IF YOU already have a mortgage on a home, you will need more cash on hand to buy a second property – under new rules announced yesterday.

Buyers with one or more outstanding housing loans will now have to stump up a downpayment of 30 per cent of the property’s price, up from 20 per cent previously. At least 10 per cent must be in cash – up from 5 per cent before – but the remainder can come from their Central Provident Fund (CPF) accounts.

This means that buyers will now be able to borrow up to only 70 per cent of the property’s purchase price, instead of 80 per cent previously.

These new financing rules are more significant measures to cool the housing market, experts said. They added that these moves would weed out speculative activity from the market and prevent buyers from overextending themselves – while leaving first-time buyers unaffected.

The Ministry of National Development said in a statement yesterday that while non-performing loans made up less than 1 per cent of all loans as at the second quarter, there are signs that more borrowers are taking loans of more than 70 per cent of a property’s price.

Local banks yesterday told The Straits Times that they have seen an increasing number of home owners investing in multiple properties in recent years.

United Overseas Bank said most of these home buyers took up financing of up to 80 per cent of the purchase price.

OCBC Bank said that while the majority of its loan applications are for home-owner occupation, it has seen an increase in the number of applications for investment purposes – compared with a year ago. An increasing number of home-loan applicants have applied for loans of more than 70 per cent of the property price, it added.

Kim Eng analyst Wilson Liew said the new measures would ensure that banks remain prudent in their lending practices.

DMG & Partners property analyst Brandon Lee said the rules would also effectively force out speculators.

‘They would have to think twice before buying as the cash outlay now is reasonably higher… Sales volume will probably be hurt across all segments,’ he said.

ERA Asia-Pacific associate director Eugene Lim said the measures would affect demand in the mass-market private property segment.

HSR chief executive Patrick Liew said speculators made up about 20 per cent of the mass-market segment, and that the new measures might flatten the sector for the next two quarters.

Demand could drop by up to 20 per cent in the next few months, as buyers react in a knee-jerk fashion and speculators stay on the sidelines, he said.

However, since economic fundamentals are strong and the market had already been slowing, he does not expect prices to head south.

Instead, Mr Liew thinks prices will hold at current levels before gradually increasing again from the second quarter of next year, because there is still genuine demand in the housing market.

ERA’s Mr Lim said that a significant number of mass-market condo buyers live in HDB flats with outstanding mortgages, so demand for such private homes might take a beating now that the required downpayment has been increased.

Mr Colin Tan, research and consultancy director of Chesterton Suntec International, said the steps ‘had more bite’ than previous ones. It would most affect demand from high-risk buyers who are highly leveraged, he said.

‘These measures will help to soak up the liquidity in the market as those who could previously afford three similarly priced homes, fully leveraged… would now be able to afford only two, lessening demand by a third,’ he added.

However, owners who are just selling their home to buy another need to get their timing right and ensure the first mortgage is fully paid before taking out a new loan.

If not, they will be allowed to take out only a 70 per cent loan for the new home and would have to pay the remaining 30 per cent upfront.

Source: Straits Times, 31 Aug 2010

Home-owners who wish to upgrade, downgrade or move are affected too

THE Hungry Ghost month is almost over, but the property market got a new scare yesterday.

To rein in soaring home prices, National Development Minister Mah Bow Tan unveiled an array of measures to temper demand for both private homes and Housing Board (HDB) flats.

He stressed that the steps, while ‘comprehensive’, were ‘calibrated’ to target those who already own a home and are buying another for investment or speculative purposes.

First-time buyers and those buying for their own stay, Mr Mah added, would be generally unaffected by the new rules.

But would this be always the case?

Yes and no. It is true that if you are buying a home for the first time, none of the curbs will directly affect you.

But if you are the average home-owner paying off a mortgage, chances are you could be stuck in your current home for some time.

This is because a genuine home-buyer who already owns a home and wants to upgrade, or downgrade, or simply move house, will have to jump through many more hoops than in the past.

Take the new rule that home-owners with outstanding mortgages must fork out a higher downpayment for a new property. They will now have to pay at least 30 per cent of the purchase price upfront, up from 20 per cent previously.

This restriction is meant to deter property investors or speculators from owning more than one property. But it will also, inadvertently perhaps, make life difficult for people moving house.

Many people buy their dream home first before selling their existing one, to make sure they have plenty of time to move, and banks ease these back-to-back transactions by providing bridging loans.

But now home-owners who still have a mortgage will have to sell well before they buy, if they want to avoid paying the higher downpayment for their new home.

They then have to obtain a bank letter saying their existing home has been sold, and the mortgage will be paid off at a certain date, before they can apply for a loan for their new home – and even then they will get only an in-principle approval.

Because property transactions take about three months to complete, these buyers may have to find somewhere to stay in between selling and buying.

Aspiring upgraders or home-owners who want to buy and live in newly launched private homes, which take about three years to build, will have to stay somewhere else for even longer.

The new rules don’t mean that these owner-occupiers cannot buy new homes to live in, but it does make the timing of when they buy and sell their homes absolutely crucial.

One wrong step and they will need to fork out more cash and CPF savings in upfront downpayments. That risk alone will make anyone think twice about swopping their homes for better ones.

But this is not the only curb that casts a wider net than it appears to at first. There is also the new maxim that private property owners must sell their homes within six months if they buy a HDB resale flat.

The aim of this is to dissuade would-be property investors from dabbling in the market for HDB flats – which should be prioritised for owner-occupiers – and pushing up their prices.

But any HDB owner who already owns a private property for investment may now find himself stuck as well.

If he wants to move, say to another HDB flat closer to his parents, he will have to sell his current flat first before buying a new one.

But the moment he sells the flat, he becomes classified as a private property owner because of his investment property. That means that if he then buys another HDB flat, he will have to sell his private property within six months – even though he is just moving house.

In effect, he may now never be able to move to another HDB flat for the rest of his life unless he is willing to sell both his current properties.

This makes private property a particularly risky investment asset for HDB flat-owners, for reasons completely unrelated to affordability.

Even buyers of private properties, while free of HDB restrictions, must now put more thought into their purchases.

Whatever home they buy, they must be prepared to live in it for at least three years – or pay a penalty in the form of a sellers’ stamp duty, which can go up to 3 per cent of the purchase price.

This could affect shoebox apartments, many of which are bought as starter or investment homes, to be resold after a year or two.

So however you slice and dice it, it seems that the latest measures really leave only two groups of people completely unaffected.

The first are those rich enough to be unfettered by the new rules. By throwing various obstacles in the way of owning more than one home, the Government is sending a very clear signal that property is an investable asset class – with no restrictions – only for those who can afford it with money to spare.

The other group of people who will view the measures with equanimity are those who plan to buy only one home and stay in it for the rest of their lives.

Indeed, one of the main aims of the measures, said Mr Mah yesterday, is to ensure that all Singaporeans are able to secure a home – not an investment – for themselves. As Prime Minister Lee Hsien Loong has said, ‘property is for people to buy to live in’, meant as a nest egg and not as an easy way to make a quick buck.

If you subscribe to this view, and also think that property buyers should be a lot more prudent to start with, then the new measures tick all the right boxes.

But if you like the idea of moving from one home to another as your needs and lifestyle change, the slew of curbs would restrict your options, unless you are willing to stump up more upfront cash and accept lower levels of loan financing.

Buying a home will now be more of a long-term commitment than ever, and buyers must really think about their life plans for at least the next few years before taking that leap.

The housing market may become more stable, but it is also likely to be much less vibrant. And with the cooling moves coming just as Singapore’s economy is entering an uncertain second half, there is a risk of the property market paling precipitously.

The important thing now is for the Government to closely watch if the impact of the measures turns out to be more widely felt than expected, and adjust them accordingly.

Source: Straits Times, 31 Aug 2010

Private home-owners and speculators effectively shut out

THE red-hot public housing market is set to cool significantly now that private home-owners including speculators have been effectively shut out of the market.

Market watchers say recent rapid growth in HDB resale prices will moderate as the pool of potential buyers grows smaller, and more flats are put on sale.

The new rules, unveiled yesterday, ‘will have great ramifications’ on the market, said property agency PropNex’s chief executive Mohamed Ismail, as they will ‘reduce speculation and short-term investment’.

He predicts that HDB resale transactions will fall in the second half of the year by 10 per cent from the same period last year.

Median values of cash upfront paid by buyers – known as cash-over-valuation – which hit a record $30,000 in the second quarter, may dip 10 per cent by year’s end and by 20 per cent next year, he said.

HDB resale flat prices shot up 4.1 per cent in the second quarter, smashing records for the eighth straight quarter, prompting concerns that prices were beyond the reach of Singaporeans.

Jones Lang LaSalle’s head of research for Singapore and South-east Asia, Dr Chua Yang Liang, said the new policy was well directed as it is ‘more targeted at reducing speculative buying and not affecting (genuine) occupier demand’.

‘This would promote a healthier investment climate for the Singapore residential market in the longer term… HDB resale flat prices could moderate to 1 to 2 per cent per quarter,’ said Dr Chua.

He also observed that while the Government has maintained its stand about not interfering with the pricing of HDB resale flats, the stricter rules on ownership have now placed these properties firmly in the ‘public housing’ category.

Some home-seekers had lobbied the Government to cap or remove the cash-over-valuation payments for resale flats, but this aspect ‘is more about market transactions, so they’ve left that to the market’, Dr Chua said. ‘But when it comes to ownership, I think it’s more of a larger policy issue. The Government does not want people to hoard public housing and cause prices to go up.’

National Development Minister Mah Bow Tan said at a briefing yesterday that the new rules were meant to ‘ensure equitable treatment’ of all flat-owners during the minimum occupation period, which is now five years, up from three years.

He said that the measures will dampen demand for flats, and that combined with an increase in the supply of flats, ‘hopefully the market will slow down’.

As prices surged in recent months, some critics had argued that private property owners were speculating on the HDB market as resale flats typically generate healthy rental returns – resulting in a high rental yield. They could also reap gains from a higher eventual sale price.

Mr Mah emphasised that the Government aims to ‘pre-empt the overheating of the market’ and will ‘take whatever steps necessary to stabilise the market’.

‘Obviously the intention is not to crash the market, but at the same time, if we don’t rein in the market, and the bubble bursts then it will be even worse for everyone concerned, the economy as well as for individual buyers.’

Mr Mah said currently an average one in 10 resale flat-buyers owns private property. The new rules mean the buyers’ pool for resale flats will be smaller.

Records indicate that out of the pool of private property owners who buy HDB resale flats, about half sell their private property, while the other half keep it.

Mr Mah said first-timers should welcome the change in policy ‘as it means more choice for them’ and does not affect those genuine home-buyers.

Assistant accountant Edward Kwa, 27, told The Straits Times that if the new rules mean lower resale prices, it will help in his house hunt.

Mr Kwa, who is getting married next year, has been balloting for build-to-order (BTO) flats since last year but has yet to be offered one. ‘I’m glad to hear that there will be more choices and that the wait for a new flat will be shortened,’ he said.

Source: Straits Times, 31 Aug 2010

New restrictions expected to cool property market; prices tipped to soften

A SERIES of sweeping measures designed to take the heat out of the booming property market and rein in investors and speculators were announced yesterday.

The buy-at-any-cost sentiment that has been boiling away in recent months is expected to take an immediate hit, with prices tipped to soften.

The restrictions, like cooling measures last September and in February, are designed to stop a housing bubble forming.

They target owners who try to sell – or flip – their properties for a quick buck, while those aiming to buy investment properties in addition to their existing home will find it far more costly.

The new rules – which came in yesterday – also make it harder for Housing Board and private home owners to dabble in each other’s markets.

National Development Minister Mah Bow Tan, who announced the moves, told a briefing: ‘We think that if we do nothing, there’s going to be a bubble.’

He said the ‘calibrated’ steps would stabilise the private property market and prevent it from overheating.

With Singapore’s strong economic growth expected to moderate in the second half, a property bubble will likely form if the current momentum in the market continues, said Mr Mah.

‘And when the bubble bursts – not if – there will be severe implications for individuals as well as for the economy as a whole,’ he said.

‘Furthermore, the very low interest rates we are seeing today are not sustainable. And when they eventually rise… there will be severe implications for buyers who have overextended themselves.’

He said the Government had taken several small steps to cool buying sentiment, unlike its ‘big-bang approach’ in 1996, when tough measures like a capital gains tax caused a market crash.

‘All the measures are meant to affect people who intend to buy and sell … the speculators in the market,’ he added. ‘If you are a genuine buyer, if you are an owner-occupier, to all intents and purposes, these measures will not affect you.’

Property experts believe the new rules will hit sentiment instantly, with buyers likely to hold back while prices of private homes and resale flats stabilise or even fall over the longer term.

‘We may have an extended Hungry Ghost Festival this year,’ said Knight Frank chairman Tan Tiong Cheng.

But first-time buyers will have reason to celebrate, as they may find fewer potential buyers competing with them and, possibly, softer prices.

Civil servant Joshua Yap, 28, is one: ‘I will definitely resume my house search after putting it on hold for the past few months. I am very thankful for the measures because they will serve to cool the irrational market.’

The Government is also bumping up the supply of public housing, including executive condominiums.

The private housing market has so far resisted two earlier rounds of cooling measures. Private home prices surged 38.2per cent in the year to June, exceeding the historical peak of 1996.

Experts say many local buyers have been maxing out loans, but the new measures may prove a spanner in the works.

Buyers already servicing mortgages must now fork out double the cash amount to buy a second property, so the mass market private homes segment will be hit, say experts.

‘The impact will be huge for the mass market as this is where the buyers do not have that much cash,’ said a developer, adding that the market for newly-launched, uncompleted private homes will be harder hit.

‘For new project sales, I would say that the bulk of the buyers are those getting a second home. Now, upgraders will not be able to buy properties under construction if they don’t have the cash and CPF savings for the 10 (per cent) and 20 per cent down payment respectively,’ he said.

DTZ’s head of South-east Asia research, Ms Chua Chor Hoon, said: ‘Developers are likely to lengthen the period of ongoing previews and soft launches to test the market.

‘The impact will be felt more in the public resale and mass market segments due to the double whammy of a cutback in demand and increase in supply.’

The Real Estate Developers’ Association of Singapore said the new measures may affect affordability due to the higher upfront cash component, but will not hit genuine home buyers.

Cash-over-valuation levels in the HDB resale market are expected to dip, thanks largely to the huge upcoming supply of flats and a move barring private home owners from buying a resale flat while holding on to their private property.

Jones Lang LaSalle’s head of research for South-east Asia, Dr Chua Yang Liang, believes yesterday’s measures were motivated largely by the unabated rise in public housing prices. But demand should cool for HDB resale flats.

Some property consultants expect price rises for private homes to moderate. Jones Lang LaSalle forecasts that prices will now rise by 2-3 per cent per quarter for the rest of the year.

Others are less optimistic. Ms Chua believes mass-market prices will slip by a few percentage points over the next six months, citing the backdrop of uncertainty in the global economy, slower sales activity and growing price resistance.

Mr Tan added: ‘When things are moving fast, there are people who feel that they are priced out of the private market. Now, their opportunity has arrived if prices flatten out or move south.’

Property share prices fell by about 4-5 per cent in reaction to the changes.

Asked if the new measures had to do with the upcoming general election, Mr Mah said: ‘Housing has been a hot topic for as long as I can remember. (It is a) hot topic before all elections, and will be a hot topic in the next election, whenever that is.’

Source: Straits Times, 31 Aug 2010

(SINGAPORE) Property stocks slid yesterday after the government announced new measures to cool Singapore’s residential property market, even though analysts said the impact on developers is likely to be minimal.

Allgreen Properties was the biggest loser among property plays listed on the main board. The Singapore-based developer, controlled by Malaysian billionaire Robert Kuok, plunged 7 per cent to $1.06.

City Developments, Singapore’s second-largest developer by market value, sank 4.2 per cent to $11.46. UOL Group fell 1.3 per cent to $3.93 and CapitaLand, South-east Asia’s biggest developer, dipped 0.5 per cent to $3.98.

Analysts said the government’s measures are largely aimed at speculators, and that property stocks with high residential exposure are likely to be hit – although the impact may be minimal, with mid-to- high-end property developers largely unaffected. Most have maintained their ratings for the sector.

Daiwa Research put it this way: ‘We believe these cooling measures appear light. All in, this package looks to us like a mild warning from the government to be careful.’

Daiwa kept its ‘neutral’ call on property developers here.

A saving grace for many developers is that they have sold down the bulk of their inventory and, as a result, are unlikely to be adversely affected by the policies, said CIMB Research. It reiterated its ‘under-weight’ call on the property sector.

The major impact will be in the public housing and the private mass market segments, said UOB Kay Hian. ‘We see better value in the high-end segment that is less susceptible to government measures.’

It said its top picks are A-Reit, K-Reit and CDL Hospitality Trust, which have exposure to the industrial, office and hospitality space respectively and are not the targets of the government curbs.

Mid-to-high-end properties are unlikely to be affected, though their transaction volumes could be soft in the near term, said Credit Suisse.

Although the government’s moves are aimed primarily at speculators in mass market properties, such as HDB units, developers are likely to suffer a knee-jerk reaction, it said. In particular, residential property proxies like City Dev, Allgreen and Wing Tai Holdings are likely to be affected.

And while developers are expected to weather the tightening measures fairly well, downside risks lurk.

Daiwa said the government could implement tougher measures if the market remains buoyant, with price increases of over 5 per cent per quarter.

The record pipeline of residential units being planned and constructed, and global economic uncertainty could drag down property prices and rents, said Barclays Capital.

The ‘measures continue to signal that the authorities are adopting an incremental approach to deflating house price expectations’, it said.

‘Coupled with the record pipeline of residential units that are planned or under construction, as well as rising global economic uncertainties, we maintain that the risks for property prices and rents over the next four years are to the downside.’

Source: Business Times, 31 Aug 2010

(SINGAPORE) New government measures to cool the property market and curb speculation in the resale market for HDB flats could cause headaches for banks here due to the extra checks needed for home-loan applicants, but the impact on loans growth will likely be small, a check by BT shows.

‘Banks will certainly run into problems for any pre-existing loans which may have been approved but not drawn down yet, and housing loans not registered at the credit bureau,’ said Helen Neo, head of consumer banking at Maybank Singapore. ‘Banks may have to request a declaration from customers to confirm that there are no such pre-existing loans.’

Effective yesterday, home buyers with outstanding home loans must pay more cash upfront for a new house, and they may borrow no more than 70 per cent of its value, down from 80 per cent.

Housing loans have been the biggest driver of loan growth for banks here throughout the economic downturn, and the recovery since.

Total housing loans grew 22 per cent over the year to end-June, to $101.1 billion – a third of all Singapore-dollar loans by banks here, Monetary Authority of Singapore data show. Including business loans to the building and construction sector, property-related loans made up $149.7 billion, or 50.5 per cent of all Sing-dollar bank loans outstanding at the end of June.

‘I don’t think you’ll see a collapse in loan growth’ due to the new measures, said a banking analyst, who declined to be named. ‘Housing loan growth is more correlated to the completions of properties – that’s when the loans are drawn down. We’ve seen record home sales in 2007, 2009 and so far this year; those would underpin completions in the medium term.’

But if home sales slow and banks compete more aggressively to lend on fewer home purchases, that could squeeze their loan margins and hurt profits, the analyst said. ‘That’s the uncertainty.’

The new rules could also be a problem for people who want to buy a new house to live in, before selling their existing home, if they are still paying off an earlier mortgage, Ms Neo said. Such buyers can no longer borrow more than 70 per cent of the value of the new home from banks, even if they intend to stay in it.

Maybank Singapore had $4.1 billion in housing loans at the end of June. Of those, ‘less than three- quarters’ were loans for more than 70 per cent of the property’s value, a proportion that hasn’t changed much over time, Ms Neo said. ‘We focus mainly on owner-occupied properties, so there is minimal impact on our home loan portfolio.’

While lending standards by banks here are ‘still prudent’, there are signs that more housing loans are being made for over 70 per cent of the property’s value, the government said yesterday.

At OCBC Bank, ‘we have seen an increase in the number of loan applications’ asking to borrow more than 70 per cent of the value of the property, said Phang Lah Hwa, head of consumer secured lending. Most of its home loan applications are for owner occupation, but ‘we have seen an increase in the number of loan applicants for investment purposes compared to a year ago’, she added. The bank is assessing the new measures and their overall impact on its home loan business, she said.

‘The new measures are likely to affect HDB upgraders and investors who would have to commit higher cash amounts for their down payments’ if they have outstanding home loans, a DBS Group spokesman said, adding that the bank has ‘robust underwriting criteria’ for its loans.

‘There may be some near term impact on property sentiment. But in the long run, this is good for the market,’ said Chia Siew Cheng, loans division head at United Overseas Bank.

The new rules could also mean it takes longer to process home loan applications. Banks must check with the Housing & Development Board – in addition to their usual checks on a borrower’s credit record with Credit Bureau (Singapore) – to see if a home-loan applicant has a home loan outstanding.

‘If HDB is willing to enrol with the Credit Bureau as a member, the checks can be made more efficient in the processing of applications,’ Ms Neo said.

Source: Business Times, 31 Aug 2010

THE government has just announced the latest instalment in its gentle therapy of a series of calibrated measures to try and rein in the acceleration in home prices.

Is this strategy working? Or should we revisit the sledgehammer approach of May 1996 when a whole slew of anti-speculation measures were rolled out at one go?

Thus far, the measures introduced since September last year do not seem to have had their intended impact.

Last September saw the scrapping of the interest absorption scheme, which had fuelled speculation. In February this year, the government reintroduced the seller’s stamp duty and lowered the loan-to-value (LTV) limit on housing loans.

On the supply side, the government is selling a record volume of land for private housing development this year in a bid to tame property prices. So far, developers – many of whose landbanks have been dried up by strong housing sales last year – have demonstrated a voracious appetite for land and continue to drive land prices up.

Yesterday, the government announced steps which property consultants say will contain prices of HDB resale flats, a key pillar supporting the entry-level, mass-market private condo market.

In the private housing market, the sellers’ stamp duty is being extended to those who sell residential properties within three years of purchase; the shorter the holding period, the higher the stamp duty. Market watchers say this is directed at specuvestors.

For those already servicing one or more outstanding housing loans, the cash payment for a new property purchase will be doubled and the LTV limit lowered to 70 per cent. This also applies to HDB flat buyers who are taking loans from financial institutions.

Genuine first-time home buyers should not be affected. ‘Deep-pocketed investors with a longer-time investment horizon will also not be affected,’ says Knight Frank managing director (residential services) Peter Ow, who also advises individual property investors.

Weaker investors

The categories of buyers that will be affected are likely to be HDB upgraders along with speculators and weaker investors. ‘Some buyers may not be speculators but tend to really stretch themselves to invest in a second or subsequent property. If the property market were to tumble or interest rates shoot up, they could be in deep trouble,’ Mr Ow points out.

Such buyers could find it difficult to service their loans, and stand to lose their properties, while banks could chalk up non-performing loans.

The series of measures could temper demand at least for mass-market private housing. In addition, according to Mr Ow, investment demand for shoebox and other smallish apartments may be dented from first-time home buyers who were also planning to buy HDB resale flats for their own occupation since this is no longer allowed.

By most counts, residential property prices should start to moderate. Developers will hopefully tame land bids, knowing they cannot keep on expecting to sell their end products at higher and higher prices.

Supposing the market picks up again after an initial knee-jerk reaction, the government can still summon other ammunition from its arsenal – such as further raising cash downpayments and lowering LTV ratios, treating gains from selling properties within say three years of purchase as taxable income, banning subsales of properties bought from developers until the project is completed.

The calibrated approach may not create much bang though. An alternative would be to simply package everything together for greater impact – like in May 1996. The danger of such an approach is that the market can enter a tailspin if there is a confluence of negative factors. This can then be very difficult to reverse and spark economic, social and political problems. Looking back, the May 1996 anti-speculation measures were exacerbated by the onslaught of the Asian Financial Crisis, and later on the fallout from the dotcom bubble bust, Sept 11 terrorist attacks in the US and the 2003 Sars crisis in Singapore. This marked a long property slump until around 2004 – although there was a respite between 1999 and mid 2000.

Taming the property market – without killing it – is the challenge ahead for the authorities.

One may also ask to what extent Singapore’s property prices can really be subdued given high liquidity and a lack of alternative investment options to appeal to the average investor. And then there’s the government’s stated objective of increasing Singapore’s population vis-a-vis our limited land resources.

Source: Business Times, 31 Aug 2010

String of steps to douse speculation; prices and sales of mass-market private homes may be hit

(SINGAPORE) The Prime Minister had hinted on Sunday that major moves were afoot to cool the property market. Even so, when the Ministry of National Development (MND) spelt out the measures yesterday, several market-watchers did a double-take. Many of them expect private home prices and sales to be hit.

Of all of MND’s new measures, analysts pegged the move to disallow concurrent ownership of HDB flats and private residential properties within the minimum occupation period (MOP) as the most significant. The MOP is the time that buyers are required to stay in their flats before they can sell.

Private property owners who buy an HDB flat now have to dispose of their private homes within six months. National Development Minister Mah Bow Tan, who announced the measures, said that right now, around half of private property owners who buy an HDB flat sell their private properties. The rest hold onto both.

The MOP for non-subsidised flats was also increased to 5 years from 3 years.

PropNex chief executive Mohamed Ismail said that the mandate to dispose of one’s private property when purchasing an HDB flat will have ‘great ramifications’ for the industry. Based on his firm’s records, about 10 per cent of all HDB resale purchases are by private property dwellers.

‘These may be investors who will now not be able to purchase HDB flats and keep their private property for investment purposes,’ he said.

MND also targeted potential buyers of second homes with two policy changes. Those who hold an existing mortgage can now only borrow up to 70 per cent of a property’s value for the second home, down from 80 per cent previously. They must also pay 10 per cent in cash, up from 5 per cent.

And owners who sell houses and apartments less than three years after buying them will also have to pay a seller’s stamp duty. Previously, the seller’s stamp duty was only imposed on those who sell their homes within one year of purchasing.

The Real Estate Developers’ Association of Singapore (Redas) said in a statement that while the latest measures may affect affordability due to higher upfront cash component, they will not impact genuine home buyers.

But at least one developer BT spoke to felt that the measures would hit sales of mass market private homes as HDB upgraders will have to cough out 10 per cent cash and can only borrow up to 70 per cent of the property’s value.

‘Genuine upgraders could be turned off as they will have to sell their HDB flats and settle that loan before buying a new property,’ the developer said. ‘Now, the practice is to buy units from developers at new launches and then wait for their new property to be built before selling existing homes.’

CBRE Research executive director Li Hiaw Ho also pointed out that the pool of HDB upgraders looking to buy private properties will shrink as this group will now have to wait for five years instead of three.

The government acted as Singapore’s strong economic growth, low interest rates and high liquidity continued to push home prices up in 2010 – sparking concerns of a property bubble. Private home prices were up 38 per cent year on year as of end Q2, while HDB resale prices climbed 15 per cent over the same period.

‘If the current momentum in the market continues, what will likely happen is that a property bubble will form,’ said Mr Mah. ‘And when the bubble bursts – not if, but when it bursts – there will be severe implications for individuals as well as for the economy as a whole. Furthermore, the very low interest rates we are seeing today are not sustainable in the long run.’

Analysts said that the new measures will hit private home prices and sales volumes.

Colliers International’s director for research and advisory Tay Huey Ying said that developers’ sale volume for September to December 2010 is now predicted to come in at the lower range of her earlier forecast of between 800-1,000 units a month.

She also revised her earlier forecast of up to 5 per cent growth in the official residential property price index for Q4 2010 downwards to ‘at most 2 per cent’.

HDB prices are also expected to moderate as the government plans to release up to 22,000 new build-to-order flats in 2011, up from the more than 16,000 in 2010. It will also release more land for executive condominium projects and design, build and sell scheme (DBSS) flats next year.

Yesterday’s measures follow earlier demand-side measures introduced in February.

Then, the government first implemented a seller’s stamp duty for all residential properties sold within one year from the date of purchase. It also lowered the loan-to-value limit to 80 per cent from 90 per cent for all housing loans provided by MAS-regulated financial institutions.

But Prime Minister Lee Hsien Loong said on Sunday that previous measures had failed to keep prices from rising.

Looking ahead, collective sales and bidding for government land sales are expected to slow down for the rest of the year as developers monitor the market and the strength of recovery in the US and European economies, said DTZ’s head of South-east Asia research Chua Chor Hoon.

Source: Business Times, 31 Aug 2010

SINGAPORE : Market watchers are not surprised by the government’s move on Monday to cool the housing market, and some even said that it’s long over due.

On average, analysts expect the latest measures to dampen private home sales by about 20 per cent for the rest of the year.

And developers may also hold back on new launches, and turn to preview sales instead.

The relaxation of some housing policies will make Design, Build and Sell Scheme (DBSS) flats more accessible to Singaporeans who belong to the ‘sandwiched class’ income group, earning between S$8,000 and S$10,000 and previously did not qualify to use CPF housing grants for them.

And observers said that could shrink the pool of buyers upgrading from public housing to a private property, causing demand for private homes to soften.

This group of buyers has been snapping up mass market private homes in the past year and fuelling price increases in the segment.

Donald Han, regional MD of Cushman & Wakefield said: “I think mass market has come up if you’re looking at the first quarter of 2008, prices have gone up by 6-7 per cent. We probably will not expect prices to come down in the next two to three quarters, but we probably expect more stabilisation in values. After all, the market needs to take a breather.

“And if we can contain the leap, in terms of price increases of HDB flats, I think it will put a lid on the price increases, in terms of the mass market as well.”

Analysts also expect developers to be less aggressive in their bids for state land.

Meanwhile, the Real Estate Developers Association of Singapore (REDAS) said the latest measures may make property less affordable upfront.

But it is confident the property market will create value for home-owners and investors in the long term.

Overall, prices are expected to moderate with the slew of cooling measures.

But experts are not ruling out further intervention from the government, citing concern over the huge amount of liquidity in the market and the low interest rates.

Colin Tan, director of Research & Consultancy at Chesterton Suntec International said: “The previous measures were largely symbolic, and it didn’t quite address the liquidity problem. Right now, you have loan to value ratio of 70 per cent, and you have a minimum cash payment of up to 10 per cent, so that will at least soak up some of the liquidity.

“If this set of measures don’t work in terms of restraining prices, we can possibly expect more measures. Going forward with what the government has mentioned – that prices have increased 11 per cent for the first half of the year – we know that a 11 per cent rise is unacceptable. So at least we now know it should be lower, much lower than 11 per cent, maybe 10 per cent for the whole year.

According Leong Waiho, senior regional economist at Barclays Capital, price levels have now exceeded the historical peak in Q2 1996.

Average private residential prices are up 38 per cent, compared with the trough in the same quarter in 2009. This also outstrips the growth in rental yields of 9.2 per cent on-year.

For the second half of the year, analysts expect private home prices to grow by up to 6 per cent.

Source: Channel News Asia, 30 Aug 2010

SINGAPORE : Market watchers said the new rules requiring private property owners to sell their homes within six months of buying an HDB flat will go some way in cooling the red-hot resale market.

New rules on second home loans may also moderate demand somewhat.

Some analysts expect the rules restricting dual home ownership to have an “almost immediate” impact on resale demand.

Chris Koh, director of Dennis Wee Group said: “Those who’ve dreamed of owning a HDB flat and a private at the same time now have to think harder. I would expect this will probably dampen prices a little.

“HDB owners who are hoping to find private property owners to buy their HDB flats and are willing to pay premiums, will no longer have that option. So those who buy flats today really buy it for owner occupation, which primarily is the function of public housing.”

The new rules kick in on August 30, and some analysts estimate that about 10 per cent of such transactions will be affected.

HDB said those who have only recently submitted their applications to buy an HDB flat may be granted exemptions on a case-by-case basis.

But there will be no such leeway for buyers looking to finance their second home, be it private or HDB, with a bank.

Under new rules, they will have to cough up a larger cash payment – from 5 per cent previously, to 10 per cent.

And those with an outstanding loan can only get a bank loan of up to 70 per cent of the property’s value, instead of the previous 80 per cent.

The idea is to prevent people from being overstretched by servicing two loans.

But those looking to buy a second home using a bank loan, may find themselves in a sticky situation. This is because a sales transaction takes a few months to complete and if you’re in the midst of selling your home which has an outstanding loan, the higher cash requirements apply.

So one way around it is to complete the sale of your first property before buying your second, but this means you’ll need to find a place to live in the meantime.

Koh suggested that an alternative is to take up a bridging loan from the bank to finance any cash or loan shortfall, should one buy first before selling.

Other industry watchers welcomed the wider options for the “sandwiched class” – so-called because their incomes are too high for most new HDB projects, but are too low for private condominiums.

They can now buy flats under the Design, Build and Sell Scheme (DBSS) and analysts expect some demand to move away from the resale market.

Some observers said the move will pile on more demand for DBSS projects, which tend to see strong take-up rates.

“From previous launches you can see that practically all DBSS projects are sold out, except for units leftover primarily because of the Ethnic Integration Ratios that have been exceeded. So by and large, most of the DBSS projects are all well taken up, and this was before including this ‘sandwiched class’,” said Eugene Lim, director of ERA Asia Pacific

According to HDB, two DBSS projects launched this year – The Peak in Toa Payoh and Parc Lumiere at Simei, with over 1,500 units in total – 90 per cent were sold out as of end-May.

HDB is looking to shorten waiting times for new flats from three years to two and a half years.

But some buyers said they may still stick to buying resale.

“Two and a half years is not my concern. The problem is I’m not guaranteed. For instance, I’m waiting for the balloting, and it ends up that I may not get what I want after the balloting result is released,” said home-buyer Ang See Ngee.

Overall, analysts said the new rules will help to ensure that resale demand is based on real demand.

Source: Channel News Asia, 30 Aug 2010