Close

HEADLINES

Headlines published in the last 30 days are listed on SLW.

Judge rejects woman’s claim that she owns 99% of Bukit Timah condo mostly paid for by ex-boyfriend

Judge rejects woman’s claim that she owns 99% of Bukit Timah condo mostly paid for by ex-boyfriend

Source: Straits Times
Article Date: 02 Jul 2025
Author: Selina Lum

This case is the first of its kind in dealing with the novel question of whether someone who owns 1 per cent of a property in a 99:1 arrangement should be blocked from asserting a case on grounds of a trust because the deal would have been illegal.

A couple who bought a Bukit Timah condominium unit and registered their ownership in the ratio of 99:1 broke up less than a year later, and ended up tussling in court over the property.

Mr Jake Ngor, 35 – who held the 1 per cent share despite contributing most of the $1.865 million purchase price of the Hillcrest Arcadia unit – sued Ms Millie Wong, 38, who insisted that she owned 99 per cent of the property.

Mr Ngor said the property was registered in the 99:1 ratio mainly to quell Ms Wong’s fear and insecurity that he may be unfaithful to her, as well as to avoid paying additional buyer’s stamp duty (ABSD) if they were to buy a second property.

In a written judgment on June 30, the High Court rejected Ms Wong’s assertion that she owned 99 per cent of the property.

Senior Judge Lee Seiu Kin said Mr Ngor did not intend to “immediately and unconditionally” benefit Ms Wong with his financial contributions towards the property.

Justice Lee found that Mr Ngor had intended to benefit Ms Wong only if he cheated on her.

However, there was no evidence or even any suggestion that Mr Ngor had been unfaithful to Ms Wong.

It necessarily followed then that there was no common intention for her to own 99 per cent of the property, said the judge.

After considering each owner’s financial contributions, he found that Mr Ngor owns a 54.22 per cent beneficial interest in the property.

A beneficial interest refers to the right to benefit from an asset, even if another person is the registered owner.

In Singapore, when there is evidence that a person contributed to the purchase of a property, the law presumes that the contributor holds a proportionate beneficial interest in the property, unless there is evidence to the contrary.

In other words, the registered owner is holding the property, or a part of it, on trust for the contributor.

Justice Lee also considered whether Mr Ngor’s claim should be denied on grounds of illegality.

The judge noted that this case is the first of its kind in dealing with the novel question of whether someone who owns 1 per cent of a property in a 99:1 arrangement should be blocked from asserting a case on grounds of a trust because the deal would have been illegal.

The pair admitted that they planned for Mr Ngor to transfer and pay taxes on his 1 per cent share to Ms Wong when they decide to buy a second property.

Justice Lee said there was no nefarious intention or knowledge that this would be an unlawful act. Moreover, the plan was never carried out.

The judge made it clear that this strategy should not be confused with the “99-to-1” arrangements, where buyers who stagger a single transaction into multiple transactions to evade ABSD have been penalised by the taxman.

Mr Ngor, a wealth manager, and Ms Wong, a financial consultant, began a romantic relationship shortly after they met in mid-2018.

Early on in their relationship, they talked about their future and plans to purchase properties.

In December 2019, they exercised an option to purchase the Hillcrest Arcadia unit.

The purchase was completed in March 2020, and the property was rented out throughout the couple’s relationship.

They serviced the monthly mortgage with their Central Provident Fund monies and the rental proceeds.

Cracks soon developed in their relationship, largely fuelled by Ms Wong’s insecurity, which led to the couple’s separation in November that year, said Mr Ngor.

Despite their break-up, the pair continued to talk amicably about matters relating to the property.

In 2022, they discussed the sale of the property. However, in December 2022 and January 2023, she started ignoring his messages.

On Jan 18, 2023, Ms Wong sent him a long message, asserting that she owned the entirety of her 99 per cent legal share in the property.

He filed the lawsuit in July 2023, seeking a beneficial interest in the property proportionate to his financial contributions.

According to the judgment, Mr Ngor, who was represented by Mr Tito Isaac, argued that he and Ms Wong “did not understand the concept of beneficial ownership and simply decided to co-own the property in layman’s terms without any discussion on their actual beneficial interests”.

He contended that he intended to let Ms Wong have 99 per cent of the property only in two situations: If he cheats on her, or if they decide to buy another property.

Mr Ngor said that outside these two scenarios, it made no financial sense for him, as a young man starting out in his career, to make an outright gift of such an expensive property. He argued that Ms Wong holds the property on trust for him in proportion to his financial contributions.

Ms Wong, who was represented by lawyer Terence Tan, contended that there was no trust arising in Mr Ngor’s favour.

She said she was extremely insecure and needed assurance from Mr Ngor of his commitment to the relationship, and he showed his sincerity by agreeing to register her as a 99 per cent owner of the property.

Ms Wong argued that they did not distinguish between legal and beneficial ownership, and treated her registered 99 per cent interest as equivalent to her actual ownership of the property.

Hillcrest Arcadia was put up for collective sale for $920 million in April 2025. The tender closed on May 22 with no bids, and the potential sale has moved into private treaty talks.

Source: The Straits Times © SPH Media Limited. Permission required for reproduction.

Print
1951

Latest Headlines

Singapore Academy of Law / 03 Jul 2025

ADV: Techlaw.Fest 2025

The 10th edition of TechLaw.Fest returns on 10 - 11 September 2025 at Sands Expo and Convention Centre, Singapore. This year’s theme, Reimagining Legal in the Digital Age, speaks to the profound transformation facing the legal industry -...

No content

A problem occurred while loading content.

Previous Next

Terms Of Use Privacy Statement Copyright 2025 by Singapore Academy of Law
Back To Top