TOP vs CSC: What Each Certificate Means for a New Launch Condo Buyer

TOP vs CSC is a question every new launch buyer meets near the end of construction. Both are certificates issued by the Building and Construction Authority (BCA). One lets you move in; the other confirms the building is fully complete. Each is tied to a large payment, and several ongoing costs start around them. This guide explains the difference and what it means for buyers at LinkTown Residences (Hougang Central Residences), the new launch above Hougang MRT (NE14), where completion is expected around 2030/2031.

The definitions

Source: BCA, application for TOP and CSC. For a buyer, TOP is the practical milestone: it is when the keys arrive. CSC is the final formal step and the last payment.

Where they sit in the payment schedule

Under the normal progressive payment scheme, a new launch is paid for in stages: 5% on the option to purchase, 15% at signing of the sale and purchase agreement, then 10% foundation, 10% reinforced concrete frame, 5% walls, 5% roof, 5% doors, windows, wiring and plumbing, 5% car park, roads and drains, 25% at TOP and 15% at CSC. Together, TOP and CSC account for 40% of the price, the largest stretch of the schedule. The payment scheme page sets out the full table for LinkTown Residences, and the calculator below shows what each stage could look like on an illustrative 2-bedroom.

If you have a bank loan, the bank pays its share of each stage directly, and you pay interest only on what has been drawn. That means your monthly instalment rises noticeably at TOP, when a quarter of the price is disbursed at once. Plan for that jump, especially if you are also paying rent or a loan on another home.

What happens around TOP

1. Notice of vacant possession. The developer notifies buyers that TOP has been obtained and the units are ready, with the payment due.
2. Key collection. Once the TOP payment is made, you collect your keys and handover documents.
3. Defects inspection. Inspect the unit carefully and report defects in writing. The defects liability period is usually 12 months from vacant possession, during which the developer should rectify reported defects.
4. Renovation. Most owners start works now, following the estate’s renovation rules. Our new condo renovation checklist covers the order of work.

Costs that start at TOP

• Property tax. IRAS assesses new homes from the TOP date, with the first bill usually arriving some months later and able to cover the period back to TOP. See our property tax guide.
• Maintenance fees. Contributions generally start once you take vacant possession. Before the MCST is formed, the developer manages the estate. Our condo maintenance fee guide explains how they are set.
• Utilities and insurance. Open utility accounts and arrange home contents insurance before you move in. Our mortgage insurance guide covers loan protection too.

Our cost of owning a condo guide adds these up alongside the purchase costs.

Getting ready before the TOP notice

Completion is years away for LinkTown Residences, but the last year before TOP is when planning pays off:

• Line up the cash flow. The TOP stage is the single largest disbursement. Check with your bank how your instalment will change once it is drawn.
• Plan your move. If you are selling an HDB flat or ending a lease, time it so you are not paying for two homes for long, while leaving room for a short delay to TOP.
• Book an inspection. Some owners hire a professional inspector for the defects check; others use a detailed checklist. Either way, document everything with photos and dates.
• Read the handover pack. It covers renovation rules, access cards, and how to report defects to the developer.

What happens at CSC

When CSC is issued, the final 15% falls due. The conveyancing process then moves towards legal completion and the issue of individual strata titles, which your lawyer handles and can give you timings for. For owners already living in the unit, CSC changes little day to day. For the steps before TOP, from booking to the S&P, see our guide to buying a condo in Singapore.

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