Headlines about million-dollar HDB flats have revived big questions about affordability and purpose. In this episode, host Liang Kaixin speaks with Christopher Gee, Deputy Director and Senior Research Fellow at IPS, and Ismail Gafoor, Executive Chairman at PropNex Realty, to explore what housing means to Singaporeans today and what it ought to mean for the next generation.

Together they unpack the multiple roles public housing is expected to play — shelter, store of value, citizenry, and tradable asset. For young first-timers, affordability looms large; for older owners, flat appreciation is often tied to retirement security. Balancing these different — and sometimes conflicting — priorities is no easy task for policymakers. Both guests stress that housing prices must ultimately be grounded by wages and real needs, rather than headlines or market momentum.

Mr Gafoor offers a ground-level view of buyer and seller behaviour: what are speculative versus reality, and what expectations are driving demands. Mr Gee situates these choices within the wider social compact: public housing as both a citizenship benefit, and a  responsibility to future entrants into the system. The tension, they note, lies in how these four roles are deeply intertwined. Sustaining balance means protecting on entry points for first-timers, keeping pathways open across the system, and recognising public housing as part of Singapore’s wider social compact.

Looking ahead, the episode examines long-term questions around 99-year leases, lease decay, retirement adequacy and potential redevelopment pathways such as Voluntary Early Redevelopment Scheme (VERS). Rather than defer difficult trade-offs to the next generation, the guests call for clearer communication on lease policies, calibrated supply, and flexible lease terms to better match the diverse needs and demands of buyers. 

About our Guests:
Christopher Gee
Senior Research Fellow and Deputy Director at IPS
Christopher Gee is Deputy Director (Research) and Senior Research Fellow at the Institute of Policy Studies, National University of Singapore. His core research interests are the policy implications and outcomes from Singapore’s demographic trends, with a specific emphasis on housing, healthcare and retirement adequacy, based on research on the generational economy through National Transfer Accounts and National Time Transfer Accounts frameworks. Chris is also part of a team at the Institute embarking on a social impact and eco-system capacity building initiative in Singapore. This initiative aims to catalyse outcomes-based social programming through the establishment of connecting infrastructure to gather, distil and share evidence and insights of the changes resulting in desired social outcomes.  

Ismail Gafoor
Executive Chairman of PropNex Realty 
Mr Ismail Gafoor is the Executive Chairman of PropNex Realty, Singapore’s largest listed real estate agency and a Fortune 500 Southeast Asia company. With close to 30 years of industry experience, he is a visionary leader and a respected authority in real estate. A multi-award-winning entrepreneur, Ismail has earned numerous accolades and was honoured as NSman of the Year, retiring as a Colonel after 34 years of service in the Army. 

Beyond his corporate achievements, he is a celebrated author of self-enrichment and investment books. His best-selling titles include “You Can Fly”, “The Ultimate Guide to Real Estate Investment in Singapore” and “The Timeless Gift”. Mr Ismail also recently launched a national best-selling book titled “I Am Not Good Enough”, featuring a foreword by the President of the Republic of Singapore, Mr Tharman Shanmugaratnam. Known for his keen insights, eloquence, and ability to inspire, Ismail continues to lead PropNex with a vision...

Deepfake technology has come a long way, but its misuse is creating real-world damages, especially amongst Singapore’s youths. In this episode, host Liang Kaixin is joined by Dr Annabelle Chow, Principal Clinical Psychologist at Annabelle Psychology, and Dr Chew Han Ei, Senior Research Fellow and Head, Governance and Economy at IPS,  to unpack the fallout from the recent Singapore Sports School incident, where students circulated deepfake nude images of their peers. They also explore the way forward for protecting youths from similar online harms in this age of AI.

Dr Chew notes that official figures understate the problem: based on non-profit organisation SG Her Empowerment’s 2023 national study, about 10 per cent of young Singaporeans reported experiencing image‑based sexual abuse — including deepfakes — yet many youths were unaware of any avenues for recourse.

In turn, Dr Chow shares that clinically, deepfake victimisation often constitutes a form of relational trauma. She describes how survivors, after being betrayed by classmates or friends, face shock, shame and self‑blame. They struggle with mistrust, hypervigilance and even PTSD‑like reactions, despite knowing the images are fabricated. Many victims minimise the harm, delaying help‑seeking until the emotional toll becomes severe.

Both guests see a need for balanced responses when it comes to perpetrators. While survivors seek justice and accountability, Dr Chow advocates for empathy, education, and restorative pathways alongside appropriate punishments, to address underlying emotional and developmental issues before recidivism takes hold.

Looking ahead, the guests argue that no single fix will suffice. A new Online Safety Commission that will be launched in 2026, as well as existing legal penalties, offer crucial deterrence and redress, but education on digital empathy, emotional literacy and age‑appropriate platform design are equally urgent.

If you are facing emotional distress: 

• Call Samaritans of Singapore’s 24-hour hotline (1-767) 
• WhatsApp Samaritans of Singapore’s (+65 9151 1767) 

Support centres for online harm:

• SG Her Empowerment 
  • Helpline: 8001 01 4616 (Mon-Fri, 9 am-9 pm) 
  • WhatsApp: 6571 4400 (Mon-Fri, 9 am-9 pm) 
  • Email: shecares@scwo.org.sg  
  • Address: SCWO, 96 Waterloo St, Singapore 187967 
• AWARE Sexual Assault Care Centre.  
  • Helpline: 6779 0282 (Mon-Fri, 10 am to 6 pm)
  • WhatsApp: 9781 4101
  • Email: sacc@aware.org.sg 
  • Address: 5 Dover Cres, #01-22, Singapore 130005  

About our Guests: 
Chew Han Ei 
Senior Research Fellow and Head, Governance and Economy at IPS
Dr Chew Han Ei is Head of Governance and Economy at the Institute of Policy Studies, where he leads research on digital trust, online harms, and technology adoption. His studies have informed national strategies on user protection, digital inclusion, and responsible tech use.

He also serves on the board of SG Her Empowerment, where he guides a multi-year study on online harms and helped establish SHECARES@SCWO — Singapore’s first support centre for victims of online harms. He has also contributed to international research with UNESCO on digital literacy and gender gaps.

As part of his research, Han Ei once deepfaked himself using AI — just to see how easy it was. It worked. That image now lives, locked away in a digital vault.
 
Dr Annabelle Chow
MAPS FCCLP MSRO MSPS
Principal Clinical Psychologist, Annabelle Psychology
Dr Annabelle Chow is the principal clinical psychologist at Annabelle Psychology. She is registered with the Singapore Register of Psychologists (SRP) and accredited by the Australian Health...

Are you concerned that robots might be coming for your job? With Artificial Intelligence (AI) advancing at lightning speed, many Singaporeans are asking tough questions about their future in the workforce.

In this episode, host Liang Kaixin sits down with Dr Laurel Teo, Senior Research Fellow and Head of Society and Culture at IPS, and Jonathan Sim, Lecturer at the NUS Learning & Development Academy, to explore the realities of AI’s impact on jobs and share practical strategies for thriving in an AI-driven world .

They kick off by separating hype from headwinds: while recent high-profile layoffs were not all AI-driven, the rapid uptake of tools like ChatGPT sends a clear signal that the nature of work is about to change dramatically. The guests also discussed where AI will hit hardest and where humans remain indispensable. Tasks rooted in pattern-matching — literature reviews, coding syntax, X-ray diagnosis — can be largely automated, whereas decision-making, judgment, cultural sensitivity and artisanal craftsmanship remain human domains.

On the topic of the future of work in the age of AI, both guests argue that success hinges on skill sets such as input mastery (crafting precise prompts, curating high-quality data and framing the right questions) and human soft skills (creativity, critical thinking, adaptability and the ability to tell compelling stories). They also explored how organisations might need to rethink entry-level roles and how schools and universities can adjust their curriculum so that students are better prepared when they seek employment in the near future.

About our Guests: 
Laurel Teo 
Senior Research Fellow & Head, Society and Culture at IPS
Laurel studies how people think, feel, and behave in organisations. Her research interests focus on the Future of Work and how technological changes influence individual, interpersonal and intergroup dynamics in the workplace. She hopes that her research can help make the workplace — whether physical or virtual — a fairer and happier one where people can thrive at what they do best. 


Jonathan Sim 
Lecturer, NUS Learning & Development Academy
Jonathan Sim is Lecturer of AI and Philosophy at the NUS Learning & Development Academy and the Department of Philosophy, where he teaches both the Philosophy of AI and Computing and Chinese Philosophy to undergraduates and working professionals — and he is exploring how the future of work and education will transform with AI. He is also Fellow at the NUS Teaching Academy, exploring new challenges that AI poses to education, and ways to use AI to enhance teaching and learning.

Find Out More: 

• https://lkyspp.nus.edu.sg/ips/news/details/are-singaporeans-ready-for-the-future-of-work
• Less-educated Singaporeans at risk of falling behind as jobs change: IPS study

For more on AI and its impact on work in Singapore, visit IPScommons.sg or follow @IPS_sg on Instagram and TikTok.

With the COVID-19 pandemic normalising work-from-home arrangements and a growing need to juggle careers with caregiving for young children or seniors, the Tripartite Guidelines on Flexible Work Arrangements (FWAs) took effect last December to help employees and employers find a balance.

In this episode of Singapore Unpacked, host Liang Kaixin sits down with Dr Tan Poh Lin, IPS Senior Research Fellow, and Mr Ang Yuit, President of the Association of Small and Medium Enterprises (ASME). Drawing on survey data and real-world experience, they unpack how the policies have played out in practice.

Dr Tan shares that although pandemic-era telecommuting initially intensified household conflicts, these strains gave way to stronger family bonds once routines normalised after lockdown. Mr Ang Yuit, drawing on his experiences working with SMEs, shares on the new FWA request process: how a simple formal request mechanism can help employers and employees rethink work arrangements, why SMEs often lead in informal flexibility while larger firms struggle with rigid HR policies, and how frontline workers can take on flexible hours and/or load even when their work locations cannot be changed. 

The episode also delves into the double-edged impact of FWAs for women — having more work-life balance but risking  the “mommy-track” labelling for their careers. This suggests that sustainable success requires clear performance metrics and ongoing dialogue between employers and employees.

About our Guests:
Tan Poh Lin
Senior Research Fellow at IPS
Tan Poh Lin is a Senior Research Fellow at the Institute of Policy Studies, National University of Singapore. She obtained her PhD in Public Policy from Duke University and BA in Economics from Princeton University. Her research is on family and population policy, the tension between fertility and human capital accumulation, and family dynamics in Singapore. She serves as Secretary of the Population Association of Singapore and Steering Committee Member of the Centre for Family and Population Research, National University of Singapore. 

Ang Yuit
President Association of Small & Medium Enterprises
Managing Director, The Adventus Consultants Pte Ltd
Ang Yuit is the Managing Director of The Adventus Consultants Pte Ltd, a digital solutions company, and currently serves as the President of the Association of Small & Medium Enterprises (ASME). Mr Ang Yuit joined ASME as a council member in 2009. Throughout his time, he has helmed positions as the Vice President of Membership and Training, and Strategy and Development. He is also the Chairman of the Global Ready Talent Programme and SME Centre@ASME, the latter set up by Enterprise Singapore to provide comprehensive business advisory services and assistance to local SMEs. In 2023, Mr. Ang was elected President of the 28th Executive Council, marking a significant milestone in his longstanding involvement with ASME. Throughout his 15-year tenure, he has consistently demonstrated his commitment to empowering SMEs, leveraging his expertise and experience to drive impactful initiatives that support their growth and success.

Find Out More:  

The Impact of Teleworking on Women’s Work–Life Balance and Life Satisfaction: a Longitudinal Study from Singapore:
https://link.springer.com/article/10.1007/s11482-024-10340-x
Tripartite Guidelines on Flexible Work Arrangement Requests (TG-FWAR):
https://www.mom.gov.sg/employment-practices/good-work-practices/flexible-work-arrangements

For...

Every now and then, discussions on the CMIO model — Chinese, Malay, Indian and Others — resurface in Singapore, debating its usefulness and relevance. In the latest 2024 Institute of Policy Studies survey on Race, Religion and Language which polled 4,000 Singaporean residents, when asked whether to keep, remove or change the CMIO framework, as many as one in five respondents (22 per cent) chose the “not sure” option, while the majority wanted the framework to stay. What does this mean for Singaporeans, and how does it impact those who fall under the “Other” category?

In this episode of Singapore Unpacked, host Liang Kaixin sits down with Dr Mathew Mathews, Principal Research Fellow and Head of Social Lab at IPS, and Elliott Danker, a media consultant, to explore what those numbers mean for how Singaporeans view race, identity and belonging.

Dr Mathew explains that, while academics often critique the CMIO categories for privileging fixed group identities, most Singaporeans still see the model as an everyday administrative necessity, from housing quotas to self-help group membership. Elliott Danker, drawing on his own experience as an Eurasian — which falls into the “Others” category — describes how he and his family members differ in their views of this category. He reflects on Eurasian traditions, growing up with mixed heritage, and on how today’s intermarriages and “new Eurasians” challenge the neat categories of the past.

The episode explores how a more inclusive racial model might better capture Singapore’s evolving multiracial reality, and as Singapore absorbs new citizens from all corners of the globe, how can we retain this administrative tool without constraining our sense of kinship and shared national identity? 

About our Guests
Dr Mathew Mathews
Principal Research Fellow & Head, Social Lab at IPS 
Dr Mathew Mathews is Head, IPS Social Lab and Principal Research Fellow at the Institute of Policy Studies, National University of Singapore. He also leads the IPS Programme on Race, Religion and Intergroup Cohesion which regularly conducts workshops on diversity matters.

Mathews has been the lead investigator of over 70 research projects, most of them related to social policy. His work on identity and social cohesion includes several national surveys examining ethnic, religious and national identity, as well as support for policies and interventions to maintain social harmony. Mathews has published on ethnic identity and harmony building in a range of books and journals. He has also led forums and conferences on these issues. 

Mathews is President of Alive Community Network and sits on the boards of OnePeople.sg, National Volunteer and Philanthropy Centre and Money Sense Council. He is a Research Advisor to the Ministry of Social and Family Development.

Elliott Danker
Media Consultant
Elliott Danker is currently a media consultant focused on business and brand development through audio channels like podcasting as well as media training and interview negotiations. He specialises in geopolitical, policy, law and tech interviews.

He is a former anchor presenter and founding member of Money FM 89.3 and has almost 20 years of experience in the media industry. Elliott is also an Executive Board member for the Singapore Hockey Federation as well as a Brand Ambassador for First Drop Profights, focused on developing the growth of boxing in markets like Taiwan, South Korea, Japan and the Philippines."  

Find Out More: 

Commentary: The CMIO model should be a tool for harmony, not another method for stereotyping - Mathew Mathews | CNA: 
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