasir Ris to travel here,' he says. 'Some customers enjoy going to different neighbourhoods and seeing how other people live. Home cafes offer a glimpse into somebody else's life.' Though he took a three-day barista course, he has no interest in becoming a full-time barista, preferring to keep it a side hustle. He is in the process of setting up a design firm with a friend. He wanted to share his coffee with people, but 'it is too expensive to treat people to free coffee daily'. 'Running my home cafe lets me cover costs while sharing great coffee.' Mr Alvin Lee and his Osmanthus Latte. ST PHOTO: HEDY KHOO Where: 408 Yishun Avenue 6; the full address will be disclosed upon ordering Open: 9am to 4pm (Tuesdays to Saturdays), noon to 4pm (Sundays). Closed on Mondays. Info: @ on Instagram; pre-order at Hedy Khoo is senior correspondent at The Straits Times. She covers food-related news, from reviews to human interest stories. More on this Topic Rice to the occasion: Bold new twists on nasi lemak with familiar tastes Check out ST's Food Guide for the latest foodie recommendations in Singapore.
