Lo Pui Sang v Mamata Kapildev Dave: En Bloc Sale of Horizon Towers - Constitutional & Good Faith Challenges

Lo Pui Sang, Quek Keng Seng, and Canterford Limited appealed the Strata Titles Board's (STB) approval of the en bloc sale of Horizon Towers to Horizon Partners Pte Ltd. The High Court, presided over by Justice Choo Han Teck, dismissed the appeals, rejecting arguments that the Land Titles (Strata) Act violated constitutional rights and that the sale was conducted in bad faith. The court found no error of law in the STB's decision.

1. Case Overview

1.1 Court

High Court

1.2 Outcome

Appeals dismissed.

1.3 Case Type

Civil

1.4 Judgment Type

Grounds of Decision

1.5 Jurisdiction

Singapore

1.6 Description

Appeal against STB's approval of Horizon Towers' en bloc sale. Court rejects constitutional challenges and bad faith claims, upholding the sale.

1.7 Decision Date

2. Parties and Outcomes

Party NameRoleTypeOutcomeOutcome TypeCounsels
Lo Pui SangAppellantIndividualAppeal DismissedLost
Quek Keng SengAppellantIndividualAppeal DismissedLost
Canterford LimitedAppellantCorporationAppeal DismissedLost
Mamata Kapildev DaveRespondentIndividualJudgment for RespondentWonC R Rajah, Anand Karthigesu, Burton Chen, Lalitha Rajah
Horizon Partners Pte LtdIntervenerCorporationIntervention SuccessfulNeutralK Shanmugam, Ang Cheng Hock, Corina Song, William Ong, Sybil Rocha

3. Judges

Judge NameTitleDelivered Judgment
Choo Han TeckJudgeYes

4. Counsels

Counsel NameOrganization
K S RajahHarry Elias Partnership
Harry EliasHarry Elias Partnership
Philip FongHarry Elias Partnership
Justin ChiaHarry Elias Partnership
Evangeline PohHarry Elias Partnership
C R RajahTan, Rajah & Cheah
Anand KarthigesuTan, Rajah & Cheah
Burton ChenTan, Rajah & Cheah
Lalitha RajahTan, Rajah & Cheah
K ShanmugamAllen & Gledhill LLP
Ang Cheng HockAllen & Gledhill LLP
Corina SongAllen & Gledhill LLP
William OngAllen & Gledhill LLP
Sybil RochaAllen & Gledhill LLP

4. Facts

  1. Minority subsidiary proprietors appealed against the Strata Titles Board's approval of the en bloc sale.
  2. The majority subsidiary proprietors had signed a collective sale agreement on 11 May 2006.
  3. Horizon Partners Pte Ltd was granted an option to purchase Horizon Towers en bloc for $500m.
  4. The Strata Titles Board delivered its decision orally on 7 December 2007, approving the sale.
  5. A higher offer of $510m from Vineyard Holdings (HK) Ltd was not accepted by the sales committee.
  6. The sales committee only considered one method of distribution of sales proceeds.

5. Formal Citations

  1. Lo Pui Sang and Others v Mamata Kapildev Dave and Others (Horizon Partners Pte Ltd, intervener) and Other Appeals, OS 5/2008, 10/2008, 11/2008, [2008] SGHC 116

6. Timeline

DateEvent
Collective sale agreement signed
Option to purchase granted to Horizon Partners Pte Ltd
Option to purchase signed by Horizon Partners Pte Ltd
Application to Strata Titles Board for approval of sale
Strata Titles Board hearing
Original deadline for STB order
Deadline extended to 11 December 2007
High Court remitted the matter to the STB
Strata Titles Board approved the sale orally
Strata Titles Board issued grounds of decision
Judgment reserved

7. Legal Issues

  1. Violation of Article 9(1) of the Constitution
    • Outcome: The court held that ss 84A(1) and 84B(1)(b) of the Land Titles (Strata) Act did not violate Article 9(1) of the Constitution.
    • Category: Constitutional
  2. Violation of Article 12(1) of the Constitution
    • Outcome: The court held that ss 84A(1) and 84B(1)(b) of the Land Titles (Strata) Act did not violate Article 12(1) of the Constitution.
    • Category: Constitutional
  3. Breach of Rules of Natural Justice
    • Outcome: The court found that the Strata Titles Board did not breach the rules of natural justice.
    • Category: Procedural
  4. Transaction Made in Bad Faith
    • Outcome: The court held that the transaction was made in good faith.
    • Category: Substantive
  5. Strata Titles Board acting functus officio
    • Outcome: The court held that the Strata Titles Board was not acting functus officio when it delivered its grounds of decision after giving oral decision.
    • Category: Procedural

8. Remedies Sought

  1. Setting aside the decision of the Strata Titles Board

9. Cause of Actions

  • Appeal against decision of Strata Titles Board

10. Practice Areas

  • Commercial Litigation
  • Real Estate Law

11. Industries

  • Real Estate

12. Cited Cases

Case NameCourtAffirmedCitationJurisdictionSignificance
Re an Arbitration between Stringer and Riley BrothersQueen's BenchYes[1901] 1 QB 105England and WalesCited regarding the tribunal making or amending the award or an operative part of its decision.

13. Applicable Rules

Rule Name
No applicable rules

14. Applicable Statutes

Statute NameJurisdiction
Land Titles (Strata) Act (Cap 158, 1999 Rev Ed) s 84A(1)Singapore
Land Titles (Strata) Act (Cap 158, 1999 Rev Ed) s 84B(1)(b)Singapore
Constitution of the Republic of Singapore (1985 Rev Ed, 1999 Reprint) Art 9(1)Singapore
Constitution of the Republic of Singapore (1985 Rev Ed, 1999 Reprint) Art 12(1)Singapore
Building Maintenance and Strata Management Act 2004 (Act 47 of 2004) s 98Singapore
Land Titles (Strata) Act (Cap 158, 1999 Rev Ed) s 84A(9)Singapore
Land Acquisition Act (Cap 152, 1985 Rev Ed)Singapore

15. Key Terms and Keywords

15.1 Key Terms

  • En bloc sale
  • Strata Titles Board
  • Collective sale agreement
  • Subsidiary proprietors
  • Functus officio
  • Good faith
  • Natural justice
  • Horizon Towers

15.2 Keywords

  • En bloc sale
  • Strata Titles Board
  • Constitutional rights
  • Good faith
  • Horizon Towers
  • Singapore
  • Land Titles Act

16. Subjects

  • Constitutional Law
  • Strata Titles
  • Real Estate
  • Civil Procedure

17. Areas of Law

  • Constitutional Law
  • Land Law
  • Strata Titles
  • Collective Sales