Low Kwang Tong v Karen Teo Mei Ling: Strata Titles, Collective Sales Dispute

Low Kwang Tong appealed against the High Court's decision to approve the collective sale of Citimac Industrial Complex. The Court of Appeal, comprising Tay Yong Kwang JA, Belinda Ang Saw Ean J, and Quentin Loh J, dismissed the appeal, finding no evidence of bad faith in the collective sale transaction. The primary legal issue concerned the valuation of the appellant's unit and whether the collective sale committee acted in good faith. The court found that the trial judge was correct in approving the application and granting the collective sale order.

1. Case Overview

1.1 Court

Court of Appeal of the Republic of Singapore

1.2 Outcome

Appeal dismissed

1.3 Case Type

Civil

1.4 Judgment Type

Ex Tempore Judgment

1.5 Jurisdiction

Singapore

1.6 Description

Appeal concerning a collective sale application under the Land Titles (Strata) Act. The court dismissed the appeal, finding no evidence of bad faith in the collective sale transaction.

1.7 Decision Date

2. Parties and Outcomes

Party NameRoleTypeOutcomeOutcome TypeCounsels
Low Kwang TongAppellantIndividualAppeal DismissedLost
Karen Teo Mei LingRespondentIndividualAppeal DismissedWon
Ng Wei Xiang StanleyRespondentIndividualAppeal DismissedWon
Lim Siew MingRespondentIndividualAppeal DismissedWon

3. Judges

Judge NameTitleDelivered Judgment
Tay Yong KwangJudge of AppealYes
Belinda Ang Saw EanJudgeNo
Quentin LohJudgeNo

4. Counsels

Counsel NameOrganization
Ong Pei ChingTSMP Law Corporation
Adrian Tan Gim HaiTSMP Law Corporation
Yeoh Jean AnnTSMP Law Corporation
Ngaim Ruo LingDonaldson & Burkinshaw LLP
Ng Siew Hoong LinusDonaldson & Burkinshaw LLP
Jason Lim Chen ThorDe Souza Lim & Goh LLP
Kevin De SouzaDe Souza Lim & Goh LLP
Geena Liaw Jin YiDe Souza Lim & Goh LLP

4. Facts

  1. The appeal concerns an application under s 84A of the Land Titles (Strata) Act.
  2. The Citimac Industrial Complex comprises 110 units.
  3. The appellant owns unit #01-18, previously a showroom.
  4. In 2009, an application was made for change of use to a canteen, which was approved.
  5. The collective sale committee's valuation report valued unit #01-18 as a showroom instead of a canteen.
  6. The trial judge heard oral testimony on the valuation reports.
  7. The method of apportionment of the collective sales proceeds was 90% valuation and 10% share value.

5. Formal Citations

  1. Low Kwang Tong v Karen Teo Mei Ling and others, , [2018] SGCA 86
  2. Low Kwang Tong, Civil Appeal No 134 of 2018, Civil Appeal No 134 of 2018

6. Timeline

DateEvent
Application made for change of use to a canteen
Collective sale committee’s valuation report prepared
Appellant’s valuation report prepared
Judgment delivered

7. Legal Issues

  1. Valuation of Property in Collective Sales
    • Outcome: The court found no error in the trial judge's decision regarding the valuation and approved the collective sale.
    • Category: Substantive
    • Sub-Issues:
      • Incorrect valuation of unit
      • Valuation based on showroom instead of canteen
  2. Good Faith in Collective Sales
    • Outcome: The court found no evidence that the collective sale transaction was not in good faith.
    • Category: Substantive
    • Sub-Issues:
      • Compliance with statutory requirements
      • Accuracy of facts presented

8. Remedies Sought

  1. Approval of collective sale

9. Cause of Actions

  • Application for collective sale under s 84A of the Land Titles (Strata) Act

10. Practice Areas

  • Real Estate Law
  • Property Law

11. Industries

  • Real Estate

12. Cited Cases

Case NameCourtAffirmedCitationJurisdictionSignificance
Ng Eng Ghee and others v Mamata Kapildev Dave and others (Horizon Partners Pte Ltd, intervener) and another appealCourt of AppealYes[2009] 3 SLR(R) 109SingaporeCited for the principles regarding the duties of an applicant under section 84A of the Land Titles (Strata) Act in collective sales.
Teo Mei Ling Karen and others v Low Kwang Tong and anotherHigh CourtYes[2018] SGHC 186SingaporeCited as the Grounds of Decision of the trial judge in the High Court.

13. Applicable Rules

Rule Name
No applicable rules

14. Applicable Statutes

Statute NameJurisdiction
Land Titles (Strata) Act (Cap 158, 2009 Rev Ed)Singapore
s 84A of the Land Titles (Strata) ActSingapore

15. Key Terms and Keywords

15.1 Key Terms

  • Collective sale
  • Strata titles
  • Valuation report
  • Good faith
  • Change of use
  • Apportionment of proceeds

15.2 Keywords

  • Collective sale
  • Strata titles
  • Valuation
  • Land Titles (Strata) Act
  • Singapore
  • Property law

17. Areas of Law

Area NameRelevance Score
Collective Sales95
Strata Title Law90
Real Estate75
Civil Procedure40
Administrative Law30

16. Subjects

  • Real Estate
  • Collective Sales
  • Property Law