A resale home’s lights, appliances and built-in storage can be part of its appeal, yet a viewing does not settle what the seller will leave behind. Record the agreed items and their condition in the transaction documents before the parties commit. A room-by-room list is more useful than discovering at handover that each side understood “included” differently.
Make the agreement specific
The CEA agreements and checklists page provides an optional OTP template for private residential resale transactions. Its explanatory notes allow parties to negotiate amendments and use Annex D for additional or varied terms. The template is not mandatory, and the actual agreed document matters.
That is a reason to resolve an item list during negotiation, rather than assume a standard form settles every fitting. A ceiling light, a freestanding fridge and a fitted cabinet may raise different questions, but a buyer should avoid relying solely on a label such as “fixture”. Have the intended inclusion or exclusion expressed clearly for the actual item and contract.
Section 6(d) of the Civil Law Act 1909 addresses actions on contracts for the sale or disposition of immovable property or an interest in it: the agreement, memorandum or note must be in writing and signed by the party to be charged or a lawfully authorised person. This does not mean every oral conversation is automatically void, or that any photograph becomes a signed contractual term. The conveyancing documents need to reflect the bargain properly.
Use a list someone else could understand
For each included item, identify the room, description and any model or distinguishing feature. Add a dated photograph where it helps distinguish similar objects. Specify whether the item is included in the price, excluded for the seller to remove, or subject to an agreed replacement. Record the agreed condition separately from inclusion.
| Illustrative entry | Question to settle |
|---|---|
| Living-room pendant light | Does this exact light stay, or will a replacement be installed? |
| Kitchen fridge | Which unit is included, and what condition is agreed? |
| Bedroom shelving | Will it remain, and who makes good removal damage if it goes? |
| Smart lock | What keys, codes and account-transfer steps are included? |
These are drafting prompts, not default legal answers. The parties must agree the terms, including access for checks and what happens if an item is missing or damaged. A description should be detailed enough for someone who did not attend the viewing to identify the object.
Included does not necessarily mean guaranteed as new
A list saying an appliance stays answers a different question from a promise about its working condition. If the condition matters to the price, agree how it will be described and checked. Avoid turning a casual demonstration during a viewing into an assumed long-term warranty.
Likewise, an item being present does not prove that any associated renovation had the required permissions. If a cabinet, enclosure or other alteration raises an approval concern, handle that separately. Our condo renovation approval guide explains why an application or a familiar design is not the same as approval for the work.
Price the inconvenience before accepting a change
Hypothetical comparison: a buyer accepts a S$1,000 price reduction for the seller removing selected lights. If replacement fixtures cost S$700 and installation and making good cost S$600, the S$1,300 replacement bill is S$300 above the reduction. These invented figures exclude delay and disruption; they show why the price adjustment should cover the whole task.
The same exercise works for a missing appliance or storage system. Include delivery, fitting, disposal and any temporary arrangement. A cheaper purchase can still leave an inconvenient moving week if essential items arrive later.
Bring the agreed list to the final check
Compare the property with the signed documents and item list, recording discrepancies with dated photographs. Keep communications and any proposed settlement together. The appropriate response depends on the contract and circumstances; a missing item does not automatically entitle a buyer to withhold completion money or cancel the purchase.
If a term is unclear before commitment, or a handover disagreement arises, contact Lin Xuan or Ade for an introduction to a property lawyer. The agent can help organise the transaction information while the lawyer advises on rights and remedies. Our purchase cash calendar also helps keep the handover arrangements beside the payment dates.
Legal provision checked 2 November 2026.
Photograph: Singapore River at Robertson Quay, 14 August 2022, Wzhkevin, CC BY-SA 4.0. Source: commons.wikimedia.org/wiki/File:Singapore_River_at_Robertson_Quay_-_2022-08-14.jpg. Licence: creativecommons.org/licenses/by-sa/4.0/. Resized and displayed cropped. Housing context, not Sea Esta or a home inspected by LovelyHomes.
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